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Item 26 - Public Hearing Regarding Bristol Project
Planning and Building Agency and Public Works Agency www.santa-ana.org/planning-and-building/ Item # 26 City of Santa Ana 20 Civic Center Plaza, Santa Ana, CA 92701 Staff Report October 1, 2024 TOPIC: Related Bristol Specific Plan Entitlements and Development Agreement (3600 S. Bristol Street) and Staff Resolution Modifying Parking Districts in the Surrounding Area AGENDA TITLE Continued Public Hearing: Amendment Application (Zone Change) No. 2023-03, Development Agreement No. 2023-02, Vesting Tentative Tract Map No. 2023-01, and Overrule of the Orange County Airport Land Use Commission's Determination of Inconsistency for the Related Bristol Specific Plan Entitlements and Development Agreement (3600 S. Bristol Street) and Resolution Modifying Parking Districts in the Surrounding Area Legal notice published in the OC Register and OC Reporter on September 6, 2024 and notices mailed on same date. Notice of Continuance posted on September 18, 2024. RECOMMENDED ACTIONS Adopt a resolution to (1) certify the Final Supplemental Environmental Impact Report (SEIR) No. 2022-01 (SCH No. 2020029087), including adoption of environmental findings of fact pursuant to the California Environmental Quality Act, (2) adopt a Statement of Overriding Considerations, and (3) adopt the Mitigation Monitoring and Reporting Program; RESOLUTION NO. 2024-XXX entitled A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA ANA (1) CERTIFYING THE FINAL SUPPLEMENTAL ENVIRONMENTAL IMPACT REPORT FOR THE RELATED BRISTOL SPECIFIC PLAN PROJECT (SCH NO. 2020029087), (2) ADOPTING ENVIRONMENTAL FINDINGS OF FACT AND STATEMENT OF OVERRIDING CONSIDERATION CONSIDERATIONS FOR THE PROJECT PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT, AND (3) ADOPTING THE MITIGATION MONITORING AND REPORTING PROGRAM 2. Adopt a resolution overruling the Orange County Airport Land Use Commission's determination that the Related Bristol Specific Plan is inconsistent with the Airport Environs Land Use Plan, including supportive findings; Related Bristol Specific Plan Entitlements & Development Agreement (3600 S. Bristol St.) and Staff Resolution Modifying Parking Districts in the Surrounding Area October 1, 2024 Page 2 RESOLUTION NO. 2024-XXX entitled A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA ANA, CALIFORNIA, OVERRULING THE ORANGE COUNTY AIRPORT LAND USE COMMISSION'S DETERMINATION THAT THE PROPOSED RELATED BRISTOL SPECIFIC PLAN IS INCONSISTENT WITH THE AIRPORT ENVIRONS LAND USE PLAN FOR JOHN WAYNE AIRPORT, INCLUDING SUPPORTIVE FINDINGS 3. Conduct a first reading and adopt an ordinance approving Amendment Application No. 2023-03 to establish the Related Bristol Specific Plan No. 5 and to approve a zone change for the Property located at 3600 Bristol Street from General Commercial (C2) and Commercial Residential (CR) to Related Bristol Specific Plan (SP No. 5); ORDINANCE NO. NS-XXXX entitled AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SANTA ANA APPROVING AMENDMENT APPLICATION NO. 2023- 03 TO ESTABLISH THE RELATED BRISTOL SPECIFIC PLAN (SP NO. 5) AND TO APPROVE A ZONE CHANGE FOR THE 41-ACRE SITE GENERALLY LOCATED AT 3600 BRISTOL STREET FROM GENERAL COMMERCIAL (C2) AND COMMERCIAL RESIDENTIAL (CR) TO RELATED BRISTOL SPECIFIC PLAN (SP NO. 5) 4. Conduct a first reading and adopt an ordinance approving Development Agreement No. 2023-02; ORDINANCE NO. NS-XXXX entitled AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SANTA ANA APPROVING DEVELOPMENT AGREEMENT NO. 2023-02 FOR A MIXED -USE DEVELOPMENT, KNOWN AS THE RELATED BRISTOL SPECIFIC PLAN PROJECT, AT 3600 BRISTOL STREET BETWEEN THE CITY OF SANTA ANA AND GREENVILLE RANCH LLC, BSG WEST BRISTOL LLC, AND MCG BRISTOL WEST LLC 5. Adopt a resolution approving Vesting Tentative Tract Map No. 2023-01 (County Map No. 19272), as conditioned; and RESOLUTION NO. 2024-XXX entitled A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA ANA APPROVING VESTING TENTATIVE TRACT MAP NO. 2023-01 (COUNTY MAP NO. 19272), AS CONDITIONED, FOR A MIXED -USE DEVELOPMENT, KNOWN AS THE RELATED BRISTOL SPECIFIC PLAN PROJECT, AT THE 41-ACRE SITE GENERALLY LOCATED AT 3600 BRISTOL STREET Concurrently and as a separate implementation action of the General Plan Update (2022), it is recommended that the City Council take the following action: Related Bristol Specific Plan Entitlements & Development Agreement (3600 S. Bristol St.) and Staff Resolution Modifying Parking Districts in the Surrounding Area October 1, 2024 Page 3 6. Adopt a Resolution Amending Resolution No. 91-088, Resolution No. 93-076, and Resolution No. 2000-062 modifying procedures for participating in the South Coast, the Sandpointe, and the South Metro Permit Parking Districts. RESOLUTION NO. 2024-XXX entitled A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA ANA AMENDING RESOLUTION NO. 91-088, RESOLUTION NO. 93-076 AND RESOLUTION NO. 2000-062 REGARDING PERMIT PARKING DISTRICT PETITIONS [includes determination that the action is not a "project" subject to the California Environmental Quality Act and no environmental review is required] GOVERNMENT CODE §84308 APPLIES: Yes EXECUTIVE SUMMARY Steven Oh, with RCR Bristol LLC (Applicant), on behalf of Greenville Ranch LLC, BSG West Bristol LLC, and MCG Bristol West LLC (Property Owners), is seeking approval of various entitlements to facilitate establishment of a new Specific Plan (SP) and construction of a new, mixed -use urban village. The project site is located on a 41-acre site bounded by Bristol Street to the east, Sunflower Avenue to the south, Plaza Drive to the west, and MacArthur Boulevard to the north, generally referred to as Callens Common and Metro Town Square in the South Bristol Street Focus Area of the General Plan. The site is located within the southern portion of Santa Ana at 3600, 3606, 3732, 3701, 3719, 3810, 3814, 3820, and 3900 South Bristol Street. The site includes the following nine parcels: Assessor Parcel Nos. 412-131-12, 412-131-13, 412-131-14, 412- 131-16, 412-131-17, 412-131-22, 412-131-24, 412-131-25, and 412-131-26, collectively referred to as 3600 South Bristol Street. The SP proposes up to 3,750 residential units, 200 units of senior continuum of care living, a 250 room key hotel (approximately 150,000 square feet), 350,000 square feet of commercial space, and approximately 13.1 acres of publicly accessible open space, which will be comprised of active/programmed open space, passive open space, plazas, paseos, a connecting Greenlink through the site, and similar green spaces. Staff is recommending approval of the request because the proposed SP is consistent with the General Plan land use designation for the site, implements the goals and vision of the South Bristol Street Focus Area of the General Plan, and provides for a high -quality mixed -use urban village that will contribute community benefits and new economic development opportunities for Santa Ana. City Council Hearing on September 17, 2024 At its regular meeting on September 17, 2024, the City Council received a staff presentation, opened the public hearing, and took public comments on the item. A total Related Bristol Specific Plan Entitlements & Development Agreement (3600 S. Bristol St.) and Staff Resolution Modifying Parking Districts in the Surrounding Area October 1, 2024 Page 4 of 37 individuals spoke on the item, including three individuals representing the applicant and two representing onsite land ownership. Comments ranged from those in support, those without a clear position, and those opposed. The nature of the comments in support focused on opportunities to develop the site with a new, mixed -use village that would generate positive impacts for the City and surrounding communities, while those with no clear position or in opposition focused on concerns surrounding traffic, increases in rent, and the lack of project labor agreements. Following public comments, the public hearing was closed and the item returned to the City Council for discussion. City Council members posed nine (9) questions about the project for follow-up by the applicant and staff, after which the City Council unanimously voted to continue the matter to the regularly scheduled meeting of October 1, 2024. Exhibit 21 outlines the City Council questions to the applicant and their responses. Exhibit 22 outlines the City Council questions for staff and contains staff responses. Planning Commission Hearing on August 12, 2024 The Planning Commission considered the project on August 12, 2024, and unanimously voted to recommend that the City Council approve the requested entitlements and development agreement. As part of its motion, the Planning Commission expressed a desire for two additional considerations, detailed below: 1. Describe apDlicability of inclusionary housina reauirements to the senior continuum of care units. The motion by the Planning Commission includes a provision for the City Council staff report to further the applicability of inclusionary housing requirements to the senior continuum of care units. Pursuant to the Affordable Housing Creation and Opportunity Ordinance (AHOCO)/Santa Ana Municipal Code (SAMC) Sections 41-1903(a) and 41- 1904, the draft development agreement (DA) provides for the applicant to pay an in -lieu fee of $5 per square foot of habitable residential area, contingent on timely payment of the $22 million community benefit payment required by the DA. The project proposes up to 200 senior continuum of care units, which are not residential units and are instead considered commercial. The facility will offer long-term living accommodations for seniors, offering a range of supportive services that render the land use commercial, not residential. Should the applicant wish to convert these senior continuum of care units to residential units, regardless of age registration, the AHOCO would apply. These units would therefore be subject to the inclusionary housing requirements of the DA because they would then be considered residential and would not be exempt Related Bristol Specific Plan Entitlements & Development Agreement (3600 S. Bristol St.) and Staff Resolution Modifying Parking Districts in the Surrounding Area October 1, 2024 Page 5 from being required to pay the $5 per square foot of habitable residential area in -lieu fee. 2. Create a community benefit payment citizen oversight committee. The DA requires a $22 million community benefit payment that will be spent at the direction of the City Council. The motion by the Planning Commission includes a provision for the City Council to appoint a resident oversight committee to advise the City Council how these funds should be spent. This oversight committee would not apply to the estimated $18 million in affordable housing in -lieu fees that are expected to be paid as part of development of the project. Prior to the August 12, 2024 3:30 p.m. electronic comments submission deadline, the City received 25 public comments on the project that were submitted online. The majority of the comments were in opposition and focused on concerns such as density, open space, traffic, and parking. The City prepared written responses for each comment; the responses were uploaded to the record and printed for the public hearing prior to the 5:30 p.m. meeting. Those responses are attached to this report as Exhibit 14. During the public hearing, a total of 29 individuals provided comments on the project. Of the 29 comments, 18 were in support, one (1) was in opposition, and 10 expressed no clear position. The nature of the comments in support centered on the project's proposed improvements and contributions to the community, while those in opposition or with no clearly stated position centered on concerns about density, open space, traffic, parking, and oversight of how the DA's $22 million community benefit payment would be spent. Additional Clarifications and Refinements Subsequent to the August 12t" Planning Commission hearing, the Applicant requested two refinements to the Development Agreement that further clarify certain issues within the Development Agreement. The first refinement is responsive to the Commission's provision regarding the applicability of the inclusionary housing requirements to the senior continuum of care component of the Development Agreement. The Agreement has been refined to clearly state that the inclusionary housing ordinance does not exempt age -restricted or senior residential housing from meeting affordability requirements and should the applicant wish to convert the senior continuum of care units to residential units, these units would be subject to the inclusionary housing requirements under the Agreement and would be required to pay the $5 per square foot of habitable residential area in -lieu fee. Related Bristol Specific Plan Entitlements & Development Agreement (3600 S. Bristol St.) and Staff Resolution Modifying Parking Districts in the Surrounding Area October 1, 2024 Page 6 The Second refinement is for the purpose of advancing the development of the open space on the Project Site. The Applicant is proposing to refine the Agreement to clarify and provide the applicant the ability for early development of the open space proposed in Phase III as part of an earlier Phase (i.e. Phase II) without triggering the payment of the final $8 million community benefit payment. The refinement is a positive investment and further commits the applicant to completing the project. Both refinements do not modify the substance of the Agreement as recommended by the Planning Commission and have been included in the draft Development Agreement attached as Exhibit 8. Furthermore, the refinements endeavor advancing the project and community benefits and are agreeable to Staff. DISCUSSION Table 1: Project and Location Information Item Information Project Address and 3600 S. Bristol Street — Ward 4 Council Ward Nearest Intersections 41-acre site bounded by Bristol Street to the east, Sunflower Avenue to the south, Plaza Drive to the west, and MacArthur Boulevard to the north General Plan Existing: District Center High (DC-5) Designation Proposed: District Center High DC-5 no change) Zoning Designations Existing: General Commercial (C2) in the general northern portion of the site and Commercial Residential (CR) in the general southern portion of the site Proposed: Related Bristol Specific Plan SP No. 5 Surrounding Land Uses North Commercial East Commercial South South Coast Plaza Regional Commercial Center (City of Costa Mesa) West Commercial and Multiple -Family Residences Property Size 41.13 acres Existing Site The site is currently developed with various commercial uses, including Development big -box retail, neighborhood retail, eating establishments, service and health club uses, professional offices, and surface parking lots. Use Permissions Mixed -use urban villages permissible by the DC-5 General Plan land use desi nation Uses Division 25 (Specific Plan) of Article II of Chapter 41 Zoning Code Sections (Zoning) of the Santa Ana Municipal Code Affected Development Appendix A, Table LU-A-1 (Interim Development Standards Standards) of the General Plan Land Use Element Project Description The Specific Plan proposes development of a new, mixed -use urban village consisting of residential, commercial, hospitality, senior care, and open space uses on the 41-acre site. The site is designed as a 21 village block layout in a grid pattern, each with mixed- Related Bristol Specific Plan Entitlements & Development Agreement (3600 S. Bristol St.) and Staff Resolution Modifying Parking Districts in the Surrounding Area October 1, 2024 Page 7 use land uses. The northern portion of the site, blocks 1 through 10 (north of Callens Common), would contain up to 2,375 residential units, 100,000 square feet of commercial space, 2.5 acres of open space known as the Bristol Central Park, 0.25 acres of paseos and green -links, and 4.3 acres of other open space areas as plazas and other green spaces. Moreover, the building contained in block 4 would contain approximately 16,000 square feet of amenity interior space for private use by residents of the new community. Design guidelines and development standards for this portion of the site are intended to produce a medium -intensity village to transition the site from the urban uses at the southern end to the existing, medium -intensity residential communities and commercial developments to the north of the project site. The southern portion of the site ("Village Core"), blocks 11-21 (south of Callens Common), would form the mixed -use, urban core of the project site. This portion would contain up to 1,375 residential units, 250,000 square feet of commercial space, 250 hotel room keys, 200 units of senior continuum of care living, 1.5 acres of open space known as the Bristol Plaza/Bristol Green, 0.3 acres of paseos and green -links, and 4.3 acres of other open space areas in the form of plazas, parks, and other green spaces. As this portion of the site would contain fewer residential units and more commercial space, design guidelines and development standards for this portion of the site are intended to produce an urban heart for the community, with medium- to high -intensity development that matches the scale of development surrounding the southern portion of the project site. Table 2: Specific Plan Land Use and Parking Summary Land Use Proposed Intensity Existing Intensity Proposed Parkin Residential Up to 3,750 units 0 units 1.3 constructed spaces per unit, inclusive of up to 10% tandem/compact (up to 2.0 spaces per unit with parking management and valet) Senior Up to 225,000 square 0 square feet/units 0.6 spaces per unit, Living/Continuum of feet/200 units subject to approval of a Care coordinated transportation management service Hospitality (Hotel) Up to 150,000 square 0 square feet/room 0.6 spaces per room feet/250 room keys keys key Commercial Up to 350,000 square 465,063 gross square 4.0 spaces per 1,000 feet feet square feet Related Bristol Specific Plan Entitlements & Development Agreement (3600 S. Bristol St.) and Staff Resolution Modifying Parking Districts in the Surrounding Area October 1, 2024 Page 8 Land Use Proposed Intensity Existing Intensity Proposed Parkin Open Space (Publicly Up to 13.1 acres 0 acres N/A Accessible) Total Parking Spaces Constructed: 6,520 With Valet: 8,940 In addition to the uses above, the SP is structured to foster creation of a multi -modal, mixed -use urban village to implement the vision of the General Plan for the South Bristol Street Focus Area. Development standards are proposed to establish wide sidewalks along all street frontages, pedestrian pathways with opportunities for outdoor dining, landscape buffers between the sidewalks and street, bike lanes, and landscape medians. The site would be developed as 21 blocks; multiple roadways designed to create a grid pattern found in contemporary, mixed -use villages as a means of creating more walkable, pedestrian -scaled communities would bisect the site. Onsite roadways would also be designed with similar principles, with sidewalks, landscape buffers, on - street parking, and vehicle travel lanes. Residential and Senior Care Components The SP would allow for up to 3,750 residential units. As proposed, all residential units would be multi -family units in midrise structures. The majority of the project's 21 blocks would contain upper -level residential units, while some of the blocks in the northern portion would contain ground -level residential units, similar to the existing developments to the west and north of the project site. As the requested actions would establish a specific plan, individual residential buildings and unit configurations would be reviewed as each implementing project is submitted to the City for review through the administrative Development Project Review process, similar to what takes place in other master -planned areas of the City, such as the MainPlace or Harbor Boulevard specific plan areas. Should individual buildings fail to satisfy the development standard and design requirements of the Specific Plan, they would be remanded to the Planning Commission for review. In addition to the residential component, the SP would allow for up to 200 senior continuum of care living units, which are commercial in nature. This component would allow for "aging in place," with a range of services and living accommodations ranging from assisted living to skilled nursing and memory care, similar to existing facilities found in Santa Ana such as Town & Country Manor near City Place. In the SP, the senior continuum of care living units are envisioned to form one of two high-rises in the community, with the other being the hotel. As proposed, the facility would contain 20 stories (285 feet maximum) and provide for 0.6 parking spaces per unit, a rate that takes into account reduced private vehicle ownership by residents but that also provides for enough staff and service parking. Related Bristol Specific Plan Entitlements & Development Agreement (3600 S. Bristol St.) and Staff Resolution Modifying Parking Districts in the Surrounding Area October 1, 2024 Page 9 Commercial and Hotel Components The SP would allow for up to 350,000 square feet of commercial space for a variety of retail, eating establishment, service, and complementary uses designed to promote a high -quality, urban village. The SP proposes a use matrix that focuses the most intense commercial development in the southern portion of the site that is adjacent to South Coast Plaza and the adjacent, existing commercial and high-rise office uses in the area. Should uses and definitions transition over time, the SP contains flexibility that allows the Executive Director of the Planning and Building Agency to issue a use determination while maintaining consistency with the purposes and intent of the SP. To ensure a broad range of regional and local -serving commercial uses are provided for in the site, the SP proposes a variety of commercial space configurations. Commercial uses will be permissible in mixed -use residential and commercial buildings, as standalone commercial buildings in the southern heart of the Village Core area, or integrated as part of the proposed hotel. The commercial component of the SP will be parked at four (4) spaces per 1,000 square feet of gross floor area, a rate which is commensurate with commercial parking ratios for planned shopping centers. In addition to the 350,000 square feet of commercial space, the SP proposes a 250 room key hotel at the southern portion of the Village Core with full amenities, such as dining, conference, and business centers, rooftop amenities, and other features commensurate with high -quality hospitality uses. In the SP, the hotel would form one of two high-rises in the community, with the other being the senior continuum of care living units. As proposed, the hotel would contain 25 stories (285 feet maximum) and provide for 0.6 parking spaces per hotel room key, a rate that takes into account the site's proximity to John Wayne Airport and reduced demand for parking by individual guests but that is 0.5 spaces per room less than standard Santa Ana Municipal Code (SAMC) requirements. Open Space A total of up to 13.1 acres, or almost one-third, of the project site are proposed as publicly accessible open space areas. These open space areas are envisioned in a variety of formats, including the Bristol Central Park (2.5 acres) in the northern portion of the site, the Bristol Green and Bristol Plaza (1.5 acres combined) in the Village Core (southern) portion of the site, and various paseos and green -links (9.1 acres), which are travel ways with generous landscaped areas for cyclists and pedestrians. Open space areas will be programmed for a variety of uses, such as active and passive recreation, amphitheaters and performances, farmers markets, kiosks, and other supportive uses designed to ensure long-term quality and use by Santa Ana residents, community organizations, and businesses. Related Bristol Specific Plan Entitlements & Development Agreement (3600 S. Bristol St.) and Staff Resolution Modifying Parking Districts in the Surrounding Area October 1, 2024 Page 10 The proposed open space amounts to an average of 200 square feet per residential unit. The SP requires a minimum of 50 square feet of private open space per residential unit through balconies or patios, while the remaining 150 square feet of open space per unit will be in common open space areas for residences. These include courtyards, pool and spa areas, dog parks, roof decks, fitness rooms, business centers, and other amenities typically found in highly-amentized residential communities. Specific Plan A specific plan is a zoning tool available to local jurisdictions to establish a master plan that ensures high -quality, long-term development over a defined area. The specific plan has been identified as the appropriate zoning tool for the project site to implement the Land Use Element of the General Plan, and due to the desire to redevelop the site with new uses over time; to ensure high -quality streetscape, open space, architectural, and landscape design; and to reflect the single ownership of the entire project site. California Government Code Sections 65450 through 65457 address specific plans. Section 65451 of the California Government Code mandates that a specific plan contain the following components: Introductory Plan Information, Summary, Introduction, Land Use Planning and Regulatory Provisions, Infrastructure Plan, Program of Implementation Measures, Relationship of the Specific Plan's Environmental Document to Subsequent Discretionary Projects, Specific Plan Administration, Specific Plan Enforcement, and Appendices. Moreover, a specific plan must contain provisions or requirements for funding of public improvements and collection of fees. The proposed Related Bristol Specific Plan, Specific Plan No. 5 (SP-5), contains the required components listed above (Exhibit 7). The Specific Plan details the site's context and setting, including its relationship with the surrounding community and its intent of creating a mixed -use urban village with commercial, employment, residential, open space, and visitor amenities and components that are consistent with the vision of the General Plan. Specific plans are a mechanism to ensure that projects develop in an organized and a cohesive manner. Specific plans incorporate a development framework for land use, circulation, and infrastructure including drainage, sewer, and water facilities. Specific Plans also set the guidelines for implementing projects within the SP area relating to architecture, urban design, and landscaping. The Specific Plan is intended to achieve the following: • Ensure consistency with the General Plan by carrying out its applicable goals, policies, and requirements. Related Bristol Specific Plan Entitlements & Development Agreement (3600 S. Bristol St.) and Staff Resolution Modifying Parking Districts in the Surrounding Area October 1, 2024 Page 11 • Implement the General Plan vision that the Specific Plan for the South Bristol Street Focus Area establish the building improvements, infrastructure, recreational features, and other identified facilities, services, and amenities (collectively, the Plan development features) and shall be guided by the standards and guidelines provided by this Specific Plan. • Provide for the improvements necessitated by the development within the Specific Plan area. • Comply with all requirements of Specific Plan law, including the provision of financing. A comprehensive set of design guidelines and development regulations are included to guide and regulate site planning, landscape, and architectural character within the Specific Plan area ensuring that excellence in design is achieved during project development. The Related Bristol Specific Plan establishes the procedures and requirements to approve new development within the SP area. In addition, SP-5 contains six guiding principles that are intended to realize the success of the site and the General Plan as a regional destination and as a contributor to the existing community. The six guiding principles are- 1 . Economic Activity — Related Bristol offers a uniquely urban setting in the heart of Orange County, leveraging walkability, place -making, and vibrant mixed -use density to add value to the greater neighborhood and City. Related Bristol addresses the evolving nature of retail and commercial real estate which necessitates a strategic holistic approach to ensure economic vitality into the future. 2. Culture — Related Bristol will be a dynamic mixed -use hub for the community and complementary of neighborhood cultural touchstones. 3. Community, Inclusion, and Connectivity — Related Bristol is shaped around dynamic open spaces that unite the residents, neighborhood, and greater community. The publicly accessible open space serves as a destination for both organized and informal community connections. 4. Mobility — Related Bristol's multi -modal mobility strategy prioritizes the pedestrian experience, while strategically addressing the realities of vehicular traffic. Additionally, the central location of the site presents the opportunity for increased connectivity to the greater neighborhood via bicycle paths. 5. Sustainability and Resilience — Related Bristol will take proactive measures to address the sustainability and resilience needs of the site. Avenues for reduced energy consumption, heat island effect, and water use will be considered. 6. Urban Form and Architectural Quality — Related Bristol's urban form will be characterized by its human scale, its engaging, memorable architecture, and the flow between indoor and outdoor spaces. Related Bristol Specific Plan Entitlements & Development Agreement (3600 S. Bristol St.) and Staff Resolution Modifying Parking Districts in the Surrounding Area October 1, 2024 Page 12 Implementing projects would be submitted to the City for review on a case -by -case basis, requiring administrative review unless thresholds are met to require review and approval by the Planning Commission and/or City Council. Development regulations within the SP will ensure that projects are constructed pursuant to standards establishing setbacks and pedestrian zones, parking, and height. Allowable uses are defined for the two different sub -districts within the SP to ensure compatibility with surrounding communities. Design Guidelines and Implementation sections within the SP will ensure that implementing projects are high -quality and reviewed consistently, streamlining the process for new developments in the SP area. Project Background The Land Use Element of the General Plan references that "Interim Development Standards provide a framework for connecting the General Plan land use designations for each focus area with the City's existing zoning ordinance, specific plan(s), and/or specific development(s) plan provisions in regards to the use and mixed -use development standards (i.e. density, building type, parking, open space, etc.)." However, the Land Use Element references development or adoption of specific plans as a tool to implement the General Plan post -adoption (Action No. 2.12). As the General Plan Update was completed and adopted in April 2022, the proposed SP-5 has been identified as the appropriate tool to entitle the proposed site development. General Plan Update (2022) In April 2022, the City Council adopted an updated General Plan that establishes the long-term vision for the City of Santa Ana, and provides a vision for the site as a gateway into the City designed as a high intensity mixed -use urban village. The proposed SP and its development program are consistent with, and implement, that vision. The General Plan Land Use Element contains five Focus Areas, which are portions of Santa Ana that were analyzed through a seven-year visioning process with the community to evaluate potential for new or modified land uses. The project site is within the South Bristol Street Focus Area, which according to the General Plan, "represents Santa Ana's southern gateway and is a part of the successful South Coast Metro area. Between Sunflower and Alton Avenues, the District Center land use designation will create opportunities to transform auto -oriented shopping plazas to walkable, bike - friendly, and transit -friendly urban villages that incorporate a mix of high intensity office and residential living with experiential commercial uses." According to the General Plan, the South Bristol Street Focus Area contains 220 existing housing units but envisions 5,272 additional housing units. The Focus Area envisions a built environment with the following components: Related Bristol Specific Plan Entitlements & Development Agreement (3600 S. Bristol St.) and Staff Resolution Modifying Parking Districts in the Surrounding Area October 1, 2024 Page 13 1. New development will establish vibrant public outdoor space appropriately scaled to the size and type of project. 2. Building design should be dynamic and strong, creating a distinct impression. 3. Office and Mixed -use spaces of similar scale to those south of Sunflower Avenue are envisioned between Sunflower Avenue and MacArthur Boulevard. The City's intent for this area builds off the South Bristol Street Objectives as outlined on page LU-61 of the General Plan Land Use element: • Capitalize on the success of the South Coast Metro area; • Introduce mixed -use urban villages and encourage experiential commercial uses that are more walkable, bike friendly, and transit oriented; • Realize an intense, multistory presence along the corridor; and • Provide for mixed -use opportunities while protecting adjacent, established low density neighborhoods. Within the South Bristol Street Focus Area, the SP area is designated District Center - High (DC-5). The District Center designation includes the major activity areas of the City of Santa Ana, designed to serve as anchors to the City's commercial corridors and to accommodate major development activity. Table LU-8 of the General Plan identifies the DC-5 area as allowing a maximum Floor Area Ratio of 5.0, or 125 dwelling units per acre and a maximum building height of 25 stories. The General Plan's District Center designation would allow up to 8,733,780 square feet of mixed uses, inclusive of residential uses, based on the maximum FAR of 5.0 over the 41.13-acre project site. As proposed, the Specific Plan will result in an FAR of 2.7, which is within the maximums permissible by the General Plan. Site Information and History The SP area is located within the larger South Coast Metro area of Orange County, one of the most intensive and urban mixed use areas of Orange County. The South Coast Metro area includes retail, Class "A" office, high and mid -rise residential, hotels, restaurants, and a state of the art performing arts center. The area is largely centered around South Coast Plaza in the adjacent City of Costa Mesa. This metro area is located at the confluence of the regional freeway systems and major arterials, providing access to Orange County, Los Angeles, San Diego, and the Inland Empire. John Wayne Airport, a commercial airport serving the Orange County area, is located less than 1.5 miles from the SP area. The existing shopping center contains six parcels based on recorded Parcel Maps from the late 1970s. The present shopping center includes approximately 465,063 square feet of retail uses and the associated surface parking required to serve those uses. Existing uses include general retail, financial, food service, fitness, grocery, and Related Bristol Specific Plan Entitlements & Development Agreement (3600 S. Bristol St.) and Staff Resolution Modifying Parking Districts in the Surrounding Area October 1, 2024 Page 14 medical -related uses. The site includes three (3) multi -story buildings and 11 one-story buildings with single and multiple tenants. All parking is currently provided in 2,381 surface parking spaces in areas located throughout the project site. In prior years, the Planning Commission approved Variance Nos. 2000-02 and 2011-08, allowing for 12.8 and 12.0-percent reductions in onsite parking, respectively. The variances were approved to facilitate construction of a health club (currently operating as LA Fitness) and a new retail/restaurant building at the southeast corner of the project site. The existing commercial development on site known as the Bristol Center has undergone several renovations since its construction. In the early 1900s, the site was used for farming of sugar beets and lima beans. Following construction of South Coast Plaza in the late 1960s, additional commercial, multiple -family residential, hospitality, and community uses followed in the South Coast Metro area. The Project site was developed into a shopping center in the 1970s and it has remained in commercial use since that time. All commercial leases on the project site are set to expire in 2025. Analysis An analysis of the proposed Specific Plan is presented in Table 3, below and on the following pages. Table 3: Issues Analysis Issue Analysis Scale and The SP is intended to produce a dynamic, mixed -use village that is integrated Compatibility into and respects the surrounding community. The General Plan land use designation of DC-5 for the site allows developments up to 25 stories tall and with a floor area ratio (FAR) of 5.0. The SP proposes several buildings not to exceed 25 stories with a majority between 1 and 7 stories and with a FAR of 2.7, which is consistent and below the maximums prescribed by the General Plan. The project site is surrounded by commercial and multiple -family residential communities. New buildings will be limited to 8 stories in height in various segments of the northern portion of the site, while more intense development is allowed along the western and southern portions of the SP area adjacent to existing mixed -use and commercial developments. The SP's design guidelines will ensure that new projects are built to be compatible with existing surrounding uses by incorporating step -backs (Sections 3.2 — Land Use Plan, and 5.5.1 — Site Planning Guidelines) and other features to reduce massing, while the street plans for onsite roadways will ensure sufficient buffers between roadways, sidewalks, plaza areas, and buildings. Density The existing DC-5 General Plan land use designation permits residential density at the site up to 125 dwelling units per acre. The SP proposes a residential density of 91 dwelling units per acre, which is below the permissible 125 dwelling units per acre maximum. Typical residential densities of existing multiple -family communities in the area range from 16 to 25 dwelling units per Related Bristol Specific Plan Entitlements & Development Agreement (3600 S. Bristol St.) and Staff Resolution Modifying Parking Districts in the Surrounding Area October 1, 2024 Page 15 Issue Analysis acre, which is below the 91 proposed by the SP. However, the SP includes a variety of development standards, design guidelines, and amenities designed not only to reduce the impact of higher -density residential development, but to also enhance existing community -wide amenities for existing residences surrounding the site. The project will feature 13.1 acres of publicly accessible open space, which will be accessible to all Santa Ana residents and programmed regularly with functions to provide active and passive recreation. Finally, a minimum of 200 square feet of residential open space and amenity space will be required for each residential unit within the SP area, ensuring a livable environment for residents. Onsite Parking The entire site currently contains 2,381 surface parking spaces. As part of the review of the proposed SP, a parking study was prepared to evaluate the proposed parking ratios detailed in Table 2 of this staff report (Exhibit 7). The study, prepared by Linscott, Law ,and Greenspan Engineers (LLG), finds that the proposed total 6,520 onsite parking spaces is sufficient to accommodate the land uses proposed on the site. In particular, the parking study closely evaluates projected residential demand and supports the proposed residential parking ratios: • Constructed spaces: 1.3/unit o 4,875 spaces for residences 0 1,645 spaces for commercial components • Constructed spaces + valet/other management: 2.0/unit 0 7,295 spaces for residences 0 1,645 spaces for commercial components The majority of parking in the community would be below grade (underground), similar to the parking configuration in place at Crystal Court, part of South Coast Plaza in Costa Mesa. On -street parking would be provided along onsite site roadways, and residential communities would contain "wrap" or "podium" parking structures for dedicated parking for each residential building. The Specific Plan allows for shared and alternative approaches to parking as technology evolves and parking demand is reduced through innovations such as parking lifts, enhanced transit, and ridesharing. Tandem stalls and compact stalls (up to 10%) would also be provided, subject to staff review and approval of a parking management plan or valet program. Regional Housing The Housing Element Annual Progress Report includes a summary of Santa Needs Allocation Ana's progress in meeting its share of the RHNA. The State of California has (RHNA) placed an urgent emphasis on housing of all types. Santa Ana's Regional Housing Needs Allocation (RHNA) for the next General Plan Housing Element cycle, which extends from 2021-2029, includes 3,137 housing units. This allocation is for housing units to be constructed to support the anticipated growth in the City over this period. The City of Santa Ana has a proven track record of not only planning for housing but issuing building permits for the construction of housing at all affordability categories as demonstrated by exceeding its 5th Cycle (2014-2021) RHNA by over 2,300%. The City is also on pace to meet or well exceed its affordable Related Bristol Specific Plan Entitlements & Development Agreement (3600 S. Bristol St.) and Staff Resolution Modifying Parking Districts in the Surrounding Area October 1, 2024 Page 16 Issue Analysis housing and other residential development requirements for the 6th Cycle (2021-2029) planning period, far outpacing any city in Orange County, as evidenced by issuing 1,635 permits for housing units across all affordability categories, fulfilling 52% of its RHNA less than two years into the eight -year planning period. The Related SP assists the City in achieving its housing goals in a location where high intensity urban development is both achievable and consistent with the current and envisioned surrounding urban form. The project is proposing up to 3,750 market -rate units. The City's RHNA allocation for Above Moderate (>120% of area median income, or AMI) for the 6th Cycle (2021-2029) planning period is 1,625 dwelling units. Therefore, the proposed development may achieve 2.31 times the allocated Above Moderate dwelling units for the planning period. Consistency with the The City's inclusionary housing ordinance, known as the Affordable Housing Affordable Housing and Opportunity Creation Ordinance (AHOCO), generally applies to housing and Opportunity projects proposing five or more units that are also requesting an increase in Creation Ordinance allowable density or are located in certain sections of the City that were "up- (AHOCO) zoned," such as through a City -initiated zone change or general plan amendment to allow additional residential development after November 28, 2011. As the proposed project is located in a section of the City that meets this threshold, the South Bristol Street Focus Area, the applicant's request is subject to the AHOCO requirements of production of affordable housing or payment of in -lieu fees. Pursuant to Santa Ana Municipal Code Sections 41-1903 (Exempt projects) and 41-1904 (Options to satisfy inclusionary requirements), the applicant has indicated intent to select the option to pay in -lieu fees at a rate of $5 per square foot of habitable residential area. Based on available figures for the project and under the current ordinance, staffs analysis of the project indicates the project could generate between $9,375,000 and $18,750,000 in in - lieu fees, based on 3,750 units proposed, unit types/mix, and square footages. Any in -lieu fees generated by the project must be spent on production of affordable housing in the City of Santa Ana. During the extensive outreach conducted as part of the project's review process, the community identified onsite parking supply and availability as a key concern. Specifically, the community identified parking concerns related to availability for the commercial components (supply, ease of access, and wayfinding) and the residential components (sufficient parking for future residents and their guests). Table 4, below, analyses the project's proposed parking supply against current Santa Ana Municipal Code (SAMC) requirements. To address the differences in parking between the SAMC and the proposed SP, the applicant prepared a comprehensive parking study and parking management plan. The study and plan evaluate the proposed project, the project's anticipated parking demands, actual parking demands based on field observations at other similar multifamily communities, parking impacts, and means to mitigate any parking impacts of the project. To verify the findings of the study, City staff visited a dozen residential and Related Bristol Specific Plan Entitlements & Development Agreement (3600 S. Bristol St.) and Staff Resolution Modifying Parking Districts in the Surrounding Area October 1, 2024 Page 17 mixed -use multifamily communities in Santa Ana and Costa Mesa to observe required vs. actual parking remands during early evening, late evening, and weekend visits. The field observations are consistent with the conclusions of the applicant's parking study and parking management plan. The study and plan (Exhibit 7) conclude that the proposed parking ratios, coupled with management strategies that include valet, vehicle lifts, and maximizing use of nearby transit, are sufficient to address parking demands for both the tenants and visitors of the project. Table 4: Parking Analysis Land Use SAMC Requirement Proposed in SP Difference Residential 1.0 spaces per dwelling unit, plus 1.3 spaces per dwelling unit, up 0.95 spaces 1.0 space for each bedroom, to 2.0 spaces per unit with per unit plus spaces for guests calculated valet/parking management, at 25% added to the gross inclusive of guest parking and up calculation of 1.0 spaces plus 1.0 to 20% compact and tandem for each bedroom (minimum total spaces per unit is 2.25 spaces) Commercial Range per 1,000 sq. ft. of gross 4.0 spaces per 1,000 sq. ft. of 1.0 to 4.0 floor area: gross floor area spaces per • 5.0 spaces 1,000 sq. ft. (retail/service/medical of gross floor office) area • 8.0 spaces (restaurants) Hotel 1.1 spaces per room 0.6 spaces per room 0.5 spaces per room Senior Range of 1.0 (one -bedroom) to 0.6 spaces per unit 0.55 spaces Continuum 1.5 (two -bedroom), plus spaces per unit Care for guests calculated at 15% added to the gross calculation (minimum total per unit is 1.15 spaces) Amendment Application (Zone Change) The subject site is currently in the General Commercial (C2) and Commercial Residential (CR) zoning districts. The existing zoning districts permits a variety of commercial uses and includes all uses that are permitted in the Community Commercial (Cl) zoning district, and limited residential development. In addition to those uses, the C2 zoning district permits limited wholesale, research and development, equipment sales, car washes, trailer parks and camps, thrift shops, food distribution centers, indoor swap meets, warehouse stores, and superstores. These uses are permitted by right or are subject to approval of a conditional use permit. The existing C2 and CR zoning designations do not meet the goals and objectives of the project or the General Plan land use designation of DC-5 to produce a dynamic mixed -use village with residential, Related Bristol Specific Plan Entitlements & Development Agreement (3600 S. Bristol St.) and Staff Resolution Modifying Parking Districts in the Surrounding Area October 1, 2024 Page 18 hotel, senior care, commercial, and open space land uses. Therefore, approval of the requested amendment application to establish the SP is required to implement the vision of the project and to establish consistency with the General Plan. The proposed SP will establish permitted uses that will be permitted by right, subject to a conditional use permit, or subject to other minor reviews. The uses are intended to create a dynamic, mixed -use environment anchored by a central commercial core and surrounded by complementary land uses. These uses differ from those allowed by the existing C2 and CR zoning district designations at the site, which permit a broader range of commercial activities, many of which do not support the stated goals and vision for the project site. The 2022 General Plan Update (GPU) provides long-term policy direction to guide the physical development, quality of life, economic health, and sustainability of the Santa Ana community through 2045, and provides a comprehensive land use, housing, circulation and infrastructure, public service, resource conservation, and public safety policies for the entire City. The updated GPU Land Use Element guides growth and development (e.g., infill development, redevelopment, use, and revitalization/restoration) by designating land uses. The Related Bristol development plan is consistent with, and implements, the City's vision for the DC-5 and the South Bristol Focus Area. The SP itself contains an Appendix B, which further details General Plan Consistency of the proposed zone change. Specifically, the SP and requested entitlements address General Plan consistency in the following manners: • The District Center -High is a mixed -use designation identified in the General Plan as including "high density urban villages consisting of visually striking and dynamic buildings and spaces with a wide range and mix of residential, live -work, commercial, hotel, and employment -generating uses." • Table LU-2 of the General Plan (Buildout) identifies an assumed housing growth of 5,272 units in the District; the proposed 3,750 falls within the assumed growth. • Table LU-8 of the General Plan identifies the DC-5 area as allowing a maximum Floor Area Ratio of 5.0, or 125 dwelling units per acre and a maximum height of 25 stories. The General Plan allows the FAR to be calculated on a gross basis for an individual development project. • The General Plan's District Center designation would allow up to 8,733,780 square feet of mixed uses, inclusive of residential uses, based on the maximum FAR of 5.0 over the 41.13-acre (gross) site. As proposed, the Related Bristol will result in an FAR of 2.7, well within the maximums allowed in the General Plan. No General Plan Amendment is required nor proposed. • The General Plan envisions "urban villages," "an intense multistory presence," and "mixed use opportunities". The Development Plan implements this vision Related Bristol Specific Plan Entitlements & Development Agreement (3600 S. Bristol St.) and Staff Resolution Modifying Parking Districts in the Surrounding Area October 1, 2024 Page 19 with a range of building heights and configurations in two mixed -use Districts/Villages, with heights and intensities within the limits identified in the General Plan. • The General Plan requires fiscal neutrality (Policy LU 2.4). The Project results in positive fiscal impacts. • The General Plan calls for community involvement (Policy LU 3.2). Significant outreach has occurred as outlined in Specific Plan Section 2.5, Community Engagement. • The General Plan encourages areas for community gathering and outdoor entertainment (Policy LU 2.3). The Specific Plan includes approximately 13 acres of open space, which includes public plaza areas and a central park, accessible to the public and allowing for outdoor entertainment. • The Specific Plan area is not within an Environmental Justice area. However, as designed, the provision of nearly one-third of the 41-acre site for publicly accessible open space with active and passive recreation opportunities is a means of addressing open space deficiencies prevalent in many portions of Santa Ana. Moreover, the SP and requested entitlements are consistent with multiple General Plan goals and policies. Exhibit 12 contains a full list of all applicable General Plan goals and policies that support the project. Vesting Tentative Tract Map The applicant has submitted a vesting tentative tract map to subdivide the project site into 21 master lots, 205 airspace lots, and 12 private road lots within the Specific Plan area (Exhibit 9). The subdivision will allow the financing of individual components of the project site due to differences in funding mechanisms for commercial, residential, mixed -use, service -oriented, parking, and open space areas of the project site. The vesting tentative tract map details roadway and utility improvements, as well as creation of new private roadways on the project site in order to develop the site as a pedestrian -oriented, mixed -use urban village with smaller blocks. CC&Rs will be adopted to define the operating and maintenance requirements. They will also maintain a property owner's association responsible for maintenance and enforcement of the CC&Rs and will ensure that parking and access can be shared throughout the entire Specific Plan area. Approval of the vesting tentative tract map is consistent with the General Plan land use designation for the site, and the proposed project as conditioned conforms to all applicable requirements of the zoning and subdivision codes as well as all other applicable City ordinances, including the proposed Specific Plan. Moreover and as detailed in earlier analyses in this report, the project site is physically suitable for the Related Bristol Specific Plan Entitlements & Development Agreement (3600 S. Bristol St.) and Staff Resolution Modifying Parking Districts in the Surrounding Area October 1, 2024 Page 20 type and density of the proposed project, and the design and improvements of the proposed project will not cause substantial environmental damage or substantially and avoidably injure fish and wildlife or their habitat. Lastly, the design or improvements of the proposed project will not cause serious public health problems, and the design or improvements of the proposed project will not conflict with the easements necessary for public access through or use of the property within the proposed project. The project is located in an already -urbanized area that is proposed for redevelopment with additional urbanization in the form of commercial, service, hospitality, residential, and open space land uses, and the site is already served by infrastructure necessary to support the development. The project and its proposed subdivision have been thoroughly reviewed by City agencies, as well as the City's environmental consultant for the project, to ensure the design and improvements of the proposed project will not cause substantial environmental damage or substantially and avoidably injure fish and wildlife or their habitat. This review also ensures that the design or improvements of the proposed project will not cause serious public health problems, and the design or improvements of the proposed project will not conflict with the easements necessary for public access through or use of the property within the proposed project. Development Agreement The applicant has requested approval of a development agreement (DA). Development agreements are contracts negotiated between project proponents and public agencies such as the City of Santa Ana that govern the land uses that may be allowed in a particular project (California Government Code Section 65864 et seq.). Although a DA is subject to negotiation, allowable land uses must be consistent with the local planning policies formulated by the legislative body through its general plan, and consistent with any applicable specific plan such as the proposed SP-5 (California Government Code Section 65867.5). Approval of a DA requires adoption of an ordinance. To evaluate the proposed DA and identify priorities for the DA's terms, the City Council formed an ad hoc committee in October 2023 comprised of three City Council members. The ad hoc committee met regularly between October 2023 and June 2024 to review the applicant's proposed terms, identify community priorities, and ensure that the final DA addresses the ad hoc committee's priorities. While review of a DA is a private contractual process, the extensive community engagement process, and routine staff meetings with City Council and Planning Commission members, ensured that community priorities were effectively communicated to the ad hoc committee and informed the negotiation process. The SP's DA addresses the agreement's term (duration), extensions, community benefits, indemnification, monitoring and reporting, inclusionary housing, hotel economic benefits, open space, infrastructure, modifications, and other relevant items Related Bristol Specific Plan Entitlements & Development Agreement (3600 S. Bristol St.) and Staff Resolution Modifying Parking Districts in the Surrounding Area October 1, 2024 Page 21 (Exhibit 8). These terms have been crafted to ensure high -quality development at the project site with positive financial impacts to the City. Additional details are provided in the summary of major deal points in Table 5, Development Agreement Major Deal Points. Table 5: DA Major Deal Points Topic Ad Hoc Committee Proposed by DA Recommendation Recordation Record the DA against the property, Consistent — The DA will be recorded not the leaseholder. against the fee property subject to terms and conditions of a Joinder. Term (Duration) and One 20-year term, and one 5-year Consistent — The DA will have a Extension extension. single 20-year term. In addition, The DA will allow for a single 5-year automatic extension provided grading permits have been issued and construction has commenced on (a) no less than 250,000 square feet of non-residential floor area (e.g., retail, grocer, restaurants), and (b) a hotel subject to financial feasibility. Timing (Phasing) Require commencement of Consistent — the DA stipulates that no construction for at least 175,000 sq. building permits for residential units ft. of commercial building area for any shall be issued in excess of 1,875 residential permits in excess of 1,875 unless and until Owner commences units. Phase 1 or 2 shall have a construction activities for at least grocer of at least 35,000 sq. ft. 175,000 square feet of commercial. Commercial in Phase 1 or Phase 2 shall include a grocer of no less than 35,000 square feet, which supports the community's and City's goals of maintaining a full grocer in the area. Community Benefits Concurrent with construction of Phase Consistent — Developer agrees to 1, Owner shall provide, if requested provide a Police Department by the City, exclusive use of a 500- substation, and the $22,000,000 square foot space and 3 dedicated Community Benefit Payment shall be parking for use by the Police paid to City by Owner pursuant to the Department as an administrative following schedule: (1) $8,000,000 substation. Additionally, a prior to or concurrent with the $22,000,000 Community Benefit issuance of the first demolition permit Payment will be paid in a three- in furtherance of the Project's first payment schedule. Specific Plan Phase; (2) $6,000,000 prior to the issuance of the first building permit in furtherance of the Project's second Specific Plan Phase; Related Bristol Specific Plan Entitlements & Development Agreement (3600 S. Bristol St.) and Staff Resolution Modifying Parking Districts in the Surrounding Area October 1, 2024 Page 22 Topic Hotel Economic Benefits Open Space Ad Hoc Committee Recommendation Ensure in the DA that the hotel is operated by an internationally recognized flag or boutique operator, with proven performance records, at a minimum four -star (out of 5) rating. Accept the construction of 13.1 acres of contiguous onsite open space to satisfy the City's park provision and fee requirements. The developer must enter into a public access easement for the open space, and must be recorded on the property, that endures for the life of the project or residential uses on the property. Proposed by DA and (3) $8,000,000 prior to the issuance of the first building permit in furtherance of any component of the Project's third Specific Plan Phase except for building permits in furtherance of the Project Open Space. Consistent — The hotel(s) shall be operated under a recognized hotel flag or by a boutique hotel operator with a demonstrated track record of success operating similar hotels. The developer will secure a four -star hotel or above. The Project's open space will be constructed in a timely manner in accordance with the project's phasing, with "springing" easements recorded commensurate with phases to ensure public access. The Supplemental EIR prepared for the project identifies that the project will result in a demand for 27.7 acres of open space, which is 14.6 acres more than the 13.1 acres provided on site. However, the project will remain consistent with the General Plan pursuant to Table OS-3 (Open Space Element Implementation) of the General Plan, Action Nos. 1.7 and 1.10. Action No. 1.7, which recognizes the challenges and difficulty in creating new open space and parklands in a built -out environment and provides for a reduction in on -site open space by giving credits for park land for public use as an incentive toward developer creation of open space areas that are accessible to the public. Action No. 1.10 encourages collaboration with property owners to provide public access and programming on private open space. Related Bristol Specific Plan Entitlements & Development Agreement (3600 S. Bristol St.) and Staff Resolution Modifying Parking Districts in the Surrounding Area October 1, 2024 Page 23 Topic Ad Hoc Committee Recommendation Proposed by DA Inclusionary Payment of $5 per sq. ft. of habitable Consistent — Pursuant to SAMC Housing space, contingent upon timely Sections 41-1903(a), the applicant payment of the $22,000,000 has proposed a DA to comply with Community Benefit Payment. Section 41-1904, allowing payment of in -lieu fees. SAMC Section 41-1904 provides for options to satisfy the Affordable Housing Opportunity and Creation Ordinance, including onsite units, offsite units, and payment of in -lieu fees. For projects containing 20 or more units, the in -lieu fee is as high as $15 per sq. ft., but may be as low as $5 per sq. ft. if determined by a DA or if using skilled and trained workforce. The DA clarifies that the provision of $5/sq. ft. applies should the applicant opt to convert the senior continuum of care units to independent living or market rate units. Overrule of Airport Land Use Commission's Inconsistency Determination Pursuant to Section 21676(b) of the California Public Utilities Code (PUC), the proposed project was reviewed by the Orange County Airport Land Use Commission (ALUC) for a determination of consistency with the Airport Environs Land Use Plan (AELUP) for John Wayne Airport (JWA). On July 20, 2023, the ALUC held a public hearing on the project and found the project to be inconsistent with the AELUP for JWA in accordance with AELUP Sections 1.2 and 2.1.4 and Public Utilities Code (PUC) Section 21674. These sections empower the ALUC "to assist local agencies in ensuring compatible land uses in the vicinity of existing airports to the extent that the land in the vicinity of those airports is not already devoted to incompatible uses," and "to coordinate planning at the state, regional and local levels so as to provide for the orderly development of air transportation, while at the same time protecting the public health, safety and welfare." Based on this determination, the ALUC issued a letter of inconsistency. As a final review authority on legislative acts, the City Council may, after a public hearing, choose to overrule the ALUC's decision by following the procedure established in PUC Sections 21676 and 21676.5. As part of the General Plan Update, the City Council adopted a resolution on April 19, 2022 in accordance with the procedure Related Bristol Specific Plan Entitlements & Development Agreement (3600 S. Bristol St.) and Staff Resolution Modifying Parking Districts in the Surrounding Area October 1, 2024 Page 24 established in PUC Sections 21676 and 21676.5 to overrule the ALUC's finding that the General Plan Update was inconsistent with the AELUP for JWA. The action to overrule the ALUC's decision on the General Plan Update was based on the desire to advance the vision of the General Plan for the South Bristol Street Focus Area, which envisions a dynamic, mixed -use environment with building heights and massing of up to 25 stories within the Focus Area. On August 29, 2023, City Council met and authorized staff to initiate and complete the procedure for the City Council to consider the Related Bristol Specific Plan and the proposed overriding of the determination made by the ALUC by (1) issuing a Notice of Intent to overrule and (2) giving notice to the ALUC of its decision to overrule as required by PUC Section 21676(b). On August 31 and again on September 26, 2023, the Planning Division provided a Notice of Intent to overrule the commission's determination with findings to the ALUC and the State Division of Aeronautics. On October 24, 2023, ALUC responded to the City's Notice of Intent. As of the date of publishing this report, no comments from the Division of Aeronautics had been received. PUC Section 21676 permits the City Council, by a two-thirds vote of the members constituting a quorum, to overrule the ALUC's determination if it finds that the proposed project is consistent with the purposes of the State Aeronautics Act. The Act states: "It is the public interest to provide for the orderly development of each public use airport in this State and the area surrounding these airports so as to promote the overall goals and objectives of the California noise standards... and to prevent the creation of new noise and safety problems." Based on staff's review of the project, the project will not adversely impact the operations of the airport, the future development plans that exists for the airport, the approaches to the airport runways, create noise concerns, or create public health, safety, or welfare concerns. Additionally, the project falls within a level of acceptable risk considered to be a community norm. Multiple taller structures than those proposed in the SP area exist closer to the airport and its runways, notably in the cities of Costa Mesa, Irvine, and Newport Beach. Out of an abundance of caution and consistent with past practice, the applicant will be required to record an avigation/aviation easement with both the County and the City to prevent claims, actions, or lawsuits for nuisance or interference with the use of the property against the City and John Wayne Airport. Community Engagement and Public Notification Due to the complexity and scale of the project, public outreach and notification were conducted using a variety of manners to engage broad segments of the community. Community engagement and public notification processes for the proposed Specific Plan exceed or meet the minimum requirements of the City. Upon submittal of the proposed SP to the City, staff met with the project applicant to provide information about Related Bristol Specific Plan Entitlements & Development Agreement (3600 S. Bristol St.) and Staff Resolution Modifying Parking Districts in the Surrounding Area October 1, 2024 Page 25 the various Neighborhood Associations, business groups, and other communities surrounding the project site. Moreover, staff routinely attended Neighborhood Association meetings in the vicinity of the project site to provide updates, receive feedback, and answer questions on a regular basis. Details of the public engagement components of the proposed development is also documented in the Specific Plan document. Related Bristol Welcome Center In August 2022, at the time the initial application was submitted to the City, a Welcome Center was opened by the applicant on the site. The Welcome Center was open to the public or by appointment, where individual meetings with local residents and stakeholders could be held. Over 200 meetings with interested individuals and groups have taken place at the Welcome Center since that time to hear concerns and ideas related to redevelopment of the site and establishment of the SP. Sunshine Ordinance Community Meetings, and Additional Community and Neighborhood Association Meetings In accordance with Article 11.11 of the SAMC, Related California hosted a first community meeting on September 7, 2022. There were 3,300 notices mailed to advertise the event, which was held at Saddleback High School. Approximately 250 interested parties attended the meeting. The meeting was held using a format with individual stations by topic. Based on the first Sunshine Meeting the following were identified as key community priorities: • Community Meeting Places, a place to meet neighbors and build community; • Security and Safety. Desire for a police substation on the site; • Mobility, Traffic, and Parking. Controlled traffic, intuitive and well -serviced parking for visitors and residents, and better infrastructure for pedestrians and cyclists; and • Neighborhood Retail. Retail offerings that include local shops, a grocery, bank, and multiple dining experiences, with a mix of new uses and keeping favorite existing uses. Pursuant to Sunshine Ordinance requirements, a second community meeting was held on November 16, 2022. There were 3,300 notices mailed to advertise the event, which was held at the Westin Hotel. Approximately 80 interested parties attended the meeting. A presentation was given, which introduced the Related Bristol developer's company, site history, SP and project vision, open space, site plan layout, amenities and services, and a summary of the feedback received from the community so far. The public was invited to provide questions and comments. Following the presentation, a panel spent Related Bristol Specific Plan Entitlements & Development Agreement (3600 S. Bristol St.) and Staff Resolution Modifying Parking Districts in the Surrounding Area October 1, 2024 Page 26 approximately one hour and twenty minutes addressing questions submitted by the audience. In addition to the Sunshine Ordinance community meetings, the applicant has held over 200 meetings with local and regional stakeholders and met with 18 individual Neighborhood Associations on 18 separate occasions. These Neighborhood Associations and communities include: Metro Classic, Sandpointe, South Coast, Rosewood Baker, Morning Sunwood, Thornton Park, Wilshire Square, Floral Park, French Park, Republic Homes, South Coast Shores, as well as St. Albans condominiums. The applicant also met with 12 community organizations and 11 business organizations, either at the Welcome Center project site or by partaking in community events, such as outdoor concerts, the Downtown Santa Ana ArtWalk, and community and service organization meetings. Lastly, the applicant has met with existing businesses on the project site to inform various small and large businesses of the proposed SP. Planning Commission Work -Study Session A Planning Commission work-study session was held on March 13, 2023, during which members of the Planning Commission were provided a presentation on the draft specific plan, its status at the time of the work-study session, and an opportunity to provide general comments and pose questions. The public comment portion of the meeting was opened to allow for any project -related public comment on the project. General comments and questions received during this workshop are detailed in the Specific Plan document, but centered primarily on infrastructure and improvements, traffic, permissible uses, housing, fiscal impacts, parking, public safety, subdivisions, community engagement, and retention of existing onsite businesses and services. Online Content The applicant created a project website to gather input from those who could not attend in -person meetings. The applicant's website includes a section on Questions and Answers (Q&A) as well as polling and is available in the English, Spanish, Vietnamese, and Chinese. According to the applicant, to date over 1,400 responses have been given to the Q&A and polling. Further, a project email and phone number was established to provide further opportunities to provide input. Lastly, the applicant's online outreach included social media webpages and advertisements designed to solicit feedback on the project. As required by the Sunshine Ordinance, the City also established a project webpage. The webpage has been routinely updated with Sunshine Ordinance meeting materials, project information, key meeting dates, draft environmental documents, and the draft specific plan. The webpage also contains the City's contact information with a direct Related Bristol Specific Plan Entitlements & Development Agreement (3600 S. Bristol St.) and Staff Resolution Modifying Parking Districts in the Surrounding Area October 1, 2024 Page 27 phone number and email to the case planner. As of the date of the publication of this report, over three -dozen individuals had contacted the City directly to obtain additional information about the project. Lastly, City staff have made themselves available on a regular basis to answer the community's questions about the proposed development through in -person meetings. Community members who contacted staff to learn more about the project were invited meet with staff to learn how to understand the draft environmental documents and the draft Specific Plan, and to answer broader questions about the General Plan Update and its environmental documentation. These individuals were also added to the City's notification list for the project. Mandatory Notification Measures Project notifications were posted, published, and mailed in accordance with City and State regulations. Copies of the public notice, including a 2,000-foot notification radius map, and the site posting are provided in Exhibit 13. In addition, staff contacted the provided contacts for the Sandpointe, South Coast, Republic Homes, Metro Classic, Morning Sunwood, Thornton Park, Sunwood Central, and the Rosewood Baker Neighborhood Associations to ensure they were aware of the project and public hearing. ENVIRONMENTAL IMPACT OF THE RELATED BRISTOL SPECIFIC PLAN, ENTITLEMENTS & DEVELOPMENT AGREEMENT General Plan Update (GPU) Final Program Environmental Impact Report (Final PEIR) In April 2022, the City certified the GPU Final PEIR (SCH No. 2020029087) and adopted the GPU. The GPU Final PEIR is a Program Environmental Impact Report (PEIR) that examines the existing environment and the total scope of environmental effects that would occur as a result of buildout of the GPU land uses. As a Program EIR, the document comprehensively evaluated the potential environmental impacts stemming from adoption of the General Plan Update and subsequent implementing projects. Moreover, this type of EIR allows subsequent implementing activities, such as the proposed Specific Plan, to be evaluated through "tiering." Tiering refers to the coverage of general matters in broader EIRs, such as the GPU Final PEIR, with subsequent narrower EIRs or ultimately site -specific EIRs incorporating by reference the general discussions and concentrating solely on the issues specific to the EIR subsequently prepared, such as in the case of the Related Bristol Specific Plan's Supplemental EIR, which has been prepared for the Project. Tiering is appropriate when the sequence of EIRs is (1) from a general plan, policy, or program EIR to a program, plan, or policy EIR of lesser scope or to a site -specific EIR, (2) from an EIR on a specific action at an early stage to a subsequent EIR or a supplement to an EIR at a later stage. Related Bristol Specific Plan Entitlements & Development Agreement (3600 S. Bristol St.) and Staff Resolution Modifying Parking Districts in the Surrounding Area October 1, 2024 Page 28 The Project site is located within the South Bristol Street Focus Area and has a land use designation of District Center -High (DC-5), which has a maximum Floor Area Ratio (FAR) of 5.0, or 125 dwelling units per acre (du/ac) and a maximum height of 25 stories that allows up to 8,958,114 SF of mixed uses, inclusive of residential uses, within the Project site. This level of redevelopment was included in the GPU Final PEIR buildout, and applicable mitigation measures were identified, as necessary, to reduce impacts. A project is consistent with the GPU if the development density does not exceed what was contemplated and analyzed for the parcel(s) in the certified GPU EIR and complies with the associated standards applicable to that development density (State CEQA Guidelines Section 15183(i)(2)/Public Resources Code Section 21000 et seq.). Development density standards can include the number of dwelling units per acre, the number of people in a given area, FAR, and other measures of building intensity, building height, size limitations, and use restrictions. Supplemental Environmental Impact Report (SEIR) In compliance with the California Environmental Quality Act (CEQA), and as required by Public Resources Code (PRC) section 2116t, and CEQA Guidelines section 15162, the City of Santa Ana has prepared a Supplemental EIR (SEIR) that evaluates the potential of the proposed Project to result in new or substantially greater environmental impacts than previously identified in the GPU Final PEIR. The City's certified PEIR examines the impacts associated with buildout of the Santa Ana General Plan. Once a Program EIR is prepared, subsequent activities within the program or changes to the program must be evaluated to determine whether additional CEQA documentation needs to be prepared. The Project site is within the South Bristol Street Focus Area and development of the site was analyzed in the FEIR at a programmatic level at 5.0 floor area ratio and 125 dwelling units per unit assumption per the General Plan District Center -High (DC-5) designation. The Related Bristol Specific Plan proposes the phased redevelopment of site, consistent with the General Plan District Center -High (DC-5) land use designation, and the City conducted project -level analysis to determine if the development of the Project would involve new significant environmental effects or a substantial increase in the impacts that were previously identified GPU Final PEIR. Following this project -level analysis, the City of Santa Ana prepared an SEIR that evaluated the potential of the proposed Project to result in new or substantially greater impacts than previously identified; applied the mitigation measures prescribed in the GPU FEIR; and where new or more significant impacts were identified, included Project specific mitigation measures. In addition, where impacts could not be mitigated to below a less than significant level, the SEIR made new significant and unavoidable findings Related Bristol Specific Plan Entitlements & Development Agreement (3600 S. Bristol St.) and Staff Resolution Modifying Parking Districts in the Surrounding Area October 1, 2024 Page 29 The Project's SEIR also provides information regarding short-term, long-term, direct, indirect, and cumulative environmental effects of the Project. It identifies feasible mitigation measures and alternatives that would minimize or eliminate the potentially significant impacts associated with implementation of the Project. SEIR's Notice of Preparation (NOP) On March 17, 2023, the City sent to the Office of Planning and Research and each responsible trustee agency a Notice of Preparation (NOP), stating that a Supplemental Environmental Impact Report (SEIR) would be prepared. A total of 20 comments were received during the 30-day NOP period which began on March 17, 2023 and ended on April 17, 2023. Pursuant to PRC section 21083.9 and CEQA Guidelines Sections 15082(c)(1) and 15083, the City hosted a public scoping meeting on March 30, 2023 to solicit comments on the scope of the environmental review of the proposed Project. Approximately 60 residents attended the meeting and raised concerns about traffic, pedestrian safety, population growth, aesthetics, and if cumulative impacts would be adequately considered. These issues were addressed in the Draft SEIR. SEIR Scoping Meeting The City hosted a public scoping meeting for the draft SEIR on March 30, 2023 to solicit comments on the scope of the environmental review of the proposed Project. Approximately 60 residents attended the meeting and raised concerns about traffic, pedestrian safety, population growth, aesthetics, and if cumulative impacts would be adequately considered. Participants were encouraged to submit comments on paper or via email to ensure inclusion in the draft SEIR and environmental analyses. Draft and Final SEIR Public Review and Availability The City determined at the onset of review and preparation based on analyses, the General Plan Final PEIR, existing site conditions, setting, and responses to the NOP, that the Project would have no impact or a less than significant impact on the following environmental topic areas and that no further, detailed analysis of these topics was required in the SEIR: Aesthetics, Agriculture and Forestry Resources, Biological Resources, Mineral Resources, and Wildfire. In particular with respect to aesthetics, Public Resources Code Section 21099 provides that "aesthetic and parking impacts of a residential, mixed -use residential, or employment center project on an infill site within a transit priority area shall not be considered significant impacts on the environment." Here, the proposed Project is located in a Transit Priority Area and therefore the SEIR did not include a detailed analysis of aesthetics. However, a discussion on the topic is included in the Land Use and Planning section of the SEIR. Related Bristol Specific Plan Entitlements & Development Agreement (3600 S. Bristol St.) and Staff Resolution Modifying Parking Districts in the Surrounding Area October 1, 2024 Page 30 For each topical area of potential significance, the SEIR evaluates impacts of the project, what was evaluated by the GPU Final PEIR, mitigation measures already in place and adopted by the GPU Final PEIR's MMRP, and project -specific mitigation measures. Section 15126.2(b) of the CEQA Guidelines requires an EIR to describe "any significant impacts, including those which can be mitigated but not reduced to a level of insignificance." Potential environmental effects of the proposed project and mitigation measures are discussed in detail throughout Chapter 5 of the SEIR. The Draft SEIR determined that mitigation measures were required to mitigate impacts to a less than significant level for the following resource areas: air quality, cultural resources, geology and soils, greenhouse gas emissions, hazards and hazardous materials, noise, and tribal cultural resources. However, the Draft SEIR concluded that despite the incorporation of all feasible mitigation measures, the proposed Project would nonetheless result in significant and unavoidable impacts to air quality and parks and recreation. Air Quality. Implementation of the proposed Project would result in short-term emissions of criteria air pollutants during Project construction and long-term emissions of criteria air pollutants from vehicular emissions, natural gas consumption, landscaping, applications of architectural coatings, and use of consumer products. The emissions from the proposed project are primarily from vehicle trips and use of consumer products that emit nitrous oxide or reactive organic gasses. The majority of the Project's emission exceedances are from consumer product and mobile sources and cannot feasibly be reduced by either the City or Project Applicant below the SCAQMD thresholds. Emissions from both consumer products and motor vehicles are controlled by State and federal standards and the City and applicant have no control over these standards. Due to the Project exceedance of the thresholds, impacts would be cumulatively considerable and significant and unavoidable. Parks and Recreation. As detailed in Section 5.12 of the SEIR (Parks and Recreation), the City currently has approximately 1.2 acres of public park and/or recreational space per every 1,000 residents, which is below the City's parkland aspirational standard of 3 acres of parkland per 1,000 residents. Based on the City's parkland aspirational standard of 3 acres of public park and/or recreational space per 1,000 residents, buildout of the project in the SP results in a need for approximately 27.7 additional acres of parkland to serve the estimated 9,238 new residents of the project site. The 13.1 acres of publicly accessible open space within a required 17.21 acres of common or private open space for residents provided by the project would be approximately 10.49 acres less than the City's parkland aspirational standard, which would exacerbate the existing citywide parkland deficiency. Although the proposed Project and cumulative projects would be required to provide park and recreational facilities, private open space, Related Bristol Specific Plan Entitlements & Development Agreement (3600 S. Bristol St.) and Staff Resolution Modifying Parking Districts in the Surrounding Area October 1, 2024 Page 31 and/or pay in -lieu fees as required by the Santa Ana Municipal Code, the impacts related to the amount of parkland within the City would be cumulatively considerable and cumulative impacts related to parks and recreational facilities would be significant. The SEIR also evaluated the following alternatives to the proposed Project that would feasibly avoid or lessen the proposed Project's significant environmental impacts while attaining most of the proposed Project's objectives: Alternative 1 (No project/No build), Alternative 2 (Reduced project alternative that reduces the commercial component to 250,000 square feet and eliminates the 250 hotel room keys), and Alternative 3 (Building of the existing zoning designations of C2 and CR, producing a maximum total of 1,032,774 square feet of commercial uses, 1,375 multi -family units, 250 hotel room keys, and 200 senior continuum of care living units). A detailed analysis of environmental impacts and feasibility of each alternative is included in the Final SEIR. A Mitigation Monitoring and Reporting Program (MMRP) has been prepared and is attached to the resolution certifying the Final Supplemental Environmental Impact Report No. 2022-01. A Statement of Overriding Considerations will be necessary should the City Council decide to approve the Project because of the significant and unavoidable impacts to air quality and parks and recreation. The Statement of Overriding Considerations and Findings for the Project is attached as Exhibit A to the same resolution. As required by CEQA Guidelines section 15087(a), the City filed a Notice of Completion with the Governor's Office of Planning and Research, State Clearinghouse, indicating that the Draft SEIR had been completed and was available for public review. On July 6, 2023, a Notice of Availability of the Draft SEIR was published and the Draft SEIR was circulated for at least a 45-day public review and comment period from July 6, 2023 through August 21, 2023. During the public comment period, copies of the Draft SEIR and technical appendices were available for review and inspection at City Hall, on the City's project webpage, and at the City of Santa Ana Public Library (Civic Center location). The City received a total of 15 comments from various individuals, organizations, or government agencies during this period, and one comment after the public review period. On August 1, 2024, the City released the Final SEIR, which contains the Draft SEIR, all technical appendices prepared in support of the Draft SEIR, all written comment letters received on the Draft SEIR, written responses to all written comment letters received on the Draft SEIR, and errata to the Draft SEIR and technical appendices. In accordance with PRC Section 21092.5, copies of the written responses to public agencies that submitted comments during the 45-day review period will be forwarded to those agencies at least 10 days prior to certification of the Final SEIR by the City Council, with copies of the Final SEIR document. Pursuant to CEQA Guidelines Section 15089(b), Related Bristol Specific Plan Entitlements & Development Agreement (3600 S. Bristol St.) and Staff Resolution Modifying Parking Districts in the Surrounding Area October 1, 2024 Page 32 lead agencies may provide an opportunity for review of the Final SEIR by the public or by commenting agencies before a project is approved, but is not required to do so; the Final SEIR is available for review on the City's website at www.santa-ana.org/related- california-bristol-specific-plan/, at the City of Santa Ana Newhope Public Library, and at City Hall. Staff recommends that the City Council certify the Final SEIR and adopt the MMRP for the Project, and adopt CEQA Findings of Fact and Statement of Overriding Considerations. The entire Final SEIR and all required components, including comments, responses, detailed analyses, and the MMRP, are contained within Exhibit 6 of this report. FISCAL IMPACT The General Plan Land Use Element requires projects proposing a zone change to evaluate economic, fiscal, and community benefits impacts through various analyses (Policy Nos. LU-2.4, LU-3.1, and Implementation Action No. 1.2). In accordance with the General Plan, the applicant provided and the City prepared and/or peer -reviewed analyses on economic impacts (EIA), fiscal impacts (FIA), land residual value (LRV), and community benefits (CBA). The EIA, FIA, LRV, and CBA reports' conclusions about the proposed project and its impacts are outlined in Tables 6a, 6b, 6c, and 6d. Tables 6a, 6b, 6c, and 6d: Key Economic, Fiscal, and Community Benefits Findings Table 6a: Key Economic Benefits Findings Topic Existing Site Proposed Project Net Change One -Time Impacts Not applicable 16,834 jobs, including Not applicable direct, indirect, and induced full- and part- time jobs; $1.5 billion in citywide one-time labor income; and $667.3 million in intermediate inputs Recurring (Ongoing) 371 direct and indirect 1,586-5,900 total direct 1,215-5,529 increased Impacts jobs and indirect jobs; jobs $337,218,792 in labor income, intermediate inputs, and other value added Jobs -Housing Balance 141,543 jobs citywide; 143,129 jobs citywide; 1,586 jobs resulting 82,058 housing units 85,808 housing units from the project; 3,750 citywide; 1.725 jobs- citywide; 1.67 jobs- new housing units; housing balance housing balance 0.055 decline jobs- Related Bristol Specific Plan Entitlements & Development Agreement (3600 S. Bristol St.) and Staff Resolution Modifying Parking Districts in the Surrounding Area October 1, 2024 Page 33 Table 6a: Key Economic Benefits Findings housing balance, resulting in a positive shift toward the direction of a 1:1 job - housing balance. Sources: I Studies prepared by Natelson Dale Group, Inc. Feb. 2023 and DTA Sep. 2023 Table 6b: Key Fiscal Impacts Findings Topic Existing Site Proposed Project Net Chan e Total Site Revenues to $3,290,327 $11,691,114 $8,400,787 the Cit 's General Fund Total Site Expenditures $471,270 $8,296,866 $7,825,596 from the City's General Fund Cost of Services Net General Fund $2,819,057 $3,394,248 $575,191 Fiscal Impact to the City Sources: Existing Site Calculations Proposed Project Estimated Net Change, from Natelson Dale Group, Calculations from Natelson based on FY22-23 data Inc. February 2023 based on Dale Group, Inc. February FY22-23 data 2023, updated by DTA March 2024 after Peer Review Table 6c: Land Residual Value Findings Topic Existing Site Proposed Project Net Change Total Net Assessed Value NAV - $2,377,266,000 Total Costs - $1,779,371,000 Excess of NAV over Costs $597,895,000 Source: Study prepared by DTA (Sep. 2023 Table 6d: Community Benefits Impacts Findings Topic Existing Site Proposed Project Net Change Housing Construction 0 units 3,750 units 3,750 units, providing a jobs -housing balance that exceeds the Statewide average of 1.260, and assisting the City with meeting its RHNA allocations Affordable Housing In- $0 Approximately $18 Approximately $18 Lieu Funds million, depending on million, depending on unit sizes and mixes unit sizes and mixes Publicly Accessible 0 acres 13.1 acres 13.1 acres of publicly Open Space accessible open space comprised of the Bristol Plaza, Bristol Green, Bristol Central Park, the Related Bristol Specific Plan Entitlements & Development Agreement (3600 S. Bristol St.) and Staff Resolution Modifying Parking Districts in the Surrounding Area October 1, 2024 Page 34 Table 6d: Community Benefits Impacts Findings Greenlink, and other plaza and landscaped areas throughout the 41-acre site Urban Design and Traditional, suburban Contemporary, iconic Enhancement of the Image of the City shopping center with mixed -use urban village City at a key gateway surface parking, no with mid- and high-rise intersection (Bristol community amenities, structures, urban Street and Sunflower and outdated buildings village street network, Avenue), capitalizing bicycle lanes, on -street on the success of parking, outdoor dining South Coast Plaza and areas, and high -quality adjacency to the 1-405 furnishings freeway Onsite Full -Service Large -format grocery Large -format grocery No change Grocery Store store currently store in Phase 1 of 2 of operating as a Vons the project, pursuant to terms of the DA Sources : Study prepared by DTA Sep. 2023 In addition to the EIA, FIA, LRV, and CBA analyses, a Market Study was prepared to evaluate impacts of the proposed project on the economic market area, including the residential, commercial, hotel, and senior continuum care living components. The study concludes that given the amenity -rich environment of the project site, its location in a market area with higher than average rents, and the relatively low vacancy rates of nearby mixed -use and multiple -family residential communities, the project's residential component could be absorbed by the market area with low vacancies and rental rates above the area average. The study also concludes that despite a net loss of 115,000 square feet of commercial space on the project site, the reconfigured commercial spaces could be absorbed into the market area with the conveniences of underground parking, onsite amenities, proximity to South Coast Plaza and the I-405 freeway, and the existing two -percent (2%) retail vacancy in a two-mile radius of the project site. The reconfigured commercial spaces are expected to command a price per of at least $40 per square foot annually, an increase of $2.47 per square foot from the current average of $37.53 per square foot annually. According to the Market Study, the proposed 250 hotel room keys could also be absorbed, given low hotel room vacancy rates in the area, and given that the SP is targeting construction of a four -star hotel, similar to the Westin at South Coast. It is estimated that the value of another hotel on the project site would be approximately $95 million, while the costs would be $64 million, leading to an "Excess Value over Costs" ratio of about 32%, a figure that would attract a developer to finance construction of a four -star hotel on the project site. Lastly, the Market Study concludes that the senior continuum care facility would be valued at approximately $106 million, with costs near Related Bristol Specific Plan Entitlements & Development Agreement (3600 S. Bristol St.) and Staff Resolution Modifying Parking Districts in the Surrounding Area October 1, 2024 Page 35 $73 million, leading to an "Excess of Value over Costs" ratio of about 36%, making the facility financially feasible on the project site. The EIA, FIA, LRV, and CBA analyses, as well as the Market Study and respective peer reviews, are provided as Exhibit 10 to this report. RESOLUTION AMENDING PERMIT PARKING DISTRICTS Separate from the Related Bristol Specific Plan Project but concurrently as an implementation of the General Plan Update (2022), it is recommended that the City Council adopt a resolution amending Resolution No. 91-088, Resolution No. 93-076, and Resolution No. 2000-062 (Exhibit 17) regarding Permit Parking District petitions. Pursuant to Article XI (commencing with Section 36-480) of Chapter 36 of the SAMC, the City Council is authorized to adopt resolutions establishing permit parking districts in which parking restrictions apply to all vehicles except those vehicles that have been issued parking permits pursuant to such Article. By Resolution Nos. 91-088, 93-076, and 2000-062, the City Council established the South Coast, the Sandpointe, and the South Metro Permit Parking Districts (Exhibit 18). Residents in these Parking Districts may petition to impose permit parking restrictions if desired by the property owners within each District. On April 19, 2022, the City Council adopted the General Plan Update. The new General Plan went into effect on May 26, 2022. The new General Plan allows for significant mixed -use redevelopment within the South Bristol Street Focus Area. As part of the General Plan implementation process and subsequent development project applications, City staff have conducted extensive outreach in the neighborhoods in and around the South Bristol Focus Area to solicit resident concerns and feedback regarding the proposed redevelopment in the area. Residents have expressed concerns that proposed development projects in the South Bristol Street Focus Area may impact available parking on neighborhood streets and have requested that the City modify existing procedures to facilitate expanded utilization and participation in the City's permit parking program. While extensive environmental review and traffic studies completed for the General Plan Update and for the Related Bristol Project evidenced that development of projects consistent with the General Plan development thresholds will not have direct impacts on parking to the surrounding residential neighborhoods, nonetheless, enhancing the ability of the various Permit Parking Districts adjacent to the South Bristol Focus Area to expand utilization and participation in the permit parking program would ease community concerns and could improve the effectiveness of the existing permit parking program. Related Bristol Specific Plan Entitlements & Development Agreement (3600 S. Bristol St.) and Staff Resolution Modifying Parking Districts in the Surrounding Area October 1, 2024 Page 36 The City is in the process of performing a Citywide parking study to, in part, evaluate Citywide permit parking program modifications. Completion of this study is not anticipated until fall of 2025 and will therefore not adequately address the near -term concerns brought forward by the Focus Area residents. To address the concerns brought forward by residents in a timely manner, staff recommends the adoption of a concurrent resolution as an implementation action of the General Plan to amend the definition of a parking block within the established Parking Districts. The current regulations require a separate permit parking petition for each individual block, which makes implementing parking restrictions in a uniform manner an arduous task for residents. The proposed amendment allows for a single permit parking petition to be considered for multiple, contiguous residential blocks such that uniform parking restrictions are implemented along multiple street segments at a time. Implementation of the restrictions will continue to require a minimum of 66% of the affected petitioned properties vote in favor of the restrictions. Upon completion of the Citywide parking study, staff will present the City Council recommended parking strategies and regulations for consideration and adoption, which may or may not include the amendments considered in the proposed resolution (Exhibit 17). General Plan Consistency of the Resolution Amending Permit Parking Districts The proposed resolution amending Resolution No. 91-088, Resolution No. 93-076, and Resolution No. 2000-062 amendment to the Residential Permit Parking program supports and is consistent with multiple General Plan goals and policies of the Mobility Element, Land Use Element, and Housing Element. Addressing relevant permit parking programs and parking impacts is identified in multiple General Plan implementation actions of the Mobility Element, Land Use Element, and Housing Element. Exhibit 19 to this staff report contains a list of all applicable General Plan goals and policies that support this recommended action. Environmental Impact of the Resolution Amending Permit Parking Districts The action to adopt a resolution amending Resolution No. 91-088, Resolution No. 93- 076, and Resolution No. 2000-062 regarding Permit Parking District petitions is not a "project" subject to CEQA and no environmental review is required. Even if the action could be construed as a CEQA "project," the proposed resolution requires no further environmental review pursuant to Section 15162 of the CEQA Guidelines. Section 15378(b) of the CEQA Guidelines defines a "Project" that is subject to CEQA review as an activity that may result in a direct or reasonably foreseeable indirect physical change in the environment, stating that "Projects do not include" ongoing Related Bristol Specific Plan Entitlements & Development Agreement (3600 S. Bristol St.) and Staff Resolution Modifying Parking Districts in the Surrounding Area October 1, 2024 Page 37 "administrative or maintenance activities, such as purchases for supplies, personnel - related actions, general policy and procedure making [Section 15378(b)(2)]" and "organizational or administrative activities of governments that will not result in direct or indirect physical changes in the environment [Section 15378(b)(5)]." The proposed amendment to Resolution No. 91-088, Resolution No. 93-076, and Resolution No. 2000-062 modifies administration of an existing parking district program by allowing a single permit parking petition to be considered for multiple, contiguous residential blocks (rather than a separate permit parking petition for each individual block). Thus, no direct or indirect physical changes in the environment will result and accordingly, the proposed resolution is not a "project" subject to CEQA. (CEQA Guidelines, Section 15060(c)(2)- (3).) In the alternative, even if the proposed resolution is a project subject to CEQA, no further environmental review is required. Section 15162 of the CEQA Guidelines requires subsequent EIRs and Negative Declarations, following certification of a previous EIR, only when one of three triggering conditions exists: (1) substantial changes are proposed in the project that will require major revisions of the EIR, (2) substantial changes occur in circumstances under which the project is being undertaken that will require major revisions in the EIR, or (3) new information of substantial importance to the project that was not known and could not have been known when the EIR was certified as complete becomes available, and this condition (1, 2, and/or 3) also would lead to new or more significant impacts. (See also Pub. Resources Code, § 21166.) In April 2022, the City certified the GPU Final PEIR (SCH No. 2020029087) and adopted the GPU. As previously discussed, the GPU Final PEIR is a Program Environmental Impact Report (PEIR) that examines the existing environment and the total scope of environmental effects that would occur as a result of buildout of the GPU land uses. The proposed resolution falls within the scope of the General Plan Update evaluated in the PEIR because it implements the goals and policies pertaining to permit parking programs and parking impacts identified in the General Plan Update. The proposed resolution therefore does not trigger any of the conditions identified in Section 15162 of the CEQA Guidelines and summarized above. Approval of the proposed resolution will not result in new or more severe impacts requiring additional environmental review of the approval action. EXHIBITS 1. Resolution certifying the Final Supplemental Environmental Impact Report No. 2022-01 , for the Related Bristol Specific Plan Project (SCH No. 2020029087), (2) adopt Environmental Findings of Fact and a Statement of Overriding Related Bristol Specific Plan Entitlements & Development Agreement (3600 S. Bristol St.) and Staff Resolution Modifying Parking Districts in the Surrounding Area October 1, 2024 Page 38 Considerations for the Project pursuant to the California Environmental Quality Act, (3) adopt the Mitigation Monitoring and Reporting Program; and (4) approve the Project 2. Resolution and findings overruling the Orange County Airport Land Use Commission's Determination of Inconsistency for the Project 3. Ordinance approving Amendment Application No. 2023-03 to establish the Related Bristol Specific Plan No. 5 and to approve a zone change for the Property located at 3600 Bristol Street from General Commercial (C2) and Commercial Residential (CR) to Related Bristol Specific Plan (SP No. 5) 4. Ordinance approving Development Agreement No. 2023-02 5. Resolution approving Vesting Tentative Tract Map No. 2023-01 (County Map No. 19272), as conditioned 6. Final Supplemental Environmental Impact Report 7. Related Bristol Specific Plan and Parking Study 8. Development Agreement 9. Vesting Tentative Tract Map 10. Economic Impact, Fiscal Impact, Residual Land Value, and Community Benefit Analyses, and Market Study 11. Sunshine Ordinance Meeting Materials 12. John Wayne Airport Land Use Commission (ALUC) and California Department of Transportation (Caltrans) Division of Aeronautics Notice of Intent to Overrule and ALUC Response 13. Consistent and Supportive General Plan Goals and Policies of the Related Bristol Specific Plan Entitlements & Development Agreement 14. Responses to Planning Commission Comments Received Prior to 3:30 PM Deadline on August 12, 2024 15. Link to Planning Commission Agenda Packet 16. Parking District Maps 17. Resolution Amending Resolution No. 91-088, Resolution No. 93-076, and Resolution No. 2000-062 18.Copy of Resolution No. 91-088, Resolution No. 93-076, and Resolution No. 2000-062 19. Consistent and Supportive General Plan Goals and Policies of the Resolution Amending Resolution No. 91-088, Resolution No. 93-076, and Resolution No. 2000-062 20. Copy of Public Notices 21. City Council Questions and Applicant Responses from the September 17, 2024 Hearing 22. City Council Questions and Staff Responses from the September 17, 2024 Hearing Submitted By: Minh Thai, Executive Director of the Planning and Building Agency and Nabil Saba, P.E., Executive Director of the Public Works Agency Approved By: Alvaro Nunez, City Manager RESOLUTION NO. 2024- A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA ANA (1) CERTIFYING THE FINAL SUPPLEMENTAL ENVIRONMENTAL IMPACT REPORT FOR THE RELATED BRISTOL SPECIFIC PLAN PROJECT (SCH NO. 2020029087), (2) ADOPTING ENVIRONMENTAL FINDINGS OF FACT AND A STATEMENT OF OVERRIDING CONSIDERATIONS FOR THE PROJECT PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT, AND (3) ADOPTING THE MITIGATION MONITORING AND REPORTING PROGRAM WHEREAS, in April 2022, the City of Santa Ana ("City") certified the General Plan Update ("GPU") Final Environmental Impact Report ("FEIR") (SCH No. 2020029087) and adopted its GPU; and WHEREAS, the GPU Land Use Element guides development by designating land uses, evaluates the potential environmental effects associated with implementation of the GPU, and addresses appropriate and feasible mitigation measures that would minimize or eliminate these impacts; and WHEREAS, the Related Bristol Specific Plan Project ("Project") site is located within the GPU South Bristol Street Focus Area and is consistent with the GPU land use designation; and WHEREAS, the Project entails, among other things, (1) demolition of the existing sixteen (16) structures on the Project Site; (2) the establishment of a new Related Bristol Specific Plan (SP No. 5) and a change of zone for the Project Site to the new Related Bristol Specific Plan (SP No. 5) designation; (3) redevelopment of the Project Site into 3,750 residential units, up to 350,000 square feet of commercial space, 250 hotel rooms, and 200 senior care units, including 6,520 onsite parking spaces, and 13.1 acres of onsite open space; and (4) approval of Vesting Tentative Tract Map ("VTTM") No. 2023- 01; and WHEREAS, the City determined that a supplemental EIR ("SEIR") to the GPU FEIR is required to evaluate the potential of the Project to result in new or substantially greater environmental impacts than previously identified in the GPU FEIR, and therefore did not prepare an initial study in accordance with State CEQA Guidelines Section 15063(a); and WHEREAS, pursuant to Section 21067 of the Public Resources Code, and State CEQA Guidelines Section 15367, the City of Santa Ana is the lead agency for the Project; and WHEREAS, pursuant to State CEQA Guidelines Section 15082, on March 17, 2023, the City sent to the Office of Planning and Research and each responsible and Resolution No. 2024-XXX Page 1 of 7 trustee agency a Notice of Preparation ("NOP"), which was also published in the Orange County Register, a newspaper of general circulation in the City of Santa Ana, stating that an environmental impact report would be prepared; and WHEREAS, twenty (20) comment letters were received in response to the NOP; and WHEREAS, pursuant to Public Resources Code Section 21083.9 and State CEQA Guidelines Sections 15082(c) and 15083, the City held a duly noticed scoping meeting on March 30, 2023, to solicit comments on the scope of the environmental review of the proposed project, and ten (10) written comments were received; and WHEREAS, a Draft Supplemental Environmental Impact Report ("Draft EIR") (SCH No. 2020029087) was prepared for the Project addressing comments received in response to the Notice of Preparation and evaluating the proposed Project's potentially significant environmental impacts; and WHEREAS, the Draft EIR determined that mitigation measures were required to mitigate impacts to a less than significant level for the following resource areas: air quality, cultural resources, geology and soils, greenhouse gas emissions, hazards and hazardous material, noise, and tribal cultural resources; and WHEREAS, the Draft EIR further concluded that despite the incorporation of all feasible mitigation measures, the proposed Project would nonetheless result in significant and unavoidable impacts relating to air quality and parks and recreation; and WHEREAS, in accordance with State CEQA Guidelines section 15085, a Notice of Completion was prepared and filed with the Office of Planning and Research on July 6, 2023; and WHEREAS, as required by State CEQA Guidelines section 15087(a), the City provided Notice of Availability of the Draft EIR to the public at the same time that the City sent Notice of Completion to the Office of Planning and Research, on July 6, 2023; and WHEREAS, during the public comment period, copies of the Draft EIR and technical appendices were available for review and inspection at City Hall, on the City's website, and at the City of Santa Ana Public Library; and WHEREAS, consistent with State CEQA Guidelines Section 15087(e), the Draft EIR was circulated for at least a 45-day public review and comment period from July 6, 2023, to August 21, 2023; and WHEREAS, during the public review and comment period, the City consulted with and requested comments from all responsible and trustee agencies, other regulatory agencies, and others pursuant to State CEQA Guidelines section 15086; and Resolution No. 2024-XXX Page 2 of 7 WHEREAS, the City received sixteen (16) written comment letters on the Draft EIR; and WHEREAS, pursuant to Public Resources Code section 21092.5, the City provided copies of its responses to commenting public agencies at least ten (10) days prior to the City's consideration of the Final EIR, on August 1, 2024; and WHEREAS, on August 1, 2024, the City released the Final EIR; and WHEREAS, the Final EIR consists of the Draft EIR, all technical appendices prepared in support thereof; all documents incorporated by reference, all written comments letters received on the Draft EIR, written responses to all written comments letters and verbal comments received on the Draft EIR, revisions to the Draft EIR and technical appendices, the Mitigation Monitoring and Reporting Program, and Statement of Overriding Considerations; and WHEREAS, on August 12, 2024, the Planning Commission conducted the public hearing to consider the Draft EIR and the Project, and solicited comments on the document. After hearing all relevant testimony from staff, the public and the City's consultant team, the Planning Commission voted to recommend that the City Council certify the EIR for the Project, adopt the Findings of Fact, the Statement of Overriding Considerations, and the Mitigation Monitoring and Reporting Program, and approve the Project; and WHEREAS, on September 17, 2024, the City Council held a duly noticed public hearing to consider the Final EIR and the Project, at which hearing members of the public were afforded an opportunity to comment and the Project was fully considered, after which the item was continued to the regularly -scheduled City Council meeting of October 1, 2024; and WHEREAS, all potentially significant adverse environmental impacts were sufficiently analyzed in the Final EIR; and WHEREAS, as contained herein, the City has endeavored in good faith to set forth the basis for its decision and recommendations on the Project; and WHEREAS, all of the requirements of the Public Resources Code and the CEQA Guidelines have been satisfied by the City in connection with the preparation of the Final EIR, which is sufficiently detailed so that all of the potentially significant environmental effects of the Project have been adequately evaluated; and WHEREAS, the Final EIR prepared in connection with the Project sufficiently analyzes the Project's potentially significant environmental impacts, and the Final EIR analyzes a range of feasible alternatives to address whether these effects can be reduced to a level of less than significant; and Resolution No. 2024-XXX Page 3 of 7 WHEREAS, the City has made certain findings of fact, as set forth in Exhibit A to this Resolution, attached hereto and incorporated herein, based upon the oral and written evidence presented to it as a whole and the entirety of the administrative record for the Project, which are incorporated herein by this reference; and WHEREAS, the City finds that the Project's environmental topics that would result in no impact, as identified in the Final EIR, are described in Section II of the Findings of Fact, attached hereto as Exhibit A; and WHEREAS, the City finds that the Project's environmental impacts that are less than significant without implementation of project -specific mitigation measures, as identified in the Final EIR, are described in Section III of the Findings of Fact, attached hereto as Exhibit A; and WHEREAS, the City finds that the Project's impacts that, without mitigation, would result in significant adverse impacts, and that upon implementation of the mitigation measures provided in the Final EIR, would be considered less than significant, are described in Section IV of the Findings of Fact, attached hereto as Exhibit A; and WHEREAS, the City finds that the Project's impacts that, even with mitigation measures, would remain significant and unavoidable are described in Section V of the Findings of Fact, attached hereto as Exhibit A; and WHEREAS, the cumulative impacts of the Project identified in the EIR and set forth herein, are described in Section VI of the Findings of Fact, attached hereto as Exhibit A; and WHEREAS, the potential significant irreversible environmental changes that would result from the proposed Project are described in Section VII of the Findings of Fact, attached hereto as Exhibit A; and WHEREAS, the existence of any growth -inducing impacts and commitment of resources resulting from the proposed Project are described in Section VIII of the Findings of Fact, attached hereto as Exhibit A; and WHEREAS, the City finds that the reasonable alternatives to the Project are described in Section IX of the Findings of Fact, attached hereto as Exhibit A; and WHEREAS, the Statement of Overriding Considerations that indicates the benefits of the Project outweigh the unavoidable significant environmental effects is described in Section X of the Findings of Fact, attached hereto as Exhibit A; and WHEREAS, all the mitigation measures identified in the Final EIR and necessary to reduce the potentially significant impacts of the Project to a level of less than significant are set forth in the Mitigation Monitoring and Reporting Program ("MMRP"), attached hereto as Exhibit B; and Resolution No. 2024-XXX Page 4 of 7 WHEREAS, prior to taking action, the City has heard, been presented with, reviewed, and considered all of the information and data in the administrative record, including but not limited to the Final EIR and all oral and written evidence presented to it during all meetings and hearings; and WHEREAS, the Final EIR reflects the independent judgment of the City and is deemed adequate for purposes of making decisions on the merits of the Project; and WHEREAS, no comments made in the public hearing conducted by City Council and no additional information submitted to the City Council have produced substantial new information requiring recirculation of the Final EIR or additional environmental review of the project under Public Resources Code Section 21092.1 and State CEQA Guidelines Section 15088.5; and WHEREAS, all other legal prerequisites to the adoption of this Resolution have occurred. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Santa Ana as follows: Section 1. The above recitals are true and incorporated herein by reference. Section 2. The City Council hereby finds that it has been presented with the Final EIR, which it has reviewed and considered, and further finds that the Final EIR is an accurate and objective statement that has been completed in full compliance with CEQA and the State CEQA Guidelines, and that the Final EIR reflects the independent judgment and analysis of the City, acting as lead agency for the Project. Section 3. The City Council declares that no evidence of new significant impacts or any new information of "substantial importance," as defined by State CEQA Guidelines Section 15088.5, has been received by the City after circulation of the Final EIR that would require recirculation of the Final EIR. Section 4. The City Council hereby: A. Certifies the Final EIR based on the entirety of the record of proceedings. B. Adopts the Findings of Fact and Statement of Overriding Considerations, attached hereto and incorporated herein as Exhibit A, after balancing the significant and unavoidable air quality and parks and recreation impacts of the proposed Project against the benefits of the proposed Project. C. Adopts the MMRP attached hereto and incorporated herein as Exhibit B, consistent with Public Resources Code Section 21081.6-1 makes implementation of the mitigation measures in the MMRP a condition of approval of the Project; and finds that Resolution No. 2024-XXX Page 5 of 7 in the event of any inconsistencies between the mitigation measures set forth herein and the MMRP, the MMRP shall control. D. Directs City staff to cause a Notice of Determination to be filed and posted with the County of Orange Registrar-Recorder/County Clerk and the State Clearinghouse within five working days of the City Council's final project approval. Section 5. The documents and materials associated with this Resolution that constitute the record of proceedings on which these findings are based are located at Santa Ana City Hall, 20 Civic Center Plaza, Santa Ana, CA 92701. The Planning Manager is the custodian of records for the record of proceedings. This information is provided pursuant to Public Resources Code section 21081.6. Section 6. This Resolution shall take effect immediately upon its adoption by the City Council, and the City Clerk shall attest to and certify the vote adopting this Resolution. ADOPTED this 1 st day of October, 2024 by the following vote: AYES: Councilmembers: NOES: Councilmembers: ABSENT: Councilmembers: ABSTENTIONS: Councilmembers: Valerie Amezcua Mayor APPROVED AS TO FORM: Sonia R. Carvalho, City Attorney By: i aun ., �, . Laura A. Rossini Chief Assistant City Attorney Resolution No. 2024-XXX Page 6 of 7 CERTIFICATE OF ATTESTATION AND ORIGINALITY I, Jennifer L. Hall, City Clerk, do hereby attest to and certify the attached Resolution No. 2024-XXX to be the original resolution adopted by the City Council of the City of Santa Ana on October 1, 2024. Date: Jennifer L. Hall City Clerk City of Santa Ana Resolution No. 2024-XXX Page 7 of 7 EXHIBIT A FINDINGS OF FACT 55394.00062\42476413.1 Related Bristol Mixed -Use Project CEQA Findings of Fact CEQA FINDINGS OF FACT FOR THE RELATED BRISTOL MIXED -USE PROJECT SANTA ANA, CALIFORNIA STATE CLEARINGHOUSE NO. 2020029087 CITY OF SANTA ANA DP NO. 2022-31 Public Resources Code section 21002 states that "public agencies should not approve projects as proposed if there are feasible alternatives or feasible mitigation measures available which would substantially lessen the significant environmental effects of such projects[.]" Section 21002 further states that the procedures required by CEQA "are intended to assist public agencies in systematically identifying both the significant effects of proposed projects and the feasible alternatives or feasible mitigation measures which would avoid or substantially lessen such significant effects." Agencies demonstrate compliance with section 21002's mandate by adopting findings before approving projects for which EIRs are required. (See Pub. Resources Code, § 21081, subd. (a); State CEQA Guidelines § 15091, subd. (a).) The approving agency must make written findings for each significant environmental effect identified in an EIR for a proposed project and must reach at least one of three permissible conclusions. • The first possible finding is that "[c]hanges or alterations have been required in, or incorporated into, the Project which avoid or substantially lessen the significant environmental effect as identified in the final EIR." (State CEQA Guidelines § 15091, subd. (a)(1)•) • The second permissible finding is that "[s]uch changes or alterations are within the responsibility and jurisdiction of another public agency and not the agency making the finding" and that "[s]uch changes have been adopted by such other agency or can and should be adopted by such other agency." (State CEQA Guidelines § 15091, subd. (a)(2).) • The third potential conclusion is that "[s]pecific economic, legal, social, technological, or other considerations, including provision of employment opportunities for highly trained workers, make infeasible the mitigation measures or project alternatives identified in the final EIR." (State CEQA Guidelines § 15091, subd. (a)(3).) Agencies must not adopt a project with significant environmental impacts if feasible alternatives or mitigation measures would substantially lessen the significant impacts. Public Resources Code section 21061.1 defines "feasible" to mean "capable of being accomplished in a successful manner within a reasonable period of time, taking into account economic, environmental, social and technological factors." State CEQA Guidelines section 15364 adds "legal" considerations as another indicium of feasibility (See also Citizens of Goleta Valley v. Board of Supervisors (1990) 52 Cal.3d 553, 565). Project objectives also inform the determination of "feasibility." (City of Del Mar v. City of San Diego (1982) 133 Cal.App.3d 401, 417.) Further, "`feasibility' under CEQA encompasses `desirability' to the extent that desirability is based on a reasonable balancing of the relevant economic, environmental, social, and technological factors." (Id.; see also Sequoyah Hills Homeowners Assn. v. City of Santa Ana CEQA Findings of Fact September 2024 Related Bristol Mixed -Use Project CEQA Findings of Fact City of Oakland (1993) 23 Cal.App.4th 704, 715.) An agency need not, however, adopt infeasible mitigation measures or alternatives (State CEQA Guidelines § 15091, subds. (a), (b)). Further, environmental impacts that are less than significant do not require the imposition of mitigation measures (Leonoff v. Monterey County Board of Supervisors (1990) 222 Cal.App.3d 1337, 1347). Notably, section 21002 requires an agency to "substantially lessen or avoid" significant adverse environmental impacts. Thus, mitigation measures that "substantially lessen" significant environmental impacts, even if not completely avoided, satisfy section 21002's mandate. (Laurel Hills Homeowners Assn. v. City Council (1978) 83 Cal.App.3d 515, 521 ("CEQA does not mandate the choice of the environmentally best feasible project if through the imposition of feasible mitigation measures alone the appropriate public agency has reduced environmental damage from a project to an acceptable level"); Las Virgenes Homeowners Federation, Inc. v. County of Los Angeles (1986) 177 Cal.App.3d 300, 309 ("[t]here is no requirement that adverse impacts of a project be avoided completely or reduced to a level of insignificance ... if such would render the Project unfeasible"). CEQA requires that the lead agency adopt mitigation measures or alternatives, where feasible, to substantially lessen or avoid significant environmental impacts that would otherwise occur. Project modification or alternatives are not required, however, where such changes are infeasible or where the responsibility for modifying the Project lies with some other agency. (State CEQA Guidelines § 15091, subds. (a), (b).) The California Supreme Court has stated, "[t]he wisdom of approving ... any development project, a delicate task which requires a balancing of interests, is necessarily left to the sound discretion of the local officials and their constituents who are responsible for such decisions. The law as we interpret and apply it simply requires that those decisions be informed, and therefore balanced." (Citizens of Goleta Valley v. Board of Supervisors, supra, 52 Cal.3d at p. 576). The City of Santa Ana has determined that based on all the evidence presented, including, but not limited to, the Final EIR, written and oral testimony given at meetings and hearings on the Project, and submission of testimony from the public, organizations and regulatory agencies, the following environmental impacts associated with the Project are: (1) less than significant and do not require mitigation; (2) potentially significant and each of these impacts would be avoided or reduced to a level of insignificance through the identified mitigation measures; or (3) significant and cannot be fully mitigated to a level of less than significant but will be substantially lessened to the extent feasible by the identified mitigation measures. City of Santa Ana 2 CEQA Findings of Fact September 2024 Related Bristol Mixed -Use Project CEQA Findings of Fact SECTION I ENVIRONMENTAL REVIEW AND PUBLIC PARTICIPATION The Final Supplemental EIR includes the Draft Supplemental Environmental Impact Report (EIR) dated July 2023, written comments on the Draft Supplemental EIR that were received during the public review period, written responses to those comments and changes to the Draft Supplemental EIR, and the Final Supplemental EIR Errata making minor corrections and revisions to the Final Supplemental EIR. In conformance with CEQA and the State CEQA Guidelines, the City of Santa Ana conducted an extensive environmental review of the Related Bristol Mixed -Use Project: • The City of Santa Ana concluded that a Supplemental EIR should be prepared, and the Notice of Preparation (NOP) was released for a 30-day public review period from March 17, 2023, through April 17, 2023. The NOP was posted at the Orange County Clerk's Office on March 16, 2023. The notice was published in the Orange County Register, a newspaper of general circulation. Under CEQA, a Lead Agency may proceed directly with preparation of the EIR without preparation of an Initial Study if it is clear that an EIR will be required (State CEQA Guidelines Section I5060[d]). The City of Santa Ana has made such a determination for this Project and has not prepared an Initial Study. • Completion of a scoping process, in which the public was invited by the City of Santa Ana to participate. The scoping meeting for the Supplemental EIR was held on March 30, 2023 at 5:30 p.m. at the McFadden Institute of Technology located at 2701 South Raitt Street in Santa Ana. The notice of a public scoping meeting was included in the NOP distributed on March 17, 2023. • Preparation of a Draft Supplemental EIR by the City of Santa Ana, which was made available for a 45-day public review period (July 6, 2023 through August 21, 20232023). The Notice of Availability (NOA) for the Draft Supplemental EIR was sent to all persons, agencies and organizations on the interest list interested persons, published in the July 6, 2023 Orange County Register, and posted at the Orange County Clerk's Office and the State Clearinghouse (SCH) at the Governor's Office of Planning and Research (OPR) on July 6, 2023. Copies of the Draft Supplemental EIR were made available for public review at the City of Santa Ana, Planning Division Counter, located at 20 Civic Center Plaza, M-20, Santa Ana, CA 92701, and the City of Santa Ana Public Library, located at 26 Civic Center Plaza, Santa Ana, CA 92701. The Draft Supplemental EIR was also available for review and download via the following City website location: https://www.santa-ana.org/related- california-bristol-specific-plan/. • The Final Supplemental EIR contains comments on the Draft Supplemental EIR, responses to those comments, revisions to the Draft Supplemental EIR, if any, and appended documents. The Final Supplemental EIR was released for a 10-day agency review period prior to certification of the Final Supplemental EIR. • Pursuant to CEQA Guidelines Section 15095, staff is directed as follows: a) copy of the Final Supplemental EIR and CEQA Findings of Fact shall be retained in the Project files; b) copy of the Final Supplemental EIR and CEQA Findings of Fact shall be provided to the City of Santa Ana 3 CEQA Findings of Fact September 2024 Related Bristol Mixed -Use Project CEQA Findings of Fact Project applicant who is responsible for providing copy of same to all CEQA "responsible" agencies. City of Santa Ana 4 CEQA Findings of Fact September 2024 Related Bristol Mixed -Use Project CEQA Findings of Fact SECTION II RESOLUTION REGARDING ENVIRONMENTAL TOPIC AREAS WITH NO IMPACT Based upon the Supplemental EIR prepared for the Project, the City determined that the Project would have no impact or a less than significant impact on the following environmental topic areas and that no further, detailed analysis of these topics was required in the Supplemental EIR: • Aesthetics • Agriculture and Forestry Resources • Biological Resources • Mineral Resources • Wildfire The evidence in support of the finding that the Project will not have a significant impact on these environmental topic areas are set forth in the Draft EIR which is incorporated by reference (Supplemental Draft EIR, pp. 5.16-7 to 5.16-12). Based upon the Supplemental EIR prepared for the Project, the City determined that the Project would have no impact on the following environmental topic areas: A. Cultural Resources Impact Finding: The Project would not cause a substantial adverse change in the significance of a historical resource pursuant to CEQA Guidelines Section 15064.5 (Draft Supplemental EIR at p. 5.2- 9). Facts in Support of Findings: The Project site does not contain any historical resources. As described in the Historical Resource Assessment that was prepared for the Project site (included as Appendix D of the Draft Supplemental EIR), 16 of the existing buildings onsite were constructed more than 45 years ago. None of the buildings were identified as meeting any historic resource criterion and do not meet the definition of a historic resource pursuant to CEQA or the City of Santa Ana. Overall, the site does not include any historic resources and implementation of the proposed Project would not impact a historic resource. Therefore, Project impacts would be less than those disclosed in the GPU FEIR, which were determined to be significant and unavoidable despite inclusion of mitigation (Draft Supplemental EIR at pp. 5.2-9 through 5.2-14). B. Energy Impact Finding: The Project would not conflict with or obstruct a state or local plan for renewable energy or energy efficiency (Draft Supplemental EIR at p. 5.3-1 3). Facts in Support of Findings: The proposed Project would be required to meet the CCR Title 24 energy efficiency standards in effect during permitting of the Project. The City's administration of the CCR Title 24 requirements includes review of design components and energy conservation measures that occurs during the permitting process, which ensures that all requirements are met. In addition, the Project would not conflict with or obstruct opportunities to use renewable energy, such as solar energy. Redevelopment of the site would not result in obstruction of opportunities for use City of Santa Ana 5 CEQA Findings of Fact September 2024 Related Bristol Mixed -Use Project CEQA Findings of Fact of renewable energy. In addition, Draft Supplemental EIR Section 5.5, Greenhouse Gas Emissions, Mitigation Measure GHG-1 requires installation of solar panels or other source of renewable electricity generation onsite to the maximum roof area available. Mitigation Measure GHG-2 requires the proposed Project to meet 2022 CALGreen Tier 2 voluntary energy efficiency standards, which surpass the building code energy efficiency requirements, and Mitigation Measure GHG-5 requires the proposed Project to install Energy Star certified or of equivalent energy efficient appliances in all residential units. Thus, the proposed Project would not conflict with or obstruct a state or local plan for renewable energy or energy efficiency, and impacts would not occur. This is consistent with the findings of the GPU FEIR, which determined that implementation of the City's GPU would not interfere with any plan for renewable energy or energy efficiency, and that no impacts would occur (Draft Supplemental EIR at pp. 5.3-13 through 5.3-15). C. Geology and Soils Impact Finding: The Project would not expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving 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. (Draft Supplemental EIR at p. 5.4-9). Facts in Support of Findings: The Project site is not located within an Alquist-Priolo Earthquake Fault Zone and no active faults are known to cross the site. The closest known active faults are associated with the San Joaquin Hills Fault, located approximately 1.3 miles northeast from the site; the Newport -Inglewood Fault Zone, approximately 4.1 miles southwest of the site (Appendix G to the Draft Supplemental EIR). The San Joaquin Hills fault does not rupture at the ground surface. Because no known faults exist on the site, the proposed Project would not expose people or structures to potential substantial adverse effects from rupture of a known earthquake fault that is delineated on an Alquist-Priolo Earthquake Fault Zoning Map or other evidence of a fault, and no impacts would occur. Therefore, impacts related to Project buildout of the site would be consistent with the impact conclusions set forth in the GPU FEIR, which determined that impacts related to surface rupture of a fault would be less than significant (Draft Supplemental EIR at p. 5.4-9). Impact Finding: The Project would not expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving landslides (Draft Supplemental EIR at p. 5.4-10). Facts in Support of Findings: The proposed Project site is located in a seismically active region subject to strong ground shaking. However, as described previously, the Geotechnical Report (included as Appendix G to the Draft Supplemental EIR) describes that the Project site is generally level and no hills or slopes are adjacent to the site. In addition, the site is not within a seismically induced landslide hazard zone area and is not considered potentially susceptible to seismically - induced slope instability. Thus, the Project site is not located within or adjacent to an earthquake - induced landslide area, and the proposed Project would not expose people or structures to substantial adverse effects involving landslides, and impacts related to landslides would not occur. Therefore, impacts related to Project buildout of the site would be consistent with the impact City of Santa Ana 6 CEQA Findings of Fact September 2024 Related Bristol Mixed -Use Project CEQA Findings of Fact conclusions set forth in the GPU FEIR, which determined that impacts related to landslides would be less than significant (Draft Supplemental EIR at p. 5.4-10). Impact Finding: The Project would not have soils incapable of adequately supporting the use of septic tanks or alternative wastewater disposal systems where sewers are not available for the disposal of wastewater (Draft Supplemental EIR at 5.4-1 3). Facts in Support of Findings: The Project site is currently connected to the City's sewer system. As detailed in Draft Supplemental EIR Chapter 3.0, Project Description, the Project would install a new onsite sewer system that would connect to the existing 78-inch sewer in Sunflower Avenue. The proposed Project would not use septic tanks or alternative wastewater disposal systems. As a result, no impacts related to septic tanks or alternative wastewater disposal systems would occur from implementation of the proposed Project. Therefore, impacts related to Project buildout of the site would be less than the impact conclusions set forth in the GPU FEIR, which determined that impacts related to septic tanks would be less than significant (Draft Supplemental EIR at 5.4-1 3). D. Hazards and Hazardous Materials Impact Finding: The Project would not be located on a site that is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, create a significant hazard to the public or the environment (Draft Supplemental EIR at p. 5.6-26). Facts in Support of Findings: The Phase I Environmental Site Assessment (included as Appendix J to the Draft Supplemental EIR) that was conducted database searches to determine if the Project area or any nearby properties are identified as currently having hazardous materials. The record searches determined that although the site has a history of various uses and identified as previously generating hazardous wastes and clean-up activities, the Project site is not located on or near by a site which is included on a list of hazardous materials sites pursuant to Government Code Section 65962.5. As a result, impacts related to hazards from being located on or adjacent to a hazardous materials site would not occur from implementation of the proposed Project (Draft Supplemental EIR at p. 5.6-26). Impact Finding: The Project would not expose people or structures either directly or indirectly to a significant risk of loss, injury, or death involving wildfires (Draft Supplemental EIR at p. 5.6-29). Facts in Support of Findings: The Project site is located within an urban developed area and is not located within an identified wildland fire hazard area and is not an area where residences are intermixed with wildlands. In addition, implementation of the proposed Project would be required to adhere to the following chapters of the City's Municipal Code to reduce potential fire hazards: Chapter 8.2 Uniform Building Code, Chapter 8.4 Uniform Mechanical Code, Chapter 8.5 National Electric Code, and Chapter 14 City of Santa Ana Fire Code. Additionally, the Project would be in compliance with any further guidelines from the Orange County Fire Authority (OCFA) related to fire prevention and is subject to permit approval by the City's Building Division. Therefore, the proposed Project would not expose people or structures to a significant risk of loss, injury, or death from wildfires and no impacts would occur (Draft Supplemental EIR at p. 5.6-29). City of Santa Ana 7 CEQA Findings of Fact September 2024 Related Bristol Mixed -Use Project CEQA Findings of Fact E. Hydrology and Water Quality Impact Finding: The Project is not in a flood hazard, tsunami, or seiche zone that could risk release of pollutants due to Project inundation (Draft Supplemental EIR at p. 5.7-17). Facts in Support of Findings: The FEMA FIRM for the Project area (06059CO279J) shows that the Project site is located within "Zone X," which is an area of minimal flood hazard potential outside of the 0.2 percent annual chance flood. Thus, the Project site is not located within a flood hazard area that could be inundated with flood flows and result in release of pollutants. Impacts related to flood hazards and pollutants would not occur from the Project. The Project site is over 5.9 miles from the Pacific Ocean, and outside of the Tsunami Hazard Zone identified by the California Department of Conservation. Thus, the Project site would not be inundated by a tsunami that could result in the release of pollutants, and impacts would not occur. Additionally, because the Project site is not within the vicinity of a water body, it is not at risk for seiche flood hazards. Therefore, the release of pollutants on the Project site resulting from a seiche inundation would not occur (Draft Supplemental EIR at p. 5.7-17). F. Land Use and Planning Impact Finding: The Project would not physically divide an established community (Draft Supplemental EIR at p. 5.8-19). Facts in Support of Findings: The Project site has long been developed with a shopping center that includes 16 commercial buildings with surface parking areas, vehicle circulation drives, and ornamental landscaping. The Project site is surrounded by and well connected to roadways. Areas in all directions are developed with commercial and residential uses. The proposed Project would demolish the existing development and related infrastructure on the site and provide a new mixed -use development with up to 3,750 multi -family residential units; up to 350,000 SF of commercial uses; a 250-room hotel; a senior living/continuum of care use with up to 200 units; and approximately 13.1 acres of common open space. The proposed Project would change the site from a partially underutilized shopping center to a residential and commercial mixed -use community with open space and gathering spaces, consistent with the DC-5 designation for development of transit -oriented high density urban villages. In addition, the proposed Project would not change roadways in a manner that would inhibit access or install any infrastructure that would result in physical division. The Specific Plan includes development of new onsite roadways and installation of new onsite infrastructure that would connect to existing roadways and infrastructure that are adjacent to the site. Thus, the proposed Project would not result in impacts related to physical division of an established community. This is consistent with the findings of the GPU FEIR, which determined that the GPU provides for infill redevelopment and would concentrate development in areas to take advantage of mass transit and provide mixed -use opportunities, and would not introduce any new development, roadways, or other infrastructure that would bisect existing communities or neighborhoods (Draft Supplemental EIR at pp. 5.8-19 through 5.8-20). City of Santa Ana 8 CEQA Findings of Fact September 2024 Related Bristol Mixed -Use Project CEQA Findings of Fact G. Population and Housing Impact Finding: The Project would not displace substantial numbers of existing people or housing, necessitating the construction of replacement housing elsewhere (Draft Supplemental EIR at p. 5.10- 1 1). Facts in Support of Findings: The Project site is currently developed with commercial retail buildings and there is no existing housing on the Project site. The proposed Project would implement new housing on the site, where none currently exists. Therefore, the proposed Project would not result in displacement of substantial numbers of people, such that construction of replacement housing elsewhere would be necessary. As a result, impacts would not occur and would be consistent with those identified in the GPU FEIR (Draft Supplemental EIR at p. 5.10-1 1). H. Utilities and Service Systems Impact Finding: The Project would comply with federal, State, and local statutes and regulations related to solid waste (Draft Supplemental EIR at p. 5.15-24). Facts in Support of Findings: All solid waste -generating activities within the City is subject to the requirements set forth in Section 5.408.1 of the 2016 California Green Building Standards Code that requires demolition and construction activities to recycle or reuse a minimum of 65 percent of the nonhazardous construction and demolition waste, and AB 341 that requires diversion of a minimum of 75 percent of operational solid waste. Also, the proposed senior/continuum of care housing facility would be required to comply with the California Medical Waste Management Act for proper disposal of all medical waste, which would be ensured through the State's medical permitting process. Implementation of the proposed Project would be consistent with all state regulations, as ensured through the City's development project permitting process. Therefore, the proposed Project would comply with all solid waste statute and regulations; and impacts would not occur. Thus, the impacts of the proposed Project are less than those identified by the GPU FEIR, which determined that development would be required to implement regulations related to solid waste and that impacts would be less than significant (Draft Supplemental EIR at p. 5.15-24). City of Santa Ana 9 CEQA Findings of Fact September 2024 Related Bristol Mixed -Use Project CEQA Findings of Fact This page was intentionally left blank. City of Santa Ana 10 CEQA Findings of Fact September 2024 Related Bristol Mixed -Use Project CEQA Findings of Fact SECTION III RESOLUTION REGARDING ENVIRONMENTAL IMPACTS NOT REQUIRING MITIGATION Section 15091 of the State CEQA Guidelines does not require specific findings to address environmental effects that an EIR identifies as "less than significant" where no mitigation is required. These findings will nevertheless fully account for all such effects identified in the Draft Supplemental EIR in this Section III. Thus, the City hereby finds that the following potential environmental impacts of the Project are less than significant and do not require the imposition of mitigation measures: A. Air Quality Impact Finding: The Project would not result in other emissions (such as those leading to odors) adversely affecting a substantial number of people (Draft Supplemental EIR at p. 5.1 -42). Facts in Support of Findings: The proposed Project would not emit other emissions, such as those generating objectionable odors, that would affect a substantial number of people. The type of facilities that are considered to result in other emissions, such as objectionable odors, include wastewater treatments plants, compost facilities, landfills, solid waste transfer stations, fiberglass manufacturing facilities, paint/coating operations (e.g., auto body shops), dairy farms, petroleum refineries, asphalt batch plants, chemical manufacturing, and food manufacturing facilities. The proposed Project would implement a new mixed -use development including residential, open space/recreation, retail, restaurant, and other commercial development. These land uses do not involve the types of uses that would emit objectionable odors affecting a substantial number of people. During construction, emissions from construction equipment, architectural coatings, and paving activities may generate odors. However, these odors would be temporary, intermittent in nature, and would not affect a substantial number of people. The noxious odors would be confined to the immediate vicinity of the construction equipment. Also, the short-term construction -related odors would cease upon the drying or hardening of the odor -producing materials. In addition, all Project -generated solid waste would be stored in covered containers and removed at regular intervals in compliance with solid waste regulations and would not generate objectionable odors. Therefore, impacts associated with other operation- and construction - generated emissions, such as odors, would be less than significant (Draft Supplemental EIR at pp. 5.1-42 through 5.1-43). B. Cultural Resources Impact Finding: The Project would not disturb any human remains, including those interred outside of formal cemeteries (Draft Supplemental EIR at p. 5.2-15). Facts in Support of Findings: The Project site has been extensively disturbed and has not been previously used as a cemetery. Thus, impacts related to human remains are less than significant. In the unanticipated event that human remains are found during project construction activities City of Santa Ana 1 1 CEQA Findings of Fact September 2024 Related Bristol Mixed -Use Project CEQA Findings of Fact compliance with California Health and Safety Code Section 7050.5 would ensure that human remains are treated with dignity and as specified by law. Compliance with the existing California Health and Safety Code regulations would ensure impacts related to potential disturbance of human remains are less than significant. Therefore, impacts related to Project buildout of the site would be consistent with the impact conclusions set forth in the GPU FEIR, which determined that impacts to human remains would be less than significant (Draft Supplemental EIR at pp. 5.2-15 through 5.2-16). C. Energy Impact Finding: The Project would not result in potentially significant environmental impact due to wasteful, inefficient, or unnecessary consumption of energy resources, during project construction or operation (Draft Supplemental EIR at p. 5.3-8). Facts in Support of Findings: Construction During construction of the proposed Project, energy would be consumed in three general forms, petroleum -based fuels, electricity, and energy used in the production of construction materials. Construction activities related to each phase of the proposed mixed -use Project would not be expected to result in demand for fuel greater on a per -unit -of -development basis than other development projects in Southern California. As identified in Table 5.3-3 of the Draft Supplemental EIR, the overall diesel fuel consumption during construction of the proposed Project would be 529,054 gallons for Phase 1, 287,909 gallons for Phase 2, and 637,296 gallons for Phase 3. Gasoline consumption would be 384,969 gallons for Phase 1, 99,845 gallons for Phase 2, and 416,625 gallons for Phase 3. Construction contractors are required to demonstrate compliance with applicable California Air Resources Board (CARB) regulations and compliance with existing CARB idling restrictions and the use of newer engines and equipment would reduce fuel combustion and energy consumption on the Project site. Overall, construction activities would require limited energy consumption and would comply with all existing regulations. Thus, impacts related to construction energy usage would be less than significant, which is consistent with the findings of the GPU FEIR (Draft Supplemental EIR at pp. 5.3-8 through 5.3-10). Operation Once operational, the mixed -use Project would generate demand for electricity, natural gas, as well as gasoline for motor vehicle trips. Operational use of energy includes the heating, cooling, and lighting of buildings, water heating, operation of electrical systems and plug-in appliances within buildings, parking lot and outdoor lighting, and the transport of electricity, natural gas, and water to the areas where they would be consumed. As identified in Table 5.3-3 of the Draft Supplemental EIR, Project operations for Phase 1 are estimated to consume approximately 431,837 gallons of diesel fuel and 1,435,828 gallons of City of Santa Ana 12 CEQA Findings of Fact September 2024 Related Bristol Mixed -Use Project CEQA Findings of Fact gasoline fuel per year. Project operations for Phase 2 are estimated to consume approximately 181,517 gallons of diesel fuel and 570,283 gallons of gasoline fuel per year. Project operations for Phase 3 are estimated to consume approximately 261,236 gallons of diesel fuel and 868,590 gallons of gasoline fuel per year. Project operations at buildout are estimated to consume approximately 874,590 gallons of diesel fuel and 2,874,701 gallons of gasoline fuel per year. In addition, the proposed Project in Phase 1 would require approximately 17,182,736 kWh of electricity per year and approximately 279,772 therms of natural gas per year. Operation of the proposed Project in Phase 2 would require approximately 6,100,357 kWh of electricity per year and approximately 88,107 therms of natural gas per year. Operation of the proposed Project in Phase 3 would require approximately 9,271,206 kWh of electricity per year and approximately 151,580 therms of natural gas per year. Operation of the entire proposed Project at buildout would require approximately 32,554,299 kWh of electricity per year and approximately 519,459 therms of natural gas per year. The proposed mixed -use development would be required to meet the current Title 24 energy efficiency standards. The City's administration of the Title 24 requirements and the City's Climate Action Plan includes review of design components and energy conservation measures that occurs during the permitting process, which ensures that all requirements are met. The Project does not propose any operational characteristics or features that would result in excessive or wasteful use of energy. The Project would consist of an urban infill redevelopment in a Transit Priority Area (TPA) and High Quality Transit Area that would provide mixed residential, open space, and commercial (retail restaurant) uses. Since it would be undertaken on a currently developed and underutilized site, and would be located near existing offsite employment, commercial, residential, and retail destinations and in proximity to existing public bus stops and freeways, which would result in reduced vehicle trips and Vehicle Miles Traveled (VMT) in comparison to a Project of similar size and land without close access to employment, service and retail destinations, public transit, and freeways. In addition, the Project site is within an area where existing infrastructure would provide for efficient delivery of electricity and natural gas to the Project and the Project would not inhibit the development of other alternative energy sources. Furthermore, existing and future regulations are likely to result in more efficient use of all types of energy, and reduction in reliance on non- renewable sources of energy. These include the federal Energy Independence and Security Act, the state Long Term Energy Efficiency Strategic Plan, SB 350 and AB 1007, which are designed to reduce reliance on non-renewable energy resources and reduce demand by providing federal tax credits for purchasing fuel -efficient items and improving the renewable fuel, appliance, and lighting standards. Thus, operation of the proposed Project would not use large amounts of energy or fuel in a wasteful, inefficient, or unnecessary manner, and impacts would be less than significant. This is consistent with the findings of the GPU FEIR, which determined that implementation of existing regulatory requirements would ensure that energy demand associated with growth under the GPU would not be inefficient, wasteful, or unnecessary; and that energy impacts would be less than significant. Moreover, although the Project's impacts related to energy would be less than significant, mitigation measures included in the Draft Supplemental EIR for other resource areas would serve to further reduce the Project's energy use. For instance, Draft Supplemental EIR Section 5.1, Air Quality, City of Santa Ana 13 CEQA Findings of Fact September 2024 Related Bristol Mixed -Use Project CEQA Findings of Fact includes Mitigation Measures AQ-3 and AQ-4. Also, as detailed in Draft Supplemental EIR Section 5.5, Greenhouse Gas Emissions, Mitigation Measure GHG-1 requires installation of solar panels or other source of renewable electricity generation onsite to the maximum roof area available. Mitigation Measure GHG-2 requires the proposed Project to meet 2022 CALGreen Tier 2 voluntary energy efficiency standards, which surpass the building code energy efficiency requirements, and Mitigation Measure GHG-5 requires the proposed Project to install Energy Star certified or of equivalent energy efficient appliances in all residential units (Draft Supplemental EIR at pp. 5.3-10 through 5.3-13). D. Geology and Soils Impact Finding: The Project would not expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving strong seismic ground shaking (Draft Supplemental EIR at p. 5.4-9). Facts in Support of Findings: The Project site is within a seismically active region, with numerous faults capable of producing significant ground motions. The closest known active faults are associated with the San Joaquin Hills Fault, located approximately 1.3 miles northeast from the site; the Newport -Inglewood Fault Zone, approximately 4.1 miles southwest of the site (included as Appendix G to the Draft Supplemental EIR). Therefore, Project implementation could subject people and structures to hazards from ground shaking. However, seismic shaking is a risk throughout southern California, and the Project site is not at greater risk of seismic activity or impacts as compared to other areas within the region. The CBC includes provisions to reduce impacts caused by major structural failures or loss of life resulting from earthquakes or other geologic hazards. For example, Chapter 16 of the CBC contains requirements for design and construction of structures to resist loads, including earthquake loads. The CBC provides procedures for earthquake resistant structural design that include considerations for onsite soil conditions, occupancy, and the configuration of the structure including the structural system and height. The City of Santa Ana has adopted the CBC as part of the Municipal Code Chapter 8, Article 2, Division 1, which regulates all building and construction projects within the City and implements a minimum standard for building design and construction that includes specific requirements for seismic safety, excavation, foundations, retaining walls and site demolition. Structures built in the City are required to be built in compliance with the CBC. The Project would be required to adhere to the provisions of the CBC as part of the building plan check and development review process. Compliance with the requirements of the CBC for structural safety would reduce hazards from strong seismic ground shaking. Because the proposed Project would be required to be constructed in compliance with the CBC and the City's Municipal Code, which would be verified through the City's plan check and permitting process and is included as PPP GEO-1, the proposed Project would result in a less than significant impact related to strong seismic ground shaking (Draft Supplemental EIR at pp. 5.4-9 through 5.4-10). City of Santa Ana 14 CEQA Findings of Fact September 2024 Related Bristol Mixed -Use Project CEQA Findings of Fact Plans, Program and Policies: PPP GEO-1: CBC Compliance. The proposed Project is required to comply with the California Building Standards Code (CBC) as included in the City's Municipal Code as Chapter 8, Article 2, Division 1, to preclude significant adverse effects associated with seismic and soils hazards. As part of CBC compliance, CBC related and geologist and/or civil engineer specifications for the proposed Project shall be incorporated into grading plans and building specifications as a condition of construction permit approval. Impact Finding: The Project would not expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving seismic -related ground failure, including liquefaction (Draft Supplemental EIR at p. 5.4-10). Facts in Support of Findings: The Geotechnical Report (included as Appendix G to the Draft Supplemental EIR) identified that onsite soils consist of clayey soils that exist to a depth of approximately 30 feet bgs. Underlying soils include dense to very dense silty sand, poorly -graded sands, and lean clays. The highest historic groundwater on the Project site was encountered at approximately 5 feet bgs. Groundwater was encountered within onsite borings at depths between 12 feet and 16 feet bgs. However, due to the nature of the soils in the upper 50 feet, the Geotechnical Report determined that the liquefaction potential is considered low. Structures built in the City are required to be built in compliance with the CBC, as included in the City's Municipal Code as Chapter 8, Article 2, Division 1 (and in the Draft Supplemental EIR as PPP GEO-1), which regulates all building and construction projects within the City and implements a minimum standard for building design and construction that includes specific requirements for seismic safety, excavation, foundations, retaining walls and site demolition. The Geotechnical Report prepared for the Project site provides CBC seismic design criteria that are specific to the onsite soils and the potential liquefaction and settlement. Compliance with the CBC, as included as PPP GEO-1, would require proper construction of building footings and foundations so that it would withstand the effects of potential ground movement, including liquefaction and settlement. The CBC, as currently adopted in the City's Municipal Code Chapter 8, Article 2, Division 1, includes provisions to reduce impacts caused by potential major structural failures or loss of life resulting from geologic hazards. The City requires the Project specific engineering design recommendations be incorporated into grading plans and building specifications as a condition of construction permit approval. Therefore, the development of the proposed Project would be required to conform to the seismic design parameters of the CBC, as included as PPP GEO-1, would reduce hazards from seismic -related ground failure, including liquefaction and settlement to a less than significant level (Draft Supplemental EIR at p. 5.4-1 0). Plans, Program and Policies: PPP GEO-1: CBC Compliance. As listed previously. Impact Finding: The Project would not result in substantial soil erosion or the loss of topsoil (Draft Supplemental EIR at p. 5.4-1 1). City of Santa Ana 15 CEQA Findings of Fact September 2024 Related Bristol Mixed -Use Project CEQA Findings of Fact Facts in Support of Findings: The City's Municipal Code Chapter 18-156, Control of Urban Runoff implements the requirements of the Orange County Municipal NPPES Storm Water Permit (Order No. R8-201 6-0001 ). All projects in the City are required to conform to the permit requirements, which includes installation of Best Management Practices (BMPs) in compliance with the NPDES permit, which establishes minimum stormwater management requirements and controls that are required to be implemented for the proposed Project. To reduce the potential for soil erosion and the loss of topsoil, a Stormwater Pollution Prevention Plan (SWPPP) is required by the Regional Water Quality Control Board (RWQCB) regulations to be developed by a QSD (Qualified SWPPP Developer). The SWPPP is required to address site -specific conditions related to specific grading and construction activities. With compliance with the City's Municipal Code, RWQCB requirements, and the BMPs in the SWPPP that is required to be prepared to implement the proposed Project, construction impacts related to erosion and loss of topsoil would be less than significant. In addition, the proposed Project includes installation of landscaping, such that during operation of the Project substantial areas of loose topsoil that could erode would not exist. Also, the onsite drainage features that would be installed by the Project have been designed to slow, filter, and slowly discharge stormwater into the offsite drainage system, which would also reduce the potential for stormwater to erode topsoil during Project operations. Furthermore, implementation of the Project requires City approval of a site -specific Water Quality Management Plan (WQMP) (included as Appendix M to the Draft Supplemental EIR), which would ensure that the City's Municipal Code, RWQCB requirements, and appropriate operational BMPs would be implemented to minimize or eliminate the potential for soil erosion or loss of topsoil to occur. As a result, potential impacts related to substantial soil erosion or loss of topsoil would be less than significant. Therefore, impacts related to Project buildout of the site would be consistent with the impact conclusions set forth in the GPU FEIR, which determined that impacts related to erosion and the loss of topsoil would be less than significant (Draft Supplemental EIR at p. 5.4-1 1). E. Hazards and Hazardous Materials Impact Finding: The Project would not emit hazardous emissions or handle hazardous or acutely hazardous materials, substances or waste within 0.25 mile of an existing or proposed school (Draft Supplemental EIR at p. 5.6-25). Facts in Support of Findings: The Project site is located 0.5 mile west from the closest school, which is Taft Elementary School, located at 500 Keller Avenue, Santa Ana. Thus, the proposed Project would not be within one -quarter mile of an existing school (Draft Supplemental EIR at p. 5.6-25). Construction Project construction would involve the use and disposal of various hazardous materials. However, all storage, handling, use, and disposal of these materials are regulated by federal and state regulations that are implemented by the City of Santa Ana during construction permitting, such as those included as PPP HAZ-1 and PPP HAZ-2. In addition, Mitigation Measure HAZ-1 would ensure that contaminated soils are not released into the environment. Also, the hazardous materials would travel to and from the site from the 1-405 freeway and South Bristol Street, which is not in the direction of the school facilities. The freeway is located to the south and the closest school is located City of Santa Ana 16 CEQA Findings of Fact September 2024 Related Bristol Mixed -Use Project CEQA Findings of Fact to the east of the site. Thus, the hazardous materials handled during construction of the proposed Project would not travel past the school facilities and potential impacts to the schools related to transport of hazardous materials would not occur (Draft Supplemental EIR at pp. 5.6-25 through 5.6-16). Operation Operation of the proposed Project includes activities related to retail commercial, restaurant, and multi -family residential development, which generally uses common hazardous materials, including: solvents, cleaning agents, paints, pesticides, batteries, and aerosol cans. Normal routine use of these products pursuant to existing regulations would not result in a significant hazard to the environment or school facilities in the vicinity of the proposed Project. Therefore, operational impacts related to nearby schools would be less than significant (Draft Supplemental EIR at p. 5.6-26). Plans, Program and Policies: PPP HAZ-1: SCAQMD Rule 1403. Prior to issuance of demolition permits, the Project applicant shall submit verification to the City Building and Safety Division that an asbestos survey has been conducted at all existing buildings located on the Project site. If asbestos or asbestos containing material is found, the Project applicant shall follow all procedural requirements and regulations of the South Coast Air Quality Management District (SCAQMD) Rule 1403. Rule 1403 regulations require that the following actions be taken: notification of SCAQMD prior to construction activity, asbestos removal in accordance with prescribed procedures, placement of collected asbestos in leak -tight containers or wrapping, and proper disposal. PPP HAZ-2: Lead. Prior to issuance of demolition permits, the Project applicant shall submit verification to the City Building and Safety Division that a lead -based paint survey has been conducted at all existing buildings located on the Project site. If lead -based paint is found, the Project applicant shall follow all procedural requirements and regulations for proper removal and disposal of the lead -based paint. CalOSHA has established limits of exposure to lead contained in dusts and fumes. Specifically, CCR Title 8, Section 1532.1 provides for exposure limits, exposure monitoring, and respiratory protection, and mandates good working practices by workers exposed to lead. Impact Finding: The Project would not result in a safety hazard or excessive noise for people residing or working in the project area for a project located within an airport land use plan or, where such plan has not been adopted, be within 2 miles of a public airport use airport or public use airport (Draft Supplemental EIR at p. 5.6-27). Facts in Support of Findings: The John Wayne Airport (SNA) is located approximately 1.4 miles southeast of the Project site. The Project site is not located within SNA's Airport Safety Zone, (as shown in Draft Supplemental EIR Figures 5.6-2 and 5.6-3) and is located outside of the airport's 60 CNEL contours (as shown on Draft Supplemental EIR Figures 5.7-2 and 5.7-3). The Airport Environs Land Use Plan (AELUP) for John Wayne Airport shows that residential land uses outside of the 60 CNEL contour are "normally consistent". However, the Project site is located within the AELUP Notification area for SNA and FAR Part 77 Notification Imaginary Surface area (shown on Draft Supplemental EIR Figure 5.6-1). City of Santa Ana 17 CEQA Findings of Fact September 2024 Related Bristol Mixed -Use Project CEQA Findings of Fact The tallest point on the buildings would be approximately 285 feet above the existing ground level, which is approximately 30 feet above sea level. Thus, the top of the tallest point on the buildings would be approximately 315 feet above sea level. Because the Project site is located 1.4 miles northwest of SNA and is not within the Airport's safety zone, the proposed Project would not result in a safety hazard. However, as shown on Figure 5.6-1, the Project site is located within the 200- foot-high imaginary surface area for SNA, and the proposed Project would extend to approximately 315 feet above sea level. Therefore, FAA notification for the proposed Project is required. In addition, the proposed Project would not result in hazards related to excessive glare, light, steam, smoke, dust, or electronic interference. Exterior lighting fixtures and security lighting would be installed in accordance with Municipal Code Division 3, Building Security Regulations, which includes specifications for shielding and intensity of security lighting. In addition, the proposed Project would not use highly reflective surfaces, and does not include large areas of glass on the buildings, as shown in the Project elevations, included in Draft Supplemental EIR Chapter 3.0, Project Description. Therefore, the proposed Project would not generate substantial sources of glare. As described in Draft Supplemental EIR Section 5.1, Air Quality, operation of the proposed residential and commercial uses would not generate substantial quantities of steam, smoke, or dust emissions. As described, dust emissions are regulated by AQMD requirements and construction related air quality emissions that could include steam, smoke, and dust emissions would be less than significant with implementation of the standard AQMD Rules listed in Draft Supplemental EIR Section 5.1, Air Quality. The proposed Project consists of residential and commercial uses that would include the use of typical electronics, such as computers, televisions, and other electronics with wireless capability. The new residential and commercial uses on the site would use similar technology to those currently used on the site which do not cause electronic interference that could affect aircraft. Thus, impacts related to electronic interference with operations of the SNA would not occur. Due to the nature of the required City approvals (i.e., the proposed Specific Plan and zoning amendment), the City of Santa Ana, pursuant to Public Utilities Code Section 21676, sent the proposed Project to the ALUC for review for consistency with the AELUP. An ALUC hearing was held on July 20, 2023 and the Project was found to be inconsistent with the ALUC policies. However, in accordance with Public Utilities Code Section 21676(B), at the August 29, 2023 City Council Hearing, the City Council initiated the first step in the overrule process by providing notice to ALUC and the California Department of Transportation Division of Aeronautics of the City's intention to overrule the ALUC's determination by providing the agencies with a Notice of Intent at least 45 days in advance of the overruling action. The City of Santa Ana may override the ALUC determination by a two-thirds majority vote by the City Council at the City Council Hearing for the Project so long as the City Council make specific consistency findings in accordance with the Public Utilities Code Section 21670. The proposed Project would comply with this ALUC notification and all other applicable rules and regulations as they pertain to SNA and airport safety. Overall, because the proposed Project is not located within the SNA Airport Safety Zone or the SNA 60 CNEL noise contour; and it would not result in hazards related to excessive glare, light, steam, smoke, dust, or electronic interference, the proposed Project would not introduce a safety hazard associated with airport operations for people residing, working, and visiting the Project site. Thus, City of Santa Ana 18 CEQA Findings of Fact September 2024 Related Bristol Mixed -Use Project CEQA Findings of Fact Project -related hazard and noise impacts associated with SNA operations would be less than significant (Draft Supplemental EIR at pp. 5.6-27 through 5.6-28). Impact Finding: The Project would not impair implementation of, or physically interfere with, an adopted emergency response plan or emergency evacuation plan (Draft Supplemental EIR at p. 5.6-28). Facts in Support of Findings: Construction The proposed construction activities, including equipment and supply staging and storage, would occur within and adjacent to the Project site and would not restrict access of emergency vehicles to the Project site or adjacent areas. The proposed Project includes construction of new driveways to the Project site, new sidewalks, and utility improvements and connections that would require the temporary closure of travel lanes, but full roadway closure and traffic detours are not expected to be necessary. Construction activities that may temporarily restrict vehicular traffic would be required to implement adequate measures to facilitate the safe passage of persons and vehicles through/around any required temporary road restrictions in accordance with Section 503 of the California Fire Code (Title 24, California Code of Regulations, Part 9), which requires that prior to any activity that would encroach into a right-of-way, the area of encroachment be safeguarded through the installation of safety devices that would be specified by the City's Building and Safety Division during the construction permitting process to ensure that construction activities would not physically interfere with emergency access or evacuation. Therefore, implementation of the Project through the City's permitting process would reduce potential construction related physical interference impacts to emergency access to a less than significant level (Draft Supplemental EIR at p. 5.6-28). Operation The Project would include vehicular access to the site from driveways along adjacent roadways. As described in Draft Supplemental EIR Section 5.13, Transportation, these driveways would provide adequate and safe circulation to, from, and through the Project site and would provide a variety of routes for emergency responders to access the Project site and surrounding areas. During operation of the Project, residents, employees, and commercial building tenants would be required to maintain adequate emergency access for emergency vehicles as required and verified by the City and the OCFA. Because the Project is required to comply with all applicable City codes, as verified by the City and OCFA, potential impacts related to emergency evacuation or emergency response plans would be less than significant (Draft Supplemental EIR at p. 5.6-28). F. Hydrology and Water Quality Impact Finding: The Project would not violate any water quality standards or waste discharge requirements or otherwise substantially degrade surface or ground water quality (Draft Supplemental EIR at p. 5.7-10). City of Santa Ana 19 CEQA Findings of Fact September 2024 Related Bristol Mixed -Use Project CEQA Findings of Fact Facts in Support of Findings: Construction Pollutants of concern during construction activities generally include sediments, trash, petroleum products, concrete waste (dry and wet), sanitary waste, and chemicals. Each of these pollutants on its own or in combination with other pollutants can have a detrimental effect on water quality. In addition, chemicals, liquid products, petroleum products (such as paints, solvents, and fuels), and concrete -related waste may be spilled or leaked during construction, which would have the potential to be transported via storm runoff into nearby receiving waters and eventually may affect surface or groundwater quality. During construction activities, excavated soil would be exposed, thereby increasing the potential for soil erosion and sedimentation to occur compared to existing conditions. In addition, during construction, vehicles and equipment are prone to tracking soil and/or spoil from work areas to paved roadways, which is another form of erosion that could affect water quality. However, the use of BMPs during construction implemented as part of a SWPPP as required by the NPDES General Construction Permit and included as PPP WQ-1 would serve to ensure that Project impacts related to construction activities resulting in a degradation of water quality would be less than significant. As detailed in the Preliminary Geotechnical Investigation Report (Included as Appendix G to the Draft Supplemental EIR), the historic highest groundwater at the site has been mapped at a depth of about 5 feet bgs and groundwater in 2022 was encountered between depths of 12 feet and 16 feet bgs. If contaminated, release of dewatered groundwater to surface waters can introduce total dissolved solids to surface waters. If groundwater or perched groundwater is encountered during construction and groundwater dewatering is necessary, it would be completed in compliance with the Groundwater Discharge Permit, as specified PPP WQ-2. Compliance with the requirements of the Groundwater Discharge Permit would ensure impacts related to waste discharge requirements and water quality standards would be less than significant during dewatering activities, and no mitigation would be required (Draft Supplemental EIR at pp. 5.7-10 through 5.7-1 1). Operation The proposed Project includes operation of retail and restaurant commercial and multi -family residential uses. Potential pollutants associated with the proposed uses include various chemicals from cleaners, pathogens from pet wastes, nutrients from fertilizer, pesticides and sediment from landscaping, trash and debris, and oil and grease from vehicles. If these pollutants discharge into surface waters, it could result in degradation of water quality. The Newport Back Bay, to which the Project site ultimately drains, is currently listed as impaired on the USEPA's 303(d) list for various pollutants. Therefore, additional pollutant discharge could create new or exacerbate existing impairments within these waterbodies, which could result in a significant impact related to water quality. However, operation of the proposed Project would be required to comply with the requirements of the Santa Ana Regional MS4 Permit and Orange County DAMP to develop of a project -specific WQMP (included as PPP WQ-3) that would describe implementation of LID infrastructure and non- structural, structural, and source control and treatment control BMPs to protect surface water quality. City of Santa Ana 20 CEQA Findings of Fact September 2024 Related Bristol Mixed -Use Project CEQA Findings of Fact In addition, the proposed Project would install a vegetated biotreatment system for water quality treatment, which have been sized to treat runoff from the Design Capture Storm (85th percentile, 24-hour) from the proposed Project. As storm water passes down through the planting soil, pollutants are filtered, adsorbed, biodegraded and sequestered by the soil and plants, functioning similar to bioretention systems. The discharge chamber at the end of the unit collects treated flows and discharges it into the existing and upsized storm drains. The WQMP (included as Appendix M to the Draft Supplemental EIR) is required to be approved prior to the issuance of a building or grading permit. The Project's WQMP would be reviewed and approved by the City to ensure it complies with the Santa Ana RWQCB MS4 Permit regulations. Overall, implementation of the WQMP pursuant to the existing regulations would ensure that operation of the proposed Project would not violate any water quality standards, waste discharge requirements, or otherwise degrade water quality; and impacts would be less than significant (Draft Supplemental EIR at pp. 5.7-1 1 through 5.7-12). Plans, Program and Policies: PPP WO-1: NPDES/SWPPP. Prior to issuance of any grading or demolition permits, the applicant shall provide the City Building and Safety Division evidence of compliance with the NPDES (National Pollutant Discharge Elimination System) requirement to obtain a construction permit from the State Water Resource Control Board (SWRCB). The permit requirement applies to grading and construction sites of one acre or larger. The Project applicant/proponent shall comply by submitting a Notice of Intent (NOI) and by developing and implementing a Stormwater Pollution Prevention Plan (SWPPP) and a monitoring program and reporting plan for the construction site. PPP WO-2: Groundwater Dewatering Permits. Prior to initiation of excavation activities, the Project applicant shall obtain coverage under the Santa Ana RWQCB General Waste Discharge Requirements for Discharges to Surface Waters Resulting from De Minimis Discharges or Groundwater Dewatering Operations, and/or Groundwater Cleanup/Remediation Operations at Sites within the Newport Bay Watershed Permit (Order No. R8-2019-0061, NPDES No. CAG918002), or any other subsequent permit for dewatering activities, and provide evidence of coverage to the City of Santa Ana Building and Safety Division designee. This shall include submission of a Notice of Intent (NOI) for coverage under the permit to the Santa Ana Regional Water Quality Control Board (RWQCB) at least 60 days prior to the start of excavation activities and anticipated discharge of dewatered groundwater to surface waters. Groundwater dewatering activities shall comply with all applicable provisions in the permit, including water sampling, analysis, treatment (if required), and reporting of dewatering-related discharges. Upon completion of groundwater dewatering activities, a Notice of Termination shall be submitted to the Santa Ana RWQCB. PPP WQ-3: WQMP. Prior to the approval of the Grading Plan and issuance of Grading Permits a completed Water Quality Management Plan (WQMP) shall be submitted to and approved by the City Public Works Agency. The WQMP shall identify all Post -Construction, Site Design, Source Control, and Treatment Control Best Management Practices (BMPs) that will be incorporated into the development project in order to minimize the adverse effects on receiving waters. City of Santa Ana 21 CEQA Findings of Fact September 2024 Related Bristol Mixed -Use Project CEQA Findings of Fact Impact Finding: The Project would not substantially decrease groundwater supplies or interfere with groundwater recharge such that the Project may impede sustainable groundwater management of the basin (Draft Supplemental EIR at p. 5.7-12). Facts in Support of Findings: Construction Any groundwater dewatering would be temporary and limited to the excavation area. Because of the relative size of the Project site, as compared to the water basin, and the limited scope of excavation that would be deep enough to encroach into groundwater, the volume of groundwater removed would not be substantial and would not decrease groundwater supplies or impede groundwater management. The proposed Project would comply with the requirements of Groundwater Discharge Permit, including testing and treatment, if necessary, that would be implemented through the RWQCB and the City's development permitting process (and included as PPP WQ-2). Thus, any dewatering activities during construction would result in less than significant impacts to groundwater (Draft Supplemental EIR at pp. 5.7-1 2 through 5.7-13). Operation The Orange County Basin provides approximately 76 percent of the City's water supply. The remaining supply comes from the Metropolitan Water District (23 percent) and recycled water (1 percent) (UWMP 2020). As shown on Table 5.7-1 of the Draft Supplemental EIR, the City's UWMP shows that the anticipated production of groundwater would remain steady from 2025 through 2045 and that in 2045 approximately 84.4 percent of supply would be from the Orange County Basin and 14.9 percent from imported/purchased sources. As detailed in Section 5.15, Utilities and Service Systems of the Draft Supplemental EIR, the supply of water would be sufficient during both normal years and multiple dry year conditions between 2025 and 2045 to meet all of the City's estimated needs, including the proposed Project. Therefore, the proposed Project would not result in changes to the projected groundwater pumping that would decrease groundwater supplies. Thus, impacts related to groundwater supplies would be less than significant. In addition, the onsite soils have a low infiltration rate and do not currently provide onsite infiltration. As such, infiltration of water to the existing groundwater basin is neither currently occurring, nor would occur by the proposed Project. Therefore, impacts related to interference with groundwater recharge would be less than significant (Draft Supplemental EIR at p. 5.7-13). Plans, Program and Policies: PPP WO-2: Groundwater Dewatering Permits. As listed previously. Impact Finding: The Project would not substantially alter the existing drainage pattern of the area, including through the alteration of the course of a stream or river, in a manner which would result in a substantial erosion or siltation on- or off -site (Draft Supplemental EIR at p. 5.7-13). City of Santa Ana 22 CEQA Findings of Fact September 2024 Related Bristol Mixed -Use Project CEQA Findings of Fact Facts in Support of Findings: Construction The existing NPDES Construction General Permit and Orange County DAMP require preparation and implementation of a SWPPP by a Qualified SWPPP Developer for the proposed construction activities (included as PPP WQ-1). The SWPPP is required to address site -specific conditions related to potential sources of sedimentation and erosion and would list the required BMPs that are necessary to reduce or eliminate the potential of erosion or alteration of a drainage pattern during construction activities to a less than significant level. In addition, a Qualified SWPPP Practitioner (QSP) is required to ensure compliance with the SWPPP through regular monitoring and visual inspections during construction activities. The SWPPP would be amended and BMPs revised, as determined necessary through field inspections, in order to protect against substantial soil erosion, the loss of topsoil, or alteration of the drainage pattern. Compliance with the Construction General Permit and a SWPPP prepared by a Qualified SWPPP Developer (QSD) and implemented by a QSP (per PPP WQ-1) would prevent construction -related impacts related to potential alteration of a drainage pattern or erosion from development activities. Overall, with implementation of the existing construction regulations that would be verified by the City during the permitting approval process, impacts related to alteration of an existing drainage pattern during construction that could result in substantial erosion, siltation, and increases in stormwater runoff would be less than significant (Draft Supplemental EIR at pp. 5.7-1 3 through 5.7- 14). Operation The Project -specific Preliminary WQMP describes that the Project site currently includes 37.02 acres of impermeable surfaces, which equates to 90 percent of the site. After completion of Project construction, the site would have a 4 percent reduction in impermeable surfaces (i.e., 35.37 acres or 86 percent of the site would have impermeable surfaces). The proposed Project would maintain the existing drainage pattern. The Project includes offsite storm drain improvements pursuant to the City's Storm Drain Master Plan that involve replacing 2,230 lineal feet of the 54/60-inch storm drain with a 72-inch lateral in Sunflower Avenue and replacing a 42-inch lateral in Plaza drive with a 60-inch lateral. Treated runoff would be conveyed to the existing and upsized City of Santa Ana storm drains in the roadways adjacent to the site. From there, flows would travel to the Orange County Flood Control District Santa Ana — Gardens and then the Delhi Channel that drains to Newport Bay and the Pacific Ocean. The M54 permit and DAMP require new development projects to prepare a WQMP (included as PPP WQ-3) that is required to include BMPs to reduce the potential of erosion and/or sedimentation through site design and structural treatment control BMPs. Overall, the proposed drainage system and adherence to the existing regulations would ensure that Project impacts related to alteration of a drainage pattern and erosion/siltation from operational activities would be less than significant (Draft Supplemental EIR at pp. 5.7-14 through 5.7-15). City of Santa Ana 23 CEQA Findings of Fact September 2024 Related Bristol Mixed -Use Project CEQA Findings of Fact Plans, Program and Policies: PPP WO-1: NPDES/SWPPP. As listed previously. PPP WO-3: WQMP. As listed previously. Impact Finding: The Project would not substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river or through the addition of impervious surfaces, in a manner which would substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or offsite (Draft Supplemental EIR at p. 5.7- 15). Facts in Support of Findings: Construction Implementation of the Project requires a SWPPP (included as PPP WQ-1) that would address site specific drainage issues related to construction of the Project and include BMPs to eliminate the potential of flooding or alteration of a drainage pattern during construction activities. This includes regular monitoring and visual inspections during construction activities. Compliance with the Construction General Permit and a SWPPP prepared by a QSD and implemented by a QSP (per PPP WQ-1) as verified by the City through the construction permitting process would prevent construction -related impacts related to potential alteration of a drainage pattern or flooding on or offsite from development activities. Therefore, impacts would be less than significant (Draft Supplemental EIR at p. 5.7-15). Operation As described previously and detailed in Table 5.7-2 of the Draft Supplemental EIR, the proposed Project would result in a decrease of the 2-year, 24-hour storm runoff flowrate by 6.3 percent and the proposed Project would manage runoff with vegetated biotreatment systems that have been designed to accommodate the proposed Project design pursuant to the MS4 Permit and DAMP requirements. The units would filter, treat, and discharge runoff into the existing and upsized offsite storm drains. As part of the permitting approval process, the proposed drainage design and engineering plans would be reviewed by the City's Engineering Division to ensure that the proposed drainage would accommodate the appropriate design flows. Additionally, the City permitting process would ensure that the drainage system specifications adhere to the existing MS4 Permit and DAMP regulations, which would ensure that pollutants are removed prior to discharge. Overall, with compliance to the existing regulations as verified by the City's permitting process, Project impacts related to the capacity of the drainage system and polluted runoff would be less than significant (Draft Supplemental EIR at pp. 5.7-15 through 5.7-16). Plans, Program and Policies: PPP WO-1: NPDES/SWPPP. As listed previously. City of Santa Ana 24 CEQA Findings of Fact September 2024 Related Bristol Mixed -Use Project CEQA Findings of Fact PPP WO-3: WQMP. As listed previously. Impact Finding: The Project would not substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river or through the addition of impervious surfaces, in a manner which would create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff (Draft Supplemental EIR at p. 5.7-16). Facts in Support of Findings: Construction Implementation of the Project requires a SWPPP (included as PPP WQ-1) that would address site specific pollutant and drainage issues related to construction of the Project and include BMPs to eliminate the potential of polluted runoff and increased runoff during construction activities. This includes regular monitoring and visual inspections during construction activities. Compliance with the Construction General Permit and a SWPPP prepared by a QSD and implemented by a QSP (per PPP WQ-1) as verified by the City through the construction permitting process would prevent construction -related impacts related to increases in runoff and pollution from development activities. Therefore, impacts would be less than significant. As part of the permitting approval process, the proposed drainage design and engineering plans would be reviewed by the City's Engineering Division to ensure that the proposed drainage would accommodate the appropriate design flows. Additionally, the City permitting process would ensure that the drainage system specifications adhere to the existing MS4 Permit and DAMP regulations, which would ensure that pollutants are removed prior to discharge. Overall, with compliance to the existing regulations as verified by the City's permitting process, Project impacts related to the capacity of the drainage system and polluted runoff would be less than significant (Draft Supplemental EIR at p. 5.7-16). Operation The Project would manage increased stormwater flow with vegetated biotreatment systems that have been designed to accommodate the increased volume pursuant to the M54 permit and DAMP requirements. The units would retain, filter, treat, and slowly discharge runoff into the existing offsite drain. Additionally, the City permitting process would ensure that the drainage system accommodates new flows and that specifications adhere to the existing MS4 permit and DAMP regulations, which would ensure that pollutants are removed prior to discharge. Overall, with compliance to the existing regulations as verified by the City's permitting process, Project impacts related to the capacity of the drainage system and polluted runoff would be less than significant (Draft Supplemental EIR at p. 5.7-17). Plans, Program and Policies: PPP WO-1: NPDES/SWPPP. As listed previously. Impact Finding: The Project would not substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river or through the addition City of Santa Ana 25 CEQA Findings of Fact September 2024 Related Bristol Mixed -Use Project CEQA Findings of Fact of impervious surfaces, in a manner which would impede or redirect flood flows (Draft Supplemental EIR at p. 5.7-17). Facts in Support of Findings: The Project site does not include, and is not adjacent to, a stream or river. Implementation of the Project would not alter the course of a stream or river. In addition, according to the FEMA FIRM for the Project area (06059CO279J), the Project site is located within "Zone X," which is an area determined to be outside of the 0.2 percent annual chance flood. Therefore, there is a low potential for onsite flooding to occur. Implementation of the proposed Project would result in a decrease of impermeable surfaces from 90 percent of the site to 86 percent of the site. The Project would maintain the existing drainage pattern; and drainage would be accommodated by onsite by vegetative biotreatment systems that have been sized to accommodate the DAMP required design storm. Therefore, the Project would not result in impeding or redirecting flood flows by the addition of the impervious surfaces. As detailed previously, the City's permitting process would ensure that the drainage system specifications adhere to the existing M54 permit and DAMP regulations, and compliance with existing regulations would ensure that impacts would be less than significant (Draft Supplemental EIR at p. 5.7-17). Impact Finding: The Project would not conflict with or obstruct implementation of a water quality control plan or sustainable groundwater management plan (Draft Supplemental EIR at p. 5.7-1 8). Facts in Support of Findings: Use of BMPs during construction implemented as part of a SWPPP as required by the NPDES Construction General Permit and PPP WQ-1) and a RWQCB Groundwater Discharge Permit (implemented through PPP WQ-2) would serve to ensure that Project impacts related to construction activities resulting in a degradation of water quality would be less than significant. Thus, construction of the proposed Project would not conflict or obstruct implementation of a water quality control plan. Also, development projects are required to implement a WQMP (per the Regional MS4 Permit and PPP WQ-3) that would comply with the Orange County DAMP. The WQMP and applicable BMPs are verified as part of the City's permitting approval process, and construction plans would be required to demonstrate compliance with these regulations. Therefore, operation of the proposed Project would not conflict of obstruct with a water quality control plan. In addition, the OCWD manages basin water supply through the Basin Production Percentage (BPP), such that, the anticipated production of groundwater would remain steady from 2025 through 2040 (as shown in Draft Supplemental EIR Table 5.8-1). As detailed in Draft Supplemental EIR Section 5.15, Utilities and Service Systems, the City's supply of water listed in Draft Supplemental EIR Table 5.7-1 would be sufficient during both normal years and multiple dry year conditions between 2025 and 2045 to meet all of the City's estimated needs, including the proposed Project. Therefore, the Project would be consistent with the groundwater management plan and would not conflict with or obstruct its implementation. Thus, impacts related to water quality control plan or sustainable groundwater management plan would be less than significant (Draft Supplemental EIR at p. 5.7- 18). City of Santa Ana 26 CEQA Findings of Fact September 2024 Related Bristol Mixed -Use Project CEQA Findings of Fact Plans, Program and Policies: PPP WO-1: NPDES/SWPPP. As listed previously. PPP WQ-2: Groundwater Dewatering Permits. PPP WQ-3: WQMP. As listed previously. G. Land Use and Planning Impact Finding: The Project would not cause a significant environmental impact due to a conflict with any land use plan, policy, or regulation adopted for the purpose of avoiding or mitigating an environmental effect (Draft Supplemental EIR at p. 5.8-20). Facts in Support of Findings: 2020 RTP/SCS The 2020 RTP/SCS Goals that are relevant to the proposed Project focus largely on maximizing mobility, encouraging development patterns and densities that reduce infrastructure costs, and providing for efficiency. The proposed Project would be consistent with the applicable SCAG's 2020 RTP/SCS goals, as detailed in Draft Supplemental EIR Table 5.8-1. Therefore, implementation of the proposed Project would not result in conflict with RTP/SCS goals, and impacts would not occur (Draft Supplemental EIR at pp. 5.8-20 through 5.8-23). JWA Airport Environs Land Use Plan SNA is located approximately 1.4 miles southeast of the Project site within the AELUP Notification area and FAR Part 77 Notification area for the airport, but outside of the airport's 60 CNEL Contour. Draft Supplemental EIR Table 5.8-2 provides an assessment of the proposed Project's consistency with the AELUP for SNA. As detailed, the AELUP identifies the proposed mix -use residential land uses as normally consistent. Thus, pursuant to the AELUP for JWA, impacts related to land use compatibility would not occur (Draft Supplemental EIR at pp. 5.8-23 through 5.8-25). General Plan Land Use Designation The Project site currently has a General Plan Land Use designation of District Center -High (DC-5), which has a maximum Floor Area Ratio (FAR) of 5.0, or 125 dwelling units per acre (du/ac) and a maximum height of 25 stories that allows up to 8,733,780 SF of mixed uses, inclusive of residential uses, within the Project site. The GPU Land Use Element also states that the DC-5 designation is for "Transit -oriented and high density urban villages consisting of visually striking and dynamic buildings and spaces with a wide range and mix of residential, live -work, commercial, hotel, and employment -generating uses". The proposed Project would implement the City's GPU and the DC-5 land use designation for the Project site by removing the existing low intensity vehicle -oriented commercial development on the site and provide a new mixed -use development with up to 3,750 multi -family residential units; up to 350,000 SF of commercial uses; a 250-room hotel; a senior living/continuum of care use with up to 200 units; and approximately 1 3.1 acres of common open space that would provide pedestrian City of Santa Ana 27 CEQA Findings of Fact September 2024 Related Bristol Mixed -Use Project CEQA Findings of Fact connectivity throughout the site. The proposed Project would result in a residential density of 91 du/ac and a non-residential FAR of 2.7, which is within the DC-5 allowable residential density of up to 125 du/ac and non-residential FAR of up to 5.0. The proposed Project would provide a mix of uses, including residential, retail, and commercial services, recreation, and entertainment. In addition, the Project site is located within a Transit Priority Area (TPA) and High Quality Transit Area, and is adjacent to six bus routes that provide connections to regional transit services. Thus, the proposed Project would implement, and would not conflict with, the General Plan land use designation for the site (Draft Supplemental EIR at pp. 5.8-25 through 5.8-26). GPU Focus Area The Project site is located within the GPU South Bristol Street Focus Area. The GPU Land Use Element states that the intent of the South Bristol Street Focus Area is to create opportunities to transform auto -oriented shopping plazas to walkable, bike -friendly, and transit -friendly urban villages that incorporate a mix of high intensity office and residential living with experiential commercial uses. The proposed Project would implement the intent of the South Bristol Street Focus Area by removing the existing low intensity auto -oriented shopping center on the site and provide a new mixed -use urban village with up to 3,750 multi -family residential units; up to 350,000 SF of commercial uses; a 250-room hotel; a senior living/continuum of care use with up to 200 units; and approximately 13.1 acres of common open space that would provide pedestrian connectivity throughout the site. The proposed Project would be transit -friendly because the site is within a TPA and a High Quality Transit Area, and adjacent to six OCTA bus routes that connect to regional transportation. Additionally, the proposed Project would install on and offsite pedestrian and bicycle facilities and would include onsite bicycle parking/lockers, etc. and therefore, would be bike friendly. The proposed Project would implement the intent and GPU vision for the South Bristol Street Focus Area. Impacts related to conflict with the GPU South Bristol Street Focus Area would not occur from implementation of the proposed Project. (Draft Supplemental EIR at p. 5.8-26). Land Use Consistency The areas surrounding the Project site are developed with residential, service, office, and commercial uses. Development of the site for multi -family residential, commercial (retail/restaurant/hotel), and open space uses would integrate into the adjacent areas. The proposed Project would provide housing proximate to local employment centers, commercial retail services and restaurants for onsite residents and employees working nearby. In addition, the proposed Project would provide onsite open space and recreation activities that would integrate into the existing communities around the site. The proposed Project would provide vehicular, bicycle, and pedestrian access and would provide circulation improvements to efficiently integrate into the land uses and circulation infrastructure of the area. Overall, the proposed Project would not result in a land use inconsistency. The proposed Project would implement a mix of uses, including multi -family residential, and would provide locational efficiency as it allows people to work, live, and obtain services within a small area, which has the potential to reduce VMT in comparison to residential development that is farther from employment and services. As described throughout this Supplemental EIR, with implementation of existing City of Santa Ana 28 CEQA Findings of Fact September 2024 Related Bristol Mixed -Use Project CEQA Findings of Fact regulations, the proposed Project would not result in significant environmental impacts such as light, noise, or air quality to the adjacent existing and planned land uses. Therefore, impacts related to land use inconsistency would be less than significant (Draft Supplemental EIR at pp. 5.8-26 through 5.8-27). General Plan Goals. Policies. and Obiectives A detailed analysis of the proposed Project's consistency with the applicable goals, policies, and objectives of the City's GPU that serve to avoid or mitigate environmental impacts is provided in Table 5.8-3 of the Draft Supplemental EIR. As described, the proposed Project would be consistent with the relevant goals, policies, and objectives of the City's GPU that avoid or mitigate environmental impacts, and impacts related to conflict with a GPU policy related to an environmental effect would be less than significant (Draft Supplemental EIR at pp. 5.8-27 through 5.8-43). Zoning Designation The existing zoning of the Project site is General Commercial (C-2) north of Callen's Common, and Commercial Residential (CR) and General Commercial (C-2) south of Callen's Common, as shown on Figure 3-5, Existing Zoning, in Chapter 3.0, Project Description of the Draft Supplemental EIR. As listed previously, the C-2 zone is designated for general commercial uses that include: wholesale, automotive garages, retail, etc. Structures in the C-2 zone are limited to 35 feet in height, and 15- foot-wide yards are required adjacent to arterial streets, such as Sunflower Avenue and Bristol Street. The C-R zone is designated to integrate commercial and residential land uses that include retail and services, professional offices, one -family and multi -family dwellings, etc. with landscaped setbacks. The proposed SP zoning of the site would implement the GPU objectives for the South Bristol Street Focus Area, pursuant to the DC-5 General Plan land use designation. The proposed Specific Plan includes design guidelines for the non -auto oriented urban scale development that address site layout, building scaling and massing, building entry design, vehicle and pedestrian circulation, parking and loading area requirements, landscaping design requirements, and more. Because the proposed SP zoning would implement the existing land use designation and GPU vision for the South Bristol Street Focus Area, impacts related to conflict with a land use plan, policy, or program would not occur from implementation of the proposed Project (Draft Supplemental EIR at p. 5.8- 43). Regulations Governing Scenic Quality The proposed Specific Plan includes design guidelines that would govern scenic quality on the Project site pursuant to the DC-5 land use designation and objectives for the South Bristol Street Focus Area. Visual corridors would be protected through compliance with the proposed Specific Plan guidelines which require building setbacks from public view corridors, including a 20-foot average setback from South Bristol Street; a 15-foot average setback from MacArthur Boulevard, Sunflower Avenue, and South Plaza Drive; and a 12-foot average setback from Callen's Common, which are measured from the front of curb. Setbacks would be landscaped. Varying building setbacks and materials, along with landscaping as required by the Specific Plan design guidelines, City of Santa Ana 29 CEQA Findings of Fact September 2024 Related Bristol Mixed -Use Project CEQA Findings of Fact would implement the GPU policies governing scenic quality. Table 5.8-4 of the Draft Supplemental EIR describes the proposed Project's consistency with the relevant GPU goals and policies regarding aesthetics. As detailed, the proposed Project would be consistent with and implement the GPU policies through the design guidelines that are included in the proposed Specific Plan (Draft Supplemental EIR at pp. 5.8-43 through 5.8-48). H. Noise Impact Finding: The Project would not generate excessive groundborne vibration or groundborne noise levels (Draft Supplemental EIR at p. 5.9-30). Facts in Support of Findings: Construction Demolition, excavation, and grading activities are required for the Project and can result in varying degrees of groundborne vibration, depending on the equipment and methods used, distance to the affected structures and soil type. As indicated in Table 5.9-18 of the Draft Supplemental EIR, based on FTA data, vibration velocities from typical heavy construction equipment operations that would be used during Project construction range from 0.003 to 0.089 in/sec PPV at 25 feet from the source of activity; and would range from 0.0011 to 0.0315 in/sec PPV at 50 feet from the source of activity. All of the onsite and offsite receptors are farther than 25 feet from construction areas; and therefore, actual vibrations at sensitive receptors would be less. These vibration levels would not be sustained during the entire construction period but would occur only during the times that heavy construction equipment is operating in the vicinity of the sensitive receivers. This level of vibration would be below the Caltrans building damage threshold of 0.2 in/sec PPV and vibration standard of 0.04 in/sec PPV for human annoyance at all receiver locations. Therefore, vibration impacts would be less than significant (Draft Supplemental EIR at pp. 5.9-30 through 5.9-31). Operation Operation of the proposed commercial and multi -family uses would include heavy trucks for residents moving in and out of the rental units, product deliveries to retail and restaurant uses, and garbage trucks for solid waste disposal. Truck vibration levels are dependent on vehicle characteristics, load, speed, and pavement conditions. However, typical vibration levels for the heavy truck activity at normal traffic speeds would be approximately 0.006 in/sec PPV, based on the FTA Transit Noise Impact and Vibration Assessment. Truck movements on site would be travelling at very low speed, so it is expected that truck vibration at nearby sensitive receivers would be less than the vibration threshold of 0.08 in/sec PPV for fragile historic buildings and 0.04 in/sec PPV for human annoyance, and therefore, would be less than significant. The operational vibration impacts that would be generated by the proposed Project would be less than those identified by the GPU FEIR, which were determined to be significant and unavoidable. Therefore, operational vibration impacts related to the proposed Project would not exceed those previously identified (Draft Supplemental EIR at p. 5.9-31). Impact Finding: The Project would not expose people residing or working in the Project area to excessive airport noise related to a public airport (Draft Supplemental EIR at p. 5.9-31). City of Santa Ana 30 CEQA Findings of Fact September 2024 Related Bristol Mixed -Use Project CEQA Findings of Fact Facts in Support of Findings: The exterior noise thresholds outlined in the AELUP, multi -family residential development is considered normally consistent with exterior noise levels of less than 60 dBA CNEL, conditionally consistent with exterior noise levels between 60 and 65 dBA CNEL and normally inconsistent with exterior noise level above 65 dBA CNEL. For commercial retail land use, exterior noise levels are considered normally consistent with exterior noise levels of less than 65 dBA CNEL and conditionally consistent with exterior noise level above 65 dBA CNEL. As shown on Draft Supplemental EIR Figures 5.6-2 and 5.6-3, the Project site is located outside the airport's planned and actual (2019) 60 dBA CNEL aircraft noise level contour boundaries of SNA. Therefore, according to the AELUP, the Project residential and commercial retail land use is considered normally consistent with JWA aircraft noise exposure exterior noise level compatibility thresholds. Also, the airport -related noise at the Project site does not exceed the City's municipal code permissible noise levels. Additionally, the County's General Aviation Noise Ordinance prohibits commercial aircraft departures between the hours of 10:00 p.m. and 7:00 a.m. and arrivals between the hours of 1 1:00 p.m. and 7:00 a.m. These restrictions substantially limit the aircraft noise during the noise sensitive nighttime hours for residential use. Overall, the Project site would not be exposed to excessive noise levels from airport operations, and therefore, impacts would be less than significant (Draft Supplemental EIR at pp. 5.9-31 through 5.9-32). Pooulation and Housin Impact Finding: The Project would not induce substantial unplanned population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure) (Draft Supplemental EIR at p. 5.10-8). Facts in Support of Findings: Housing and Population Growth Draft Supplemental EIR Table 5.10-8 shows that at full occupancy the Project would house approximately 9,238 residents. As shown in Draft Supplemental EIR Table 5.10-6, the buildout population of the South Bristol Street Focus Area was identified as 19,176 persons. Therefore, the Project buildout of 9,238 residents would be 48 percent of the GPU FEIR buildout for the South Bristol Street Focus Area, and population growth from the proposed Project would not exceed the growth identified in the GPU Final EIR. Therefore, the proposed Project would not induce substantial unplanned direct growth in the area, and impacts related to housing and population growth would be less than significant (Draft Supplemental EIR at p. 5.10-8). Employment Growth The proposed site redevelopment would also include 350,000 SF of commercial space and 250 hotel rooms, which would not exceed the increase of 3,505,130 SF of non-residential space that was planned for the South Bristol Street Focus Area by the GPU. In addition, employees would be needed associated with the proposed mix of uses, including the senior/continuum of care units. The proposed Project would result in a total of 1,092 employees at buildout and full occupancy, as shown in Draft Supplemental EIR Table 5.10-9. These employees would consist of approximately 14 percent of the GPU projected increase in employment from buildout of the South Bristol Street Focus Area. Therefore, employment growth from buildout of the proposed Project would not exceed City of Santa Ana 31 CEQA Findings of Fact September 2024 Related Bristol Mixed -Use Project CEQA Findings of Fact the growth identified in the GPU Final EIR, and impacts related to employment growth would be less than significant (Draft Supplemental EIR at p. 5.10-9). Job Housina Balance The City of Santa Ana is jobs rich, with an existing jobs -housing ratio of 2.0. The proposed Project would reduce (improve) the jobs -housing ratio slightly by adding 1,092 jobs and 3,750 residential units (a ratio of 0.29 jobs per non -senior residential unit). The proposed Project would provide a regional beneficial effect of providing multi -family housing on the Project site in a jobs -rich area, where employees can easily travel to nearby employment opportunities. In addition, because the area is jobs -rich, the addition of residential units in the area would not require additional jobs that could result in growth. Conversely, the new residents would fill the need for employees that are anticipated by SCAG projections. Thus, the additional residential units would not indirectly result in the need for additional employment opportunities, which could result in growth. Therefore, this indirect impact related to growth would be less than significant. The proposed Project is located in Transit Priority Area and is in close proximity to existing transportation infrastructure that provides mobility for residents to employment opportunities within the region. The Project site is 0.5 mile from I-405, which is easily accessible via an interchange at Bristol Street. As detailed in Section 5.13, Transportation, the Orange County Transportation Agency operates seven bus routes with bus stops adjacent to the Project site. In addition, the Project site is bound by sidewalks on Bristol Street, MacArthur Boulevard, South Plaza Drive, and Sunflower Avenue; and the proposed Project would install new onsite and offsite pedestrian and bicycle facilities, which would connect to other existing pedestrian and bicycle facilities. The residents and employees of the proposed Project would have convenient access to sustainable multimodal transportation that would allow for walking, biking, and the use of existing transit, which could reduce vehicular trips and the related effects (such as traffic, air quality, greenhouse gas emissions, and noise impacts). Thus, the improved jobs -housing ratio would be an indirect physical benefit of the proposed Project (Draft Supplemental EIR at pp. 5.10-9 through 5.10-10). Infrastructure The Project site is adjacent to existing roadways that would not be extended or upsized to serve the proposed Project. Although the proposed Project includes roadway improvements, they are related to installing ingress/egress to the proposed uses on the Project site and providing a multi - modal circulation system by enhancing pedestrian and bicycle facilities. These roadway improvements would provide for efficient and multi -modal circulation to, from, and within the Project site and would not provide additional roadways or roadway capacity that could indirectly induce substantial unplanned growth in the area. As described in Section 5.15, Utilities and Service Systems of the Draft Supplemental EIR, the proposed Project would install a new onsite water infrastructure system that would connect to water pipelines adjacent to the site. The onsite improvements include construction of a new 1 2-inch water line in Bristol Paseo and replacement of the existing 12-inch water line in Callen's Common with a new 12-inch main and connection of the new onsite infrastructure to the replacement line. The City of Santa Ana 32 CEQA Findings of Fact September 2024 Related Bristol Mixed -Use Project CEQA Findings of Fact proposed Project also includes offsite infrastructure improvements that would replace an approximately 600-foot section of the existing 1 2-inch water main located at the northerly portion of Plaza Drive (immediately south of MacArthur Boulevard). The proposed Project would install a new onsite sewer system that would connect to the existing 78-inch Orange County Sanitation District (OCSD) sewer main in Sunflower Avenue As detailed in Section 5.15, Utilities and Service Systems of the Draft Supplemental EIR, the proposed Project would install a storm drain system within the onsite roadways to convey the stormwater to proposed vegetated biotreatment systems on the site and then to the existing or upgraded City storm drain systems in MacArthur Boulevard, South Plaza Drive, Sunflower Avenue, and Bristol Street. The proposed Project would upgrade the existing 54-inch reinforced concrete pipe (RCP) in Sunflower Avenue to a 72-inch RCP for 2,230 linear feet and the existing 42-inch RCP in South Plaza Drive to a 60-inch RCP for 320 linear feet; however, these upgrades would replace existing storm drain lines and are to accommodate existing stormwater volumes. As such, the proposed Project would connect to existing or upgraded storm drain infrastructure and would not result in the expansion of storm drainage facilities in a manner which could accommodate substantial unplanned growth in the area. The Project site is currently being served by the existing natural gas and electric infrastructure that is adjacent to the site. The proposed Project would install new gas and electric infrastructure onsite that would connect to the existing natural gas and electric facilities that are in the adjacent roadway easements and are provided by Southern California Gas and Southern California Electric, respectively. The gas and electric infrastructure do not require extensions or capacity enhancements that could indirectly induce substantial unplanned growth in the area. Furthermore, no infrastructure would be extended or expanded to serve areas beyond the Project site, and indirect impacts related to the extension of infrastructure would not occur from implementation of the proposed Project. Overall, the proposed Project would not result in an increase in inducement of population growth beyond that identified by the GPU FEIR that would have the potential to create a significant physical change to the environment. As a result, impacts from buildout of the proposed Project would be less than significant and less than those identified in the GPU FEIR, which were determined to be significant and unavoidable (Draft Supplemental EIR at pp. 5.10-10 through 5.10-1 1). J. Public Services Impact Finding: The Project would not result in substantial adverse physical impacts associated with the provision of new or physically altered fire service facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios and response times or other performance objectives for fire protection services (Draft Supplemental EIR at p. 5.1 1-5). Facts in Support of Findings: The proposed Project would remove the existing 16 commercial buildings and develop 3,750 multi -family residences, 200 senior/continuum of care units, 250 hotel rooms, and 350,000 SF of new commercial uses. The proposed Project would result in 9,238 residents and 1,092 employees at full occupancy. This residential and employee population is expected to create the typical range of service calls to OCFA that are largely related to medical emergencies. City of Santa Ana 33 CEQA Findings of Fact September 2024 Related Bristol Mixed -Use Project CEQA Findings of Fact The Project site is within 4 miles of 6 existing fire stations and the Project site is within a developed area that is currently served by these stations. The two nearest serving stations (Station 76 and 77) are slightly under and slightly over the response time standard 90Th percentile of 8:30 minutes. The calls for service from the additional population at the Project site could result in an increase in response times, and result in Station 76 exceeding the existing standards for service or result in Station 77 further exceeding the existing standards for service, if the calls coincide with other calls for service. However, fire protection equipment and staffing can be augmented by the City as needed (with assistance from revenue provided by the proposed Project and the fire facilities fee required per Chapter 8-46 of the Municipal Code) to expand fire protection and emergency medical staffing and equipment provided from existing stations and better accommodate simultaneous service calls. Chapter 8-46 of the Santa Ana Municipal Code requires a fire facilities fee be paid prior to the issuance of building permit for construction of buildings exceeding two stories in height, such as the buildings included in the proposed Project. The purpose of the fire facilities fee is to improve fire stations in the City and provide revenue for equipment needed to fight fires in buildings over two stories in height. The proposed Project would be required to pay a fire facilities fee to fund the improvement of existing fire facilities and provision of any needed equipment. Additionally, the proposed Project would remove the existing buildings, which were constructed pursuant to fire code standards of the early 1970s and 1980s and develop new building structures pursuant to the most recent California building and fire codes, which would improve the fire safety of the Project site compared to the existing buildings. California's building/fire codes are published in their entirety every three years and were most recently updated in 2022. As all projects within the City, the proposed Project would be required per City permitting to comply with existing regulations, including the Santa Ana Fire Code and the OCFA Fire Prevention Guideline B-09, Fire Master Plans for Commercial and Residential Development. Overall, with the six existing fire stations within approximately 4 miles of the Project site, and the first and second responding stations 0.5 mile and 2.2 miles from the proposed Project, the area has adequate nearby fire facilities to serve the proposed Project in addition to the existing service needs of the area; and construction of a new or expanded fire station would not be required as a result of the proposed Project. As provided by the OCFA 2022 Statistical Annual Report, OCFA fire stations responded to 30,604 incidents resulting in 40,244-unit responses. Of the calls for service, 75 percent (22,835) were for emergency medical calls, 2 percent (734) were for fire incidents, and 23 percent (7,035) were for other incidents, which includes: cancelled service calls, ruptures, hazardous conditions, false alarms, and miscellaneous calls. Thus, the proposed Project would not result in substantial adverse physical impacts associated with the provision of, or the need for, new or physically altered fire protection facilities. Also, existing fire protection facilities, equipment, and staffing could be augmented as needed, as disclosed within the GPU FEIR (with assistance from revenue provided by the proposed Project and the fire facilities fee required prior to the issuance of building permits per Chapter 8-46 of the Municipal Code) to expand fire protection and emergency medical staffing and equipment provided from existing stations as the stations have capacity for additional staffing. Therefore, impacts related to fire protection services would be less than significant and consistent with those identified in the GPU FEIR, which determined City of Santa Ana 34 CEQA Findings of Fact September 2024 Related Bristol Mixed -Use Project CEQA Findings of Fact that impacts related to fire protection services would be less than significant (Draft Supplemental EIR at pp. 5.1 1-5 through 5.1 1-6). Impact Finding: The Project would not result in substantial adverse physical impacts associated with the provision of new or physically altered police service facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios and response times or other performance objectives for police services (Draft Supplemental EIR at p. 5.1 1-1 2). Facts in Support of Findings: The proposed Project includes development of an administrative Police Department substation (no transfers or bookings) to be located within the commercial use area. The proposed Police Department substation would provide space for the expansion of policing services in the southern portion of the City including the ability to quickly respond to emergency calls from within the Project site. The construction and operational activities related to the new police substation are included as part of the proposed Project and would not result in any physical environmental effects beyond those identified throughout this Draft Supplemental EIR. For example, an analysis of construction emissions from building the new substation is included in Sections 5.1, Air Quality, and 5.5, Greenhouse Gas Emissions of the Draft Supplemental EIR. The proposed Project would result in an incremental increase in demands on law enforcement services but would not be significant when compared to the current demand levels. As described previously, the residential population of the Project site at full occupancy would be approximately 9,238 residents. Based on the Police Department's 2022 staffing ratio of 0.98 officers per thousand population, at buildout, the proposed Project would require 9 additional officers. These new officers would be added to the Police Department staffing and would be accommodated by the proposed administrative Police Department substation because not all 9 would work at the same time, with staggered shifts in the field and on patrol. With the additional staffing and onsite proposed administrative Police Department substation, law enforcement personnel are anticipated to be able to respond in a timely manner to emergency calls within the Project site. Because the addition of 9 additional officers, based on Project buildout assumptions, could be accommodated by the proposed administrative Police Department substation and also other existing City policing facilities, the proposed Project would not result in the requirement to construct any other new facilities or expand any of the City's existing policing facilities. Therefore, because the proposed Project incorporates a new substation as part of the proposed Project, the construction of which is analyzed in conjunction with the proposed Project, the proposed Project would not result in the need for additional new or physically altered police protection facilities offsite. The proposed substation is analyzed as part of the proposed Project and would not result in any substantial impacts beyond those identified in the Draft Supplemental EIR associated with the construction and operation of the proposed Project. As such proposed Project impacts would be consistent with those identified as part of the GPU FEIR, which determined that impacts related to police protection services would be less than significant (Draft Supplemental EIR at pp. 5.1 1 -12 through 5.1 1-13). Impact Finding: The Project would not result in substantial adverse physical impacts associated with the provision of new or physically altered school facilities, the construction of which could cause significant environmental impacts (Draft Supplemental EIR at p. 5.1 1-16). City of Santa Ana 35 CEQA Findings of Fact September 2024 Related Bristol Mixed -Use Project CEQA Findings of Fact Facts in Support of Findings: The proposed Project would develop 3,750 multi -family apartments, which would provide housing for families that have school children. As detailed in Draft Supplemental EIR Table 5.1 1-5, the proposed Project would result in 1,678 students at full occupancy. As shown in Draft Supplemental EIR Table 5.1 1-6, at buildout of the proposed Project, Jefferson Elementary School and Segerstrom High School may be over -capacity and additional or expanded facilities may be needed. However, the Santa Ana Unified School District Facilities Master Plan identifies that Jefferson Elementary School is planned for addition of a new two-story classroom building with 13,560 SF and 12 teaching stations; and Segerstrom High School is planned for a new 12,035 SF career technical education classroom building. These planned school facilities would assist in meeting future student capacity needs. In addition, the need for additional school facilities is addressed through compliance with school impact fee assessment. The existing Santa Ana Unified School District development impact fee is $4.08 per square foot for all new residential development, and $0.66 per square foot for new commercial development. Pursuant to Government Code Section 65995 applicants shall pay developer fees to the appropriate school districts at the time building permits are issued; and payment of the adopted fees provides full and complete mitigation of school impacts. As a result, impacts related to school facilities would be less than significant, which is consistent with the findings of the GPU FEIR (Draft Supplemental EIR at pp. 5.1 1-16 through 5.1 1-17). Impact Finding: The Project would not result in substantial adverse physical impacts associated with the provision of new or physically altered library facilities, the construction of which could cause significant environmental impacts (Draft Supplemental EIR at p. 5.1 1-20). Facts in Support of Findings: The proposed Project would develop 3,750 multi -family apartments, and a senior living/continuum of care use with up to 200 units, and a hotel with up to 250 rooms. Project buildout would result in approximately 9,238 additional residents, which would increase the demand for library services in the City. However, library use has declined due to the availability of online library materials and may continue to decline as the information available on the Internet increases exponentially over time (American Enterprise Institute [AEI], 2022). Property tax revenue generated by the proposed Project, as well as future and existing development, would contribute municipal funding that could be used by the City to construct future library facilities. However, the decision to construct any such facilities and the nature of any construction would be within the discretion of the City, as the entity responsible for such construction and operation of the library. As the proposed Project would be developed consistent with the buildout assumption for the site pursuant to the GPU, impacts to library services would be consistent with those identified within the GPU FEIR. Therefore, impacts to library services would be less than significant (Draft Supplemental EIR at p. 5.1 1-20). City of Santa Ana 36 CEQA Findings of Fact September 2024 Related Bristol Mixed -Use Project CEQA Findings of Fact K. Transportation Impact Finding: The Project would not conflict with a program, plan or ordinance, or policy addressing the circulation system, including transit, roadway, bicycle, and pedestrian facilities. (Draft Supplemental EIR p. 5.13-10). Facts in Support of Findings: As detailed in Table 5.13-3 of the Draft Supplemental EIR, Phase 1 of the proposed Project is forecast to generate 4,167 "net" daily trips, with 545 "net" trips in the AM peak hour and 359 "net" trips in the PM peak hour. Phase 2 of the proposed Project is forecast to generate 3,241 "net" daily trips, with 293 "net" trips in the AM peak hour and 271 "net" trips in the PM peak hour. Phase 3 of the proposed Project is forecast to generate 80 fewer "net" daily trips, with 381 "net" trips in the AM peak hour and 58 "net" trips in the PM peak hour. Operation of all three Phases at buildout of the proposed Project is anticipated to generate 7,328 net daily trips, including 1,219 AM peak hour and 688 PM peak hour trips (Draft Supplemental EIR pp. 5.13- 10 through 5.13-1 1). Roadway The proposed Project would continue to provide vehicular access to the site from the adjacent roadways, but would provide new driveways: five unsignalized right -turn only driveways and one signalized driveway along South Plaza Drive, two unsignalized right -turn only driveways along MacArthur Boulevard, three unsignalized right -turn only driveways along Bristol Street (one of which would be truck driveway), two signalized driveways on Bristol Street, and two unsignalized right - turn only driveways and one signalized driveway along Sunflower Avenue. In addition, the proposed Project would provide pedestrian and bicycle access to and through the site from installation of new and/or reconstructed landscaped sidewalks, the internal Greenlink pedestrian circulation, and Class IV bike lanes on Bristol Street, MacArthur Boulevard, and Sunflower Avenue along the Project site frontage. As shown on Figure 3-12 of the Draft Supplemental EIR, Proposed Circulation Plan, the Related Bristol Specific Plan identifies multiple circulation improvements to connect the proposed redevelopment of the site to the existing circulation system adjacent to the site in a manner that would implement efficient multi -modal circulation to, from, and within the Project site. Thus, a conflict with a program, plan, or policy related to roadway circulation would be less than significant (Draft Supplemental EIR pp. 5.13-1 1 through 5.13-13). Transit Facilities The Project site is located within a TPA and a high -quality transit corridor and is served by OCTA Routes 55, 57, 76, 86, 150, and 553. These existing transit services would continue to serve the ridership in the area and would serve residents, employees, and visitors of the Project site. The proposed Project would not alter or conflict with existing transit stops and schedules, and impacts related to transit services would not occur (Draft Supplemental EIR p. 5.1 3-13). Bicycle Facilities As detailed previously, Bristol Street has Class II bike lanes. The Related Bristol Specific Plan includes installation of a Class IV bike lane on Bristol Street, MacArthur Boulevard, and Sunflower Avenue City of Santa Ana 37 CEQA Findings of Fact September 2024 Related Bristol Mixed -Use Project CEQA Findings of Fact with a median buffer. Therefore, the proposed Project would enhance existing bicycle facilities within the Project vicinity. Implementation of the proposed Project would not conflict with existing or planned bike lanes or bicycle transportation. Thus, impacts related to bicycle facilities would not occur (Draft Supplemental EIR p. 5.1 3-13). Pedestrian Facilities Implementation of the Specific Plan would include roadway improvements within the Project site that would provide for new sidewalks where none exist currently or provide for sidewalk improvements, thereby improving pedestrian facilities and the sidewalk network. The proposed Project would also provide sidewalks throughout the Project site that would connect the different onsite uses. Therefore, the proposed Specific Plan would not conflict with pedestrian facilities, but instead would expand and provide additional facilities. Overall, impacts related to transit, bicycle, and pedestrian facilities would be less than significant. The GPU FEIR determined that growth under the GPU and improvements to the circulation system with buildout of the GPU would result in no conflicts with related policies, plans, and programs. Therefore, proposed Project impacts would be consistent with those identified in the GPU FEIR, which were determined to be less than significant (Draft Supplemental EIR p. 5.13-13). Impact Finding: The Project would not conflict or be inconsistent with CEQA Guidelines § 15064.3, subdivision (b) (Draft Supplemental EIR p. 5.1 3-21). Facts in Support of Findings: As shown on Draft Supplemental EIR Figure 5.13-2, the City of Santa Ana Traffic Impact Study Guidelines Appendix A identifies that the Project site is located within a TPA. The Project area is served by six OCTA Routes, including Routes 55, 57, 76, 86, 150, and 553. Specifically, OCTA Route 57 serves as a high -quality bus stop with headways of 15 minutes or less during weekday peak commute hours. In addition, as shown on Draft Supplemental EIR Figure 5.13-3, SCAG identifies that the Project site is within a High -Quality Transit Area. Consistent with general guidance from OPR, and CEQA Guidelines Section 15064.3(b)(1), a project that is located within a TPA or a High Quality Transit Area is presumed to have a less than significant impact related to VMT. Additionally, the proposed Project is consistent with the land uses in the RTP/SCS, which assumed the site would be constructed as an urban, mixed -use development that would reduce area VMT, consistent with the TPA designation. The Project site is within an identified Priority Growth Area pursuant to the 2020-2045 RTP/SCS based on its location within a SCAG High Quality Transit Area. The Project proposes land uses consistent with those permitted by the GPU, which is consistent with the land uses assumed for the Project site as part of the RTP/SCS. In addition, as shown in Draft Supplemental EIR Table 5.8-1, the proposed Project would be consistent with the policies set forth in the RTP/SCS. Therefore, as the proposed Project is located within both a TPA and a High -Quality Transit Area and would be developed consistent with the SCAG RTP/SCS, the proposed Project would meet this screening threshold; and impacts would be less than significant. Overall, pursuant to the City's VMT screening criteria and guidance from OPR and CEQA Guidelines Section 15064.3(b)(1), based on the site's location within a High -Quality Transit Area and a TPA City of Santa Ana 38 CEQA Findings of Fact September 2024 Related Bristol Mixed -Use Project CEQA Findings of Fact with proximity to a high -quality bus stop on Route 57, as well as the site's urban, mixed -uses consistent with the RTP/SCS, the proposed Project would result in less than significant impacts related to VMT. Therefore, proposed Project impacts would be consistent with those identified in the GPU FEIR, which determined that the infill and redevelopment pursuant to the GPU land use plan would result in less than significant impacts related to VMT (Draft Supplemental EIR pp. 5.13-21 through 5.13-22). Impact Finding: The Project would not substantially increase hazards due to a geometric design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment) (Draft Supplemental EIR at p. 5.13-22). Facts in Support of Findings: Construction During construction, construction barriers and fencing would separate the operational and construction areas of the site; and construction vehicles would have separate driveway entrances and circulation patterns that would be specified by the City's Building Safety Division in construction permitting pursuant to California fire, access, and safety code requirements to avoid incompatible uses. Also, construction worker vehicles, haul trucks, and vendor trucks, would be staged on the portion of the Project site under construction for the duration of the construction period. As part of the grading plan and building plan review processes, City permits would require appropriate permitting requirements to facilitate the passage of persons and vehicles through/around any required road closures and measures to properly route heavy-duty construction vehicles entering and leaving the site (as applicable). As a result, impacts related to vehicular circulation design features and incompatible uses during construction of the proposed Project would be less than significant. Therefore, proposed Project impacts would be consistent with those identified in the GPU FEIR, which were determined to be less than significant (Draft Supplemental EIR at p. 5.13-22). Operation The roadway improvements, restriping, and related street, and bikeway improvements of Bristol Street, MacArthur Boulevard, and Sunflower Avenue that are part of the Project would be conducted in conformance with City design standards. Compliance with existing regulations would be ensured through the City's traffic engineering review and construction permitting process. Further, the proposed Project's commercial and residential mixed uses with roadways, sidewalks, and bicycle routes would be similar to surrounding uses and would not result in incompatible vehicular uses that could increase hazards. A driveway is designated for truck deliveries, which would reduce the potential for incompatible vehicle uses between trucks and resident or visitor passenger vehicles onsite during operation. As a result, impacts related to hazardous vehicular circulation design features and incompatible uses during operation of the proposed Project would be less than significant. Therefore, Project impacts would be consistent with those identified in the GPU FEIR, which were determined to be less than significant (Draft Supplemental EIR at pp. 5.1 3-22 through 5.13-23). City of Santa Ana 39 CEQA Findings of Fact September 2024 Related Bristol Mixed -Use Project CEQA Findings of Fact Impact Finding: The Project would not result in inadequate emergency access (Draft Supplemental EIR at p. 5.1 3-23). Facts in Support of Findings: Construction During construction activities, the proposed Project could result in incompatible uses in relation to conflict between passenger vehicles from site operations and construction vehicles, such as haul trucks and vendor trucks. However, construction barriers and fencing would separate the operational and construction areas of the site; and construction vehicles would have separate driveway entrances and circulation patterns that would be specified by the City's Building Safety Division in construction permitting pursuant to California fire, access, and safety code requirements. The roadway improvements and installation of driveways that would be implemented during construction of the proposed Project could require the temporary closure of travel lanes, but full roadway closure and traffic detours are not expected to be necessary. Also the construction activities would be required to implement measures to facilitate the passage of persons and vehicles through/around any required temporary road restrictions and ensure the safety of passage in accordance with Section 503 of the California Fire Code (Title 24, California Code of Regulations, Part 9) and the City of Santa Ana Fire Code, included as Municipal Code Chapter 14, which would be ensured through the City's construction permitting process. Thus, implementation of the proposed Project through the City's permitting process would ensure existing regulations are adhered to and would reduce potential construction related emergency access impacts to a less than significant level. Therefore, Project impacts related to emergency access during construction would be consistent with those identified in the GPU FEIR, which were determined to be less than significant (Draft Supplemental EIR at pp. 5.13-23 through 5.13-24). Operation As described previously, the Project driveways would provide adequate and safe circulation to and from the Project site and would provide several routes for emergency responders to access different portions of the Project site and surrounding areas. The City's development and permitting review process would ensure that all access and circulation to and through the site would meet California Fire Code Requirements included as Municipal Code Chapter 14. Because the proposed Project is required to comply with all applicable City codes, as verified by the City and OCFA, potential impacts related to inadequate emergency access would be less than significant. Therefore, Project impacts related to emergency access would be consistent with those identified in the GPU FEIR, which were determined to be less than significant pursuant to compliance with existing regulations (Draft Supplemental EIR at p. 5.13-24). L. Utilities and Service Svstems Impact Finding: The Project would not require or result in the relocation or construction of new water facilities, or expansion of existing facilities, the construction of which could cause significant environmental effects (Draft Supplemental EIR at p. 5.15-10). City of Santa Ana 40 CEQA Findings of Fact September 2024 Related Bristol Mixed -Use Project CEQA Findings of Fact Facts in Support of Findings: The proposed Project would install a new onsite water infrastructure system that would connect to water mains adjacent to the site. The proposed Project also includes offsite infrastructure improvements that would replace a portion of the 12-inch water main in South Plaza Drive from MacArthur Boulevard to Sunflower Ave with a 12-inch water main. The new onsite and new offsite water infrastructure would convey water supplies to the proposed residences, commercial uses, and landscaping through plumbing landscaping fixtures that would be compliant with the Title 24/CALGreen Plumbing Code for efficient use of water, which would be ensured through the City's development permitting process. The proposed Project would continue to receive water supplies through the existing and improved water mains that are adjacent and near the site. This is consistent with the GPU FEIR findings that the City's water distribution system is hydraulically sound, but that due to the age and capacity of the existing water infrastructure, water main replacements would be required. Overall, the installation of new water infrastructure and improvements to offsite aged infrastructure is included as part of the proposed Project and would not result in any physical environmental effects beyond those identified throughout the Draft Supplemental EIR. For example, analysis of construction emissions for excavation and installation of the water infrastructure is included in Sections 5.1, Air Quality, and 5.5, Greenhouse Gas Emissions, and noise related to construction activities is included in Section 5.9, Noise of the Draft Supplemental EIR. Therefore, impacts related to water infrastructure would be less than significant. This is consistent with the GPU FEIR, which determined that through its planning and CIP mechanisms, the City would provide improvements to aged infrastructure to have adequate capacity for the proposed increases in water flows from buildout of the GPU, including those from buildout of the South Bristol Street Focus Area, and that impacts would be less than significant (Draft Supplemental EIR at pp. 5.15-10 through 5.15-1 1). Impact Finding: The City would have sufficient water supplies available to serve the project and reasonably foreseeable development during normal, dry, and multiple dry years (Draft Supplemental EIR at p. 5.15-1 1). Facts in Support of Findings: As shown in Draft Supplemental EIR Table 5.15-6, the proposed Project would result in a total demand of 929 AFY at full occupancy, which would be a 899 AFY increase in comparison to the water demand from the existing uses. This volume of water supply was accounted for in the City's 2015 UWMP (as determined by the GPU FEIR). Additionally, as detailed previously in Table 5.15-5, the City has an additional supply of 5,500 to 6,500 AFY beyond that anticipated to be needed by the 2020 UWMP projections. Therefore, the City would have sufficient water supplies available. Because the proposed Project would result in an increase in demand for water supplies that has been accounted for within previous City water supply planning, and separately verified through a Project specific WSA, the City would have adequate water supplies available to serve the proposed Project, and impacts would be less than significant. Therefore, impacts related to water supplies from the proposed Project are consistent with the findings of the GPU FEIR, which determined that water demand increases as a result of the GPU are within the planned supplies from the City, OCWD, and MWD during normal -dry and multiple - City of Santa Ana 41 CEQA Findings of Fact September 2024 Related Bristol Mixed -Use Project CEQA Findings of Fact dry year scenarios, and that impacts would be less than significant (Draft Supplemental EIR at p. 5.15-11). Impact Finding: The Project would not require or result in the relocation or construction of new wastewater treatment facilities or expansion of existing facilities, the construction of which could cause significant environmental effects (Draft Supplemental EIR at p. 5.15-15). Facts in Support of Findings: The proposed Project would install a new onsite sewer system that would connect directly to the 78-inch OCSD sewer main in Sunflower Avenue. Based on results of the Sewer Analysis Report (included as Appendix Q to the Draft Supplemental EIR), the proposed Project would install a new onsite sewer system that would connect to the existing 78-inch OCSD sewer main within the Sunflower Avenue right-of-way. The Sewer Analysis Report determined that the Sunflower Avenue OCSD sewer main has a maximum capacity of 96.8 cfs and has adequate capacity to accommodate the additional wastewater flows from the proposed Project. The construction activities related to the new onsite sewer system and connection to the existing 78- inch OCSD sewer main is included as part of the proposed Project and would not result in any physical environmental effects beyond those identified throughout the Draft Supplemental EIR. As the proposed Project includes facilities to serve the Project, it would not result in the need for construction of other new wastewater facilities or expansions, the construction of which could cause significant environmental effects. Therefore, impacts would be less than significant. This determination is consistent with that of the GPU FEIR, which determined that increases in wastewater from buildout of the South Bristol Street Focus Area increases would be accommodated by the OCSD trunk sewer mains that are proximate to the area, and that impacts related to sewer infrastructure would be less than significant (Draft Supplemental EIR at p. 5.15-15). Impact Finding: The Project would not result in a determination by the wastewater treatment provider that would serve the Project that it has adequate capacity to serve the Project's projected demand in addition to the provider's existing commitments (Draft Supplemental EIR at p. 5.15-15). Facts in Support of Findings: The Orange County Sanitation District (OCSD) Reclamation Plant No. 1 has an additional capacity of 52 mgd, which would accommodate the increase in wastewater flow from full occupancy of the proposed Project that would generate 762,241 gpd (0.76 mgd). As a result, implementation of the proposed Project would not result in inadequate capacity of the wastewater treatment plant to serve the Project's demand in addition to existing service commitments, and impacts would be less than significant. This is consistent with the GPU FEIR, which determined that wastewater generated through development in accordance with the GPU would have a less -than -significant impact on the existing wastewater collection and treatment facilities and systems (Draft Supplemental EIR at pp. 5.15-15 through 5.15-16). Impact Finding: The Project would not require or result in the relocation or construction of new storm water drainage facilities or expansion of existing facilities, the construction of which could cause significant environmental effects (Draft Supplemental EIR at p. 5.15-20). Facts in Support of Findings: The Preliminary Water Quality Management Plan (WQMP) (included as Appendix M to the Draft Supplemental EIR) for the proposed Project describes that the Project site currently includes 37.02 acres of impermeable surfaces, which equates to 90 percent of the City of Santa Ana 42 CEQA Findings of Fact September 2024 Related Bristol Mixed -Use Project CEQA Findings of Fact site. After completion of Project construction, the site would have a 4 percent reduction in impermeable surfaces to 35.37 acres or 86 percent of the site. The runoff within the Project site would be collected by roof drains, surface flow designed pavement, curbs, and area drains and conveyed to vegetated biotreatment system for treatment. Although the proposed Project would result in a reduction of stormwater runoff, the Project includes offsite storm drain improvements pursuant to the City's Storm Drain Master Plan that involve replacing 2,230 lineal feet of the 54/60- inch storm drain with a 72-inch lateral in Sunflower Avenue and replacing a 42-inch lateral in Plaza drive with a 60-inch lateral. This is being done to implement City's needed drainage Master Plan improvements within the rights -of -way that would be reconstructed as part of the proposed Project. The effects of the improvements are part of construction of the Project as a whole and are included in the evaluation throughout the Draft Supplemental EIR. Therefore, impacts related to drainage facilities would be less than significant. This finding is consistent with the GPU FEIR discussion related to development projects increasing onsite permeability and providing onsite detention systems that would be evaluated in detailed hydrology studies to ensure that existing peak flows would not be exceeded, thereby eliminating any potential increase in runoff and that impacts to the storm drain system would be less than significant (Draft Supplemental EIR at p. 5.15-20). Impact Finding: The Project would not generate solid waste in excess of state or local standards, or in excess of the capacity of local infrastructure, or otherwise impair the attainment of solid waste reduction goals (Draft Supplemental EIR at p. 5.15-23). Facts in Support of Findings: Construction The Project is estimated to generate approximately 1,009 tons of waste during demolition and additional waste during construction, which would occur over a 10-year period. However, Section 5.408.1 of the 2016 California Green Building Standards Code requires demolition and construction activities to recycle or reuse a minimum of 65 percent of the nonhazardous construction and demolition waste. Thus, the demolition and construction solid waste that would be disposed of at the landfill would be approximately 35 percent of the waste generated. Therefore, demolition activities, which would generate the most solid waste would generate approximately 353 tons of solid waste. In March 2023, the maximum tonnage received was 8,909.41 tons. Thus, the facility has additional capacity of 8,556.41 tons per day (CalRecycle 2023) and would be able to accommodate the construction solid waste from the proposed Project. Therefore, impacts related to landfill facilities from construction activities would be less than significant (Draft Supplemental EIR at p. 5.15-23). Operation Operation of the Project at buildout would generate approximately 25,913 tons of solid waste per year, at least 75 percent of which is required by California law to be recycled, which would reduce the volume of landfilled solid waste to approximately 7,734.8 tons per year, or 148.34 tons per week, as shown on Draft Supplemental EIR Table 5.15-9. City of Santa Ana 43 CEQA Findings of Fact September 2024 Related Bristol Mixed -Use Project CEQA Findings of Fact As the Frank Bowerman Sanitary Landfill is permitted to accept 11,500 tons per day of solid waste, and in March 2023, the maximum tonnage received was 8,909 tons, the facility had additional capacity of 2,591 tons (Calrecycle 2023). Therefore, the Frank Bowerman Sanitary Landfill would be able to accommodate the addition of 148.34 tons of waste per week. Thus, the proposed Project would be served by a landfill with sufficient permitted capacity to accommodate the Project's solid waste disposal needs and the Project would not impair the attainment of solid waste reduction goals. Impacts related to landfill capacity would be less than significant (Draft Supplemental EIR at pp. 5.15-23 through 5.15-24). City of Santa Ana 44 CEQA Findings of Fact September 2024 Related Bristol Mixed -Use Project CEQA Findings of Fact This page was intentionally left blank. City of Santa Ana 45 CEQA Findings of Fact September 2024 Related Bristol Mixed -Use Project CEQA Findings of Fact SECTION IV IMPACTS MITIGATED TO A LEVEL OF LESS THAN SIGNIFICANT The City hereby finds that mitigation measures have been identified in the Supplemental EIR that would avoid or substantially lessen the following potentially significant environmental impacts to a less than significant level. The potentially significant impacts and the mitigation measures that would reduce them to a less than significant level are detailed in the Supplemental EIR and summarized below. A. Air Quality Impact Finding: The Project would not expose sensitive receptors to substantial pollutant concentrations (Draft Supplemental EIR at p. 5.1-32). Changes or alterations have been required in, or incorporated into, the Project that avoid or substantially lessen the significant environmental effect identified in the Draft Supplemental EIR Facts in Support of Findings: The nearest offsite sensitive receptor to the Phase 1 construction area is a multi -family residential building located approximately 130 feet (40 meters) to the west. The nearest offsite sensitive receptor to the Phase 2 construction area is a multi -family residential building located 410 feet (125 meters) to the north. The nearest offsite sensitive receptor to the Phase 3 construction area is a multi -family residential building located 130 feet (40 meters) to the west. Construction Phase 1 Table 5.1-23 of the Draft Supplemental EIR identifies daily localized onsite emissions that are estimated to occur during construction of Phase 1 of the proposed Project. As shown, emissions during the peak site preparation and grading construction activity of Phase 1 would exceed the SCAQMD's localized significance thresholds for NOx and PM2.5. However, as described previously GPU FEIR Mitigation Measure AQ-1 for CARB Tier 4 Final off -road construction equipment standards would reduce NOx emissions and Project Mitigation Measure AQ-1, Construction Exhaust and Dust Control, would reduce PM2.5 emissions to below the SCAQMD thresholds for localized significance, as shown in Draft Supplemental EIR Table 5.1-24. Therefore, LST impacts from construction of Phase 1 would be less than significant with incorporation of mitigation (Draft Supplemental EIR at pp. 5.1-32 through 5.1-33). Construction Phase 2 Table 5.1-25 of the Draft Supplemental EIR identifies daily localized onsite emissions that are estimated to occur during construction of Phase 2 of the proposed Project. As shown, emissions during the peak site preparation and grading construction activity of Phase 2 would exceed the SCAQMD's localized significance thresholds for NOx and PM2.5. However, as described previously GPU FEIR Mitigation Measure AQ-1 for CARB Tier 4 Final off -road construction equipment standards would reduce NOx emissions and Project Mitigation Measure AQ-1, Construction Exhaust and Dust Control, would reduce PM2.5 emissions to below the SCAQMD thresholds for localized City of Santa Ana 46 CEQA Findings of Fact September 2024 Related Bristol Mixed -Use Project CEQA Findings of Fact significance, as shown in Draft Supplemental EIR Table 5.1-26. Therefore, LST impacts from construction of Phase 2 would be less than significant with incorporation of mitigation (Draft Supplemental EIR at pp. 5.1-33 through 5.1-34). Construction Phase 3 Table 5.1-27 of the Draft Supplemental EIR identifies daily localized onsite emissions that are estimated to occur during construction of Phase 3 of the proposed Project. As shown, emissions during the peak construction activity of site preparation during Phase 3 would exceed the SCAQMD localized significance threshold for PM2.5. However, as described previously Project Mitigation Measure AQ-1, Construction Exhaust and Dust Control, would be implemented, and would reduce PM2.5 emissions to below the SCAQMD thresholds for localized significance, as shown in Draft Supplemental EIR Table 5.1-28. Therefore, LST impacts from construction of Phase 3 would be less than significant with incorporation of mitigation (Draft Supplemental EIR at pp. 5.1-34 through 5.1- 35). Operation at Project Buildout Applying a 5-acre LST threshold as done by the Draft Supplemental EIR is a very conservative approach. As shown in Table 5.1-32 of the Draft Supplemental EIR, unmitigated emissions generated on site by the proposed Project would exceed the LST threshold for PM2.5. Therefore, operational mitigation would be required. As shown on Table 5.1-33 of the Draft Supplemental EIR, with implementation of operational mitigation measures that prohibit fireplaces, require use of electrical landscape equipment, and use of low VOC paints, PM2.5 emissions would be reduced to a less than significant level. Therefore, LST impacts of Project buildout would be less than significant with incorporation of mitigation (Draft Supplemental EIR at p. 5.1-37). Diesel Health Risk Assessment. A Health Risk Assessment (HRA) (included as Appendix C to the Draft Supplemental EIR) was prepared to evaluate the health risk impacts as a result of exposure to Diesel Particulate Matter (DPM) during construction of the proposed Project. Onsite truck idling was estimated to occur as trucks enter and travel through the site. SCAQMD recommends using a 10 in one million as the cancer risk threshold. The receptor with the greatest potential exposure to construction DPM source emissions are the closest residences, which are as close as 130 feet from construction activities. Draft Supplemental EIR Table 5.1-34 shows that DPM levels would be reduced below SCAQMD thresholds for residential and worker receptors with implementation of GPU FEIR Mitigation Measure AQ-1 and Project Mitigation Measure AQ-1 for CARB Tier 4 Final off -road construction equipment standards. Thus, construction DPM carcinogenic risks would be reduced to a less than significant level with incorporation of mitigation. The significance thresholds for DPM exposure also require an evaluation of non -cancer risk known as hazard index. A chronic hazard index of 1.0 is considered individually significant. As shown on Draft Supplemental EIR Table 5.1-35, the maximum chronic hazard index at offsite receptors during construction would be 0.003 with implementation of GPU FEIR Mitigation Measure AQ-1 and Project Mitigation Measure AQ-1 for CARB Tier 4 Final off -road construction equipment standards, which is less than the 1.0 threshold. Therefore, impacts related to non -carcinogenic hazards would be less City of Santa Ana 47 CEQA Findings of Fact September 2024 Related Bristol Mixed -Use Project CEQA Findings of Fact than significant with incorporation of mitigation (Draft Supplemental EIR at pp. 5.1-38 through 5.1- 39). Mitigation Measures: GPU FEIR MM AQ-1: Prior to discretionary approval by the City of Santa Ana for development projects subject to CEQA (California Environmental Quality Act) review (i.e., non-exempt projects), project applicants shall prepare and submit a technical assessment evaluating potential project construction -related air quality impacts to the City of Santa Ana for review and approval. The evaluation shall be prepared in conformance with South Coast Air Quality Management District (South Coast AQMD) methodology for assessing air quality impacts. If construction -related criteria air pollutants are determined to have the potential to exceed the South Coast AQMD's adopted thresholds of significance, the City of Santa Ana shall require that applicants for new development projects incorporate mitigation measures to reduce air pollutant emissions during construction activities. These identified measures shall be incorporated into all appropriate construction documents (e.g., construction management plans) submitted to the City and shall be verified by the City. Mitigation measures to reduce construction -related emissions could include, but are not limited to: • Require fugitive -dust control measures that exceed South Coast AQMD's Rule 403, such as: o Use of nontoxic soil stabilizers to reduce wind erosion. o Apply water every four hours to active soil -disturbing activities. o Tarp and/or maintain a minimum of 24 inches of freeboard on trucks hauling dirt, sand, soil, or other loose materials. • Use construction equipment rated by the United States Environmental Protection Agency as having Tier 3 (model year 2006 or newer) or Tier 4 (model year 2008 or newer) emission limits, applicable for engines between 50 and 750 horsepower. • Ensure that construction equipment is properly serviced and maintained to the manufacturer's standards. • Limit nonessential idling of construction equipment to no more than five consecutive minutes. • Limit onsite vehicle travel speeds on unpaved roads to 15 miles per hour. • Install wheel washers for all exiting trucks or wash off all trucks and equipment leaving the project area. Use Super -Compliant VOC paints for coating of architectural surfaces whenever possible. A list of Super- Compliant architectural coating manufactures can be found on the South Coast AQMD's website. Project Specific MM AQ-1: Construction Exhaust and Dust Control. Prior to issuance of Phase 1, Phase 2, and Phase 3 grading permits, the Project Applicant shall prepare and submit documentation to the City of Santa Ana Building and Safety Division that demonstrates the following: • Require fugitive -dust control measures that exceed SCAQMD Rule 403 requirements: City of Santa Ana 48 CEQA Findings of Fact September 2024 Related Bristol Mixed -Use Project CEQA Findings of Fact o Apply water at least three times daily to active soil -disturbing activities. o Tarp and/or maintain a minimum of 24 inches of freeboard on trucks hauling dirt, sand, soil, or other loose materials. o Limit onsite vehicle travel speeds on unpaved roads to 15 miles per hour. o Install wheel washers for all exiting trucks or wash off all trucks and equipment leaving the project area. • All off -road diesel -powered construction equipment greater than 50 horsepower meets California Air Resources Board Tier 4 Final off -road emissions standards. Requirements for Tier 4 Final equipment shall be included in applicable bid documents and successful contractor(s) must demonstrate the ability to supply such equipment. A copy of each equipment's Best Available Control Technology (BACT) documentation (certified tier specification or model year specification), and CARB or SCAQMD operating permit (if applicable) shall be provided to the City at the time of mobilization of each applicable unit of equipment. • Construction equipment shall be properly maintained according to manufacturer specifications. All equipment maintenance records and data sheets, including design specifications and emission control tier classifications shall be kept onsite and furnished to the lead agency or other regulators upon request. • All construction equipment and delivery vehicles shall be turned off when not in use, or limit onsite idling for no more than 5 minutes in any 1 hour. • Onsite electrical hook ups to a power grid shall be provided for electric construction tools including saws, drills, and compressors, where feasible, to reduce the need for diesel powered electric generators. Construction contracts shall require all off -road equipment with a power rating below 19 kilowatts (25 horsepower) (e.g., plate compactors, pressure washers, etc.) used during project construction be battery powered. • Prepare a construction traffic control plan detailing the locations of equipment staging areas, material stockpiles, proposed road closures, and hours of construction operations, and designing the plan to minimize impacts to roads frequented by passenger cars, pedestrians, bicyclists, and other non -truck traffic. • Provide information on transit and ridesharing programs and services to construction employees. B. Cultural Resources Impact Finding: The Project would not cause a substantial adverse change in the significance of an archaeological resource pursuant to CEQA Guidelines Section 15064.5 (Draft Supplemental EIR at p. 5.2-15). Changes or alterations have been required in, or incorporated into, the Project that avoid or substantially lessen the significant environmental effect identified in the Draft Supplemental EIR. City of Santa Ana 49 CEQA Findings of Fact September 2024 Related Bristol Mixed -Use Project CEQA Findings of Fact Facts in Support of Findings: The site has been previously disturbed from both agricultural uses and development, including ground disturbance to depths for installation of the existing utility infrastructure that serves the site. As required by GPU FEIR Mitigation Measure CUL-4, an Archaeological Resources Assessment Report was prepared for the proposed Project to analyze the potential archaeological sensitivity of the Project site and the potential for Project ground disturbance to result in impacts to archaeological resources. As the Project site is sensitive for previously unknown archaeological resources, the Archaeological Resources Assessment Report (Appendix E to the Draft Supplemental EIR) determined that GPU FEIR Mitigation Measure CUL-6 would be required to be implemented to require an archaeologist to be retained for monitoring throughout proposed Project ground disturbing activities. In addition, the proposed Project would be required to implement Project -specific Mitigation Measure CR-1, which sets forth requirements should archaeological resources be uncovered during proposed Project activities, and Project -specific Mitigation Measure CR-2, which preparation of a monitoring report after the completion of monitoring activities. With implementation of GPU FEIR Mitigation Measure CUL-6 and Project -specific Mitigation Measures CR-1 and CR-2, impacts would be less than significant. Therefore, impacts related to Project buildout of the site would be consistent with the impact conclusions set forth in the GPU FEIR, which determined that impacts to archaeological resources would be less than significant after implementation of mitigation (Draft Supplemental EIR at p. 5.2-15). Mitigation Measures: GPU FEIR MM CUL-4: For projects with ground disturbance—e.g., grading, excavation, trenching, boring, or demolition that extend below the current grade —prior to issuance of any permits required to conduct ground -disturbing activities, the City shall require an Archaeological Resources Assessment be conducted under the supervision of an archaeologist that meets the Secretary of the Interior's Professionally Qualified Standards in either prehistoric or historic archaeology. Assessments shall include a California Historical Resources Information System records search at the South Central Coastal Information Center and of the Sacred Land Files maintained by the Native American Heritage Commission. The records searches will determine if the proposed project area has been previously surveyed for archaeological resources, identify and characterize the results of previous cultural resource surveys, and disclose any cultural resources that have been recorded and/or evaluated. If unpaved surfaces are present within the project area, and the entire project area has not been previously surveyed within the past 10 years, a Phase I pedestrian survey shall be undertaken in proposed project areas to locate any surface cultural materials that may be present. GPU FEIR MM CUL-6: If the archaeological assessment did not identify archaeological resources but found the area to be highly sensitive for archaeological resources, a qualified archaeologist and a Native American monitor approved by a California Native American Tribe identified by the Native American Heritage Commission as culturally affiliated with the project area shall monitor all ground -disturbing construction and pre -construction activities in areas with previously undisturbed soil of high sensitivity. The archaeologist shall inform all construction personnel prior to construction activities of the proper procedures in the event of an archaeological discovery. The training shall be held in conjunction with the project's initial onsite safety meeting and shall explain the importance City of Santa Ana 50 CEQA Findings of Fact September 2024 Related Bristol Mixed -Use Project CEQA Findings of Fact and legal basis for the protection of significant archaeological resources. The Native American monitor shall be invited to participate in this training. In the event that archaeological resources (artifacts or features) are exposed during ground- disturbing activities, construction activities in the immediate vicinity of the discovery shall be halted while the resources are evaluated for significance by an archaeologist who meets the Secretary's Standards. This will include tribal consultation and coordination with the Native American monitor in the case of a prehistoric archaeological resource or tribal resource. If the discovery proves to be significant, the long-term disposition of any collected materials should be determined in consultation with the affiliated tribe(s), where relevant; this could include curation with a recognized scientific or educational repository, transfer to the tribe, or respectful reinternment in an area designated by the tribe. Project Specific MM CR-1: If a resource is determined significant, the Project Applicant, qualified archaeologist, and tribal monitors (as included in MM TCR-1) Native American tribal representative shall meet and confer regarding the treatment measures and mitigation for such resources. Pursuant to PRC Section 21083.2(b), avoidance is the preferred method of preservation for archaeological resources and may include deeding archaeological resources into permanent conservation easements or planning parks, greenspace, or other open space to incorporate archaeological resources. If preservation in place or avoidance is not feasible, treatment may include implementation of archaeological data recovery excavations to remove the resource along with subsequent laboratory processing and analysis of the artifacts that are recovered. The methods and results of the data recovery excavations shall be included in the monitoring report that is described in MM CR-2. The report shall include a description of resources recovered, treatment of the resources, results of the artifact processing, analysis, and research, and evaluation of the resources with respect to the California Register of Historical Resources and CEQA. Construction activities in the immediate vicinity of the discovery can resume once the fieldwork component of the treatment measures has been implemented. These treatment measures and mitigation shall reduce any significant impacts by ensuring that either the resource is preserved in place or is removed prior to its destruction by construction activities. Project Specific MM CR-2: After monitoring has been completed, the qualified archaeologist shall prepare a monitoring report that details the results of monitoring activities, which shall be submitted to the City and to the SCCIC at the University California, Fullerton. C. Geology and Soils Impact Finding: The Project would not be located on a geologic unit or soils that is unstable, or that would become unstable as a result of the project, and potentially result in on- or offsite landslide, lateral spreading, subsidence, liquefaction or collapse (Draft Supplemental EIR at p. 5.4-1 1). Changes or alterations have been required in, or incorporated into, the Project that avoid or substantially lessen the significant environmental effect identified in the Draft Supplemental EIR. Facts in Support of Findings: The elevation of the site is approximately 34 feet above msl and the site is not located on or adjacent to a hillside or slope. Based on the relatively flat topography of the site, lack of a free face nearby and low liquefaction potential, the Geotechnical Report determined that the potential for lateral spreading on the site is low (Included as Appendix G to City of Santa Ana 51 CEQA Findings of Fact September 2024 Related Bristol Mixed -Use Project CEQA Findings of Fact the Draft Supplemental EIR). Thus, impacts related to lateral spreading would be less than significant. Also, impacts related to landslides would not occur. However, as detailed in the Geotechnical Report (Included as Appendix G to the Draft Supplemental EIR), groundwater has been encountered at the site at between 5 and 16 feet bgs and excavations during Project construction are likely to encounter groundwater. The Geotechnical Report identified that excavations within potentially collapsible wet soils may need to be stabilized; and stabilization may consist of placement of a granular working mat consisting of geogrid and coarse gravel or sub -excavation and replacement with dried soil. Mitigation Measure GEO-1 has been included to require that the proposed Project comply with a final design -level geotechnical report that must be completed in compliance with the current CBC requirements and prepared to the satisfaction of the City's Building and Safety Division. Also, Mitigation Measure GEO-2 is included to ensure that geotechnical recommendations regarding groundwater induced unstable soils are implemented pursuant to existing CBC construction measures. Also, the CBC, as currently adopted in the City's Municipal Code Chapter 8, Article 2, Division 1, requires that a California Certified Engineering Geologist or California -licensed civil engineer provide site -specific engineering data for the proposed structures, which are reviewed by the City for appropriate inclusion as part of the building plan check and development review process. Compliance with the requirements of the CBC and City's Municipal Code for structural safety is included as PPP GEO-1 and would reduce potential impacts to a less than significant level. Therefore, due to the need for mitigation to ensure implementation of existing CBC measures, impacts related to Project buildout of the site would be slightly greater than the impact conclusions set forth in the GPU FEIR, which determined that impacts related to unstable soils would be less than significant with implementation of existing regulations (Draft Supplemental EIR at pp. 5.4-11 through 5.4-12). Plans, Program and Policies: PPP GEO-1: CBC Compliance. The proposed Project is required to comply with the California Building Standards Code (CBC) as included in the City's Municipal Code as Chapter 8, Article 2, Division 1, to preclude significant adverse effects associated with seismic and soils hazards. As part of CBC compliance, CBC related and geologist and/or civil engineer specifications for the proposed Project shall be incorporated into grading plans and building specifications as a condition of construction permit approval. Mitigation Measures: MM GEO-1 Incorporation of and Compliance with a Design Level Geotechnical Report. A final design level geotechnical report that complies with all applicable state and local code requirements shall be prepared for each Project structure by a California licensed qualified geotechnical engineer consistent with the California Building Code and City of Santa Ana requirements applicable at the time of grading/construction and shall include recommendations related to site grading and earthwork, fill materials, compaction, foundations, and other structural elements. The report recommendations shall be included in construction specifications and permits; and confirmed through onsite inspections. City of Santa Ana 52 CEQA Findings of Fact September 2024 Related Bristol Mixed -Use Project CEQA Findings of Fact MM GEO-2 Implementation of Geotechnical Recommendations for Groundwater and Expansive Soils. Project plans, grading specifications, and construction permitting shall incorporate site specific earthwork and ground improvement requirements related to groundwater saturated soils and expansive soils consistent with the California Building Code and City of Santa Ana requirements applicable at the time of grading/construction as stated in a design level geotechnical report and approved by the City's Building and Safety Division. This shall include recommendations related to discovery of groundwater, wet soils, or unstable soils during grading, stabilization, dewatering, fill materials, and foundations. Impact Finding: The Project would be located on expansive soils, as defined in table 1 B-1 B of the Uniform Building Code (1994) but would not create substantial risks to life or property (Draft Supplemental EIR at p. 5-4-12). Changes or alterations have been required in, or incorporated into, the Project that avoid or substantially lessen the significant environmental effect identified in the Draft Supplemental EIR. Facts in Support of Findings: The Project site contains lean and fat clays, and silty sand and poorly - graded sands with interbeds of clays, which have been tested and determined to have a medium to high potential for expansion due to the clay content (included as Appendix G to the Draft Supplemental EIR). The clayey soils are present onsite from the ground surface to approximately 25 to 30 feet bgs. Prior to approval of construction, an engineering level design geotechnical report is required to be prepared and submitted to the City that details the project designs that have been included to address potential geotechnical and soil conditions pursuant to the CBC requirements that are included in the City's Municipal Code Chapter 8, Article 2, Division 1, and implemented by Mitigation Measures GEO-1 and GEO-2. Therefore, due to the need for mitigation to ensure implementation of existing CBC measures, impacts related to Project buildout of the site would be slightly greater than the impact conclusions set forth in the GPU FEIR, which determined that impacts related to expansive soil would be less than significant with implementation of existing regulations (Draft Supplemental EIR at p. 5-4-1 2). Mitigation Measures: MM GEO-1 Incorporation of and Compliance with a Design Level Geotechnical Report. As listed previously. MM GEO-2 Implementation of Geotechnical Recommendations for Groundwater and Expansive Soils. As listed previously. Impact Finding: The Project would not directly or indirectly destroy a unique paleontological resource or site or unique geologic feature (Draft Supplemental EIR at p. 5.4-1 3). Changes or alterations have been required in, or incorporated into, the Project that avoid or substantially lessen the significant environmental effect identified in the Draft Supplemental EIR. Facts in Support of Findings: As described in Appendix H to the Draft Supplemental EIR, the Project site is underlain by Holocene -aged axial channel deposits, and due to the young age of the onsite soils, it is unlikely that excavation at the surface would impact fossil resources. However, Pleistocene age alluvium may exist below the younger axial channel deposits which could yield fossils. Thus, City of Santa Ana 53 CEQA Findings of Fact September 2024 Related Bristol Mixed -Use Project CEQA Findings of Fact excavation and grading during construction of the proposed Project has the potential to impact paleontological resources. As such, impacts to paleontological resources within the Project site are potentially significant. Therefore, GPU FEIR Mitigation Measures GEO-2 and GEO-3 would be required to confirm onsite sediments and provide measures in the case that a fossil is discovered onsite. In addition, Mitigation Measures PALEO-1 through PALEO-3 have been included to retain a qualified paleontologist prior to the start of excavation, provide paleontological resources sensitivity training, and monitor the site for excavations below 20 feet bgs. Mitigation Measure PALEO-4 has been included to identify and catalog any significant fossils and Mitigation Measure PALEO-5 has been included to prepare a Paleontological Resources Monitoring Report that summarizes the findings. Thus, with implementation of GPU FEIR and Project -specific mitigation measures, impacts related to paleontological resources would be less than significant. Therefore, impacts related to Project buildout of the site would be consistent with the impact conclusions set forth in the GPU FEIR, which determined that impacts related to paleontological resources would be less than significant with the implementation of mitigation (Draft Supplemental EIR at p. 5.4-1 2). Mitigation Measures: GPU FIER MM GEO-2: Low -to -High Sensitivity. Prior to issuance of a grading permit for projects involving ground disturbance in previously undisturbed areas mapped with "low- to -high" paleontological sensitivity (see Figure 5.6-3), the project applicant shall consult with a geologist or paleontologist to confirm whether the grading would occur at depths that could encounter highly sensitive sediments for paleontological resources. If confirmed that underlying sediments may have high sensitivity, construction activity shall be monitored by a qualified paleontologist. The paleontologist shall have the authority to halt construction during construction activity as outlined in Mitigation Measure GEO-3. GPU FOR MM GEO-3: All Projects. In the event of any fossil discovery, regardless of depth or geologic formation, construction work shall halt within a 50-foot radius of the find until its significance can be determined by a Qualified Paleontologist. Significant fossils shall be recovered, prepared to the point of curation, identified by qualified experts, listed in a database to facilitate analysis, and deposited in a designated paleontological curation facility in accordance with the standards of the Society of Vertebrate Paleontology (2010). The most likely repository is the Natural History Museum of Los Angeles County (NHMLA). The repository shall be identified, and a curatorial arrangement shall be signed, prior to collection of the fossils. MM PALEO-1: Retention of a Qualified Paleontologist. Project plans, grading specifications, and construction permitting shall ensure that prior to the start of excavation, the client shall retain a Qualified Paleontologist who meets the professional criteria established by the Society of Vertebrate Paleontology (SVP 2010) to oversee the implementation of all paleontological resources mitigation requirements for the proposed Project. MM PALEO-2: Paleontological Resources Sensitivity Training. Project plans, grading specifications, and construction permitting shall ensure that prior to the start of excavations, the Qualified Paleontologist, or their designee, shall conduct paleontological resources awareness training for onsite personnel. The training session shall focus on how to identify paleontological resources that may be encountered during excavations and the procedures to be followed in the event of their discovery. City of Santa Ana 54 CEQA Findings of Fact September 2024 Related Bristol Mixed -Use Project CEQA Findings of Fact The City shall ensure onsite personnel are made available for and attend the training and retain documentation demonstrating attendance. MM PALEO-3: Paleontological Monitoring. Project plans, grading specifications, and construction permitting shall detail that paleontological resources monitoring shall be required for excavations below 20 feet below ground surface (bgs). Paleontological monitoring shall be conducted by a monitor who meets the professional criteria established by the Society of Vertebrate Paleontology working under the direct supervision of the Qualified Paleontologist. Monitoring can be reduced, or ceased entirely, if determined adequate by the Qualified Paleontologist. Recommendations for reduction or cessation of monitoring will be based on a more accurate understanding of the lithologic character and age of the sediments exposed during excavation. If deeper excavations continue to encounter younger, Holocene alluvium, monitoring shall be reduced from full-time to part-time monitoring or weekly inspections. If the Qualified Paleontologist determines, based on the lithologic character of the sediments, that there is very little likelihood of impacting Pleistocene marine sediments, paleontological monitoring shall cease entirely. The paleontological monitor shall collect any identifiable fossils encountered during the excavations. If onsite personnel discover potential fossils during excavations when a paleontological monitor is not present, they shall cease excavation within 50 feet of the discovery and contact the Qualified Paleontologist. Construction activities may resume after the discovery is assessed by the Qualified Paleontologist and appropriate treatment measures have been implemented. MM PALEO-4: Paleontological Resources Treatment and Disposition. Project plans, grading specifications, and construction permitting shall require that significant fossils be prepared to the point of identification and cataloged. Significant fossils shall be curated at a public, non-profit institution with a research interest in the material and with retrievable storage, such as the Natural History Museum of Los Angeles County, if such an institution agrees to accept the fossils. If no institution accepts the fossil collection, then the fossils may be donated to a local museum, historical society, school, or other institution for educational purposes. Accompanying notes, reports, maps, and photographs shall also be filed with the final repository. MM PALEO-5: Paleontological Resources Monitoring Report. Project plans, grading specifications, and construction permitting shall ensure that upon completion of the excavation phase of the Project, the Qualified Paleontologist shall prepare a report summarizing the results of the monitoring efforts. The report shall be submitted to the City to signify the satisfactory completion of required paleontological mitigation measures. If significant fossils are discovered, the report shall also be submitted to the appropriate repositories. D. Greenhouse Gas Emissions Impact Finding: The Project would not generate GHG emission, either directly or indirectly, that may have a significant impact on the environment (Draft Supplemental EIR at p. 5.5-13). Changes or alterations have been required in, or incorporated into, the Project that avoid or substantially lessen the significant environmental effect identified in the Draft Supplemental EIR. City of Santa Ana 55 CEQA Findings of Fact September 2024 Related Bristol Mixed -Use Project CEQA Findings of Fact Facts in Support of Findings: Construction The construction -related activities involve the following: demolition, site preparation, excavation, grading, paving, construction of structures and infrastructure, and architectural coatings. These construction activities would result in the emission of GHGs from equipment exhaust, construction - related vehicular activity and construction worker automobile trips. As shown on Draft Supplemental EIR Table 5.5-3, construction of Phase 1 of the proposed Project would result in the generation of approximately 36,506 MTCO2e. Construction of Phase 2 would generate approximately 10,091 MTCO2e; and construction of Phase 3 would generate approximately 34,142 MTCO2e. The amortized Project Phase 1 construction emissions would be 1,217 MTCO2e per year while the amortized Project Phase 2 and Phase 3 construction emissions would be 336 MTCO2e and 1,138 MTCO2e per year, respectively. Total construction emissions and total amortized emissions for Project Buildout would be 80,740 MTCO2e and 2,691 MTCO2e per year, respectively. However, as detailed in Section 5.1, Air Quality, and listed below, the proposed Project would implement GPU FEIR Mitigation Measure AQ-1, which requires the use of advanced engine tiers (i.e., equipment engines meeting CARB Tier 4 Final emissions standards), which would reduce total construction emissions to 67,425 MTCO2e (2,248 MTCO2e per year) (Draft Supplemental EIR at pp. 5.5-13 through 5.5-14). Operation As shown in Draft Supplemental EIR Table 5.5-4, the proposed Project's total unmitigated increase in GHG emissions for Phase 1 would be approximately 20,597 MTCO2e, for Phase 2 would be 7,325 MTCO2e, for Phase 3 would be 14,147 MTCO2e, and 42,069 MTCO2e for Project buildout. The Greenhouse Gas Emissions Assessment (included as Appendix I to the Draft Supplemental EIR) describes that a majority of the GHG emissions (56 percent unmitigated and 52 percent mitigated) generated from the proposed Project at buildout are associated with non -construction related mobile sources. As detailed in Section 5.1, Air Quality, and listed below, proposed Project Mitigation Measure AQ-3: Vehicle Trip Reduction, Mitigation Measure AQ-4: Prohibition of Fireplaces, Mitigation Measure AQ-5: Electric Landscape Equipment, Mitigation Measure AQ-6: Low VOC Paint (Operations), Mitigation Measure AQ-7: Loading Dock Connections would reduce operational air quality emissions and would also reduce GHG emissions. Additionally, Project Mitigation Measure GHG-1, through Mitigation Measure GHG-5 is included to reduce GHG emissions from non -mobile sources such as the use of the energy efficient appliances, recycling solid waste, and photovoltaic solar panels, and the TDM program required by Mitigation Measure AQ-3 would reduce GHG emissions from commuting. No Greenhouse Gas emissions reductions were taken for the implementation of Project MM GHG-1. The GPU FEIR determined that implementation of the GPU and its policies would result in a net decrease in emissions of approximately 255,878 MTCO2e over existing conditions within the City. The proposed Project would implement the mitigation identified above to reduce GHG emissions; and the Project proposes a specific plan that would be consistent with the buildout assumptions and applicable development standards of the GPU. Impacts related to generation of GHG emissions would be less than significant with mitigation incorporated. As such, Project impacts would be consistent with the impact conclusions set forth in the GPU FEIR, which City of Santa Ana 56 CEQA Findings of Fact September 2024 Related Bristol Mixed -Use Project CEQA Findings of Fact determined that impacts related to GHG emissions would be less than significant with mitigation incorporated (Draft Supplemental EIR at pp. 5.5-15 to 5.5-17). Mitigation Measures: Mitigation Measure GHG-1: Solar Panels. The Project shall be required to install solar photovoltaic (PV) panels or other source of renewable electricity generation on -site, based on the maximum roof area available for solar (i.e., solar -ready zone). The solar -ready zone shall comply with Section 1 10.10 of the 2022 California Energy Code and shall comply with access, pathway, ventilation, and spacing requirements, and exclude skylight area. The final PV generation facility size requires approval by Southern California Edison (SCE). SCE's Rule 21 governs operating and metering requirements for any facility connected to SCE's distribution system. Should SCE limit the offsite export, the proposed Project may utilize a battery energy storage system (BESS) to lower offsite export while maintaining onsite renewable generation to off -set consumption. The electrical system and infrastructure must be clearly labeled with noticeable and permanent signage. The schedule of photovoltaic system locations may be updated as needed. Mitigation Measure GHG-2: LEED, Charging Stations, and Bus Stops. Prior to the issuance of a Phase 1, Phase 2, or Phase 3 building permits, the Project Applicant or successor in interest shall provide documentation to the City of Santa Ana demonstrating the following: • The Project shall be designed to achieve Leadership in Energy and Environmental Design (LEED) certification. It shall also be designed consistent with CALGreen Tier 2 or will otherwise achieve a 20% reduction below 2022 Title 24 energy efficiency standards. The 2022 version of Title 24 (effective January 1, 2023, prior to the 2024 Supplement) is the baseline for improvement. • The Project shall provide facilities to support electric charging stations per the Tier 2 standards in Section A5.106.5.3 (Nonresidential Voluntary Measures) and Section A5.106.8.2 (Residential Voluntary Measures) of the 2022 CALGreen Code. The 2022 version of Title 24 (effective January 1, 2023, prior to the 2024 Supplement) is the baseline for improvement. • The Applicant shall coordinate with the City of Santa Ana and Orange County Transit Authority to ensure that bus pad and shelter improvements are incorporated, as appropriate. Mitigation Measure GHG-3: Landfill Waste. The development (Phase 1, Phase 2, and Phase 3) shall divert a minimum of 75 percent of landfill waste. Prior to issuance of certificate of occupancy, a recyclables collection and load area shall be constructed in compliance with the City standards for Recyclable Collection and Loading Areas. Mitigation Measure GHG-4: Electrical Landscape Equipment. Prior to the issuance of Phase 1, Phase 2, or Phase 3 occupancy permits, the City Planning and Building and Safety Divisions shall confirm that tenant lease agreements include contractual language that all landscaping equipment used on site shall be 100 percent electrically powered. This requirement shall be included in the third -party vendor agreements for landscape services for the building owner and tenants, as applicable. City of Santa Ana 57 CEQA Findings of Fact September 2024 Related Bristol Mixed -Use Project CEQA Findings of Fact Mitigation Measure GHG-5: Energy Efficient Appliances. All major applicant provided in -unit residential appliances (e.g., dishwashers, refrigerators, clothes washers and dryers, water heaters, and for space heating) provided/installed shall be electric (i.e., appliances that do not use natural gas, propane, or other fossil fuels) and Energy Star certified or of equivalent energy efficiency where applicable. Prior to the issuance of the certificate of occupancy, the City of Santa Ana shall verify implementation of this requirement. Installation of electric Energy Star —certified or equivalent appliances shall be verified by the Planning and Building Department during plan check. GPU FEIR Mitigation Measure AQ-1: As listed previously. Mitigation Measure AQ-3: Vehicle Trip Reduction. Develop a qualifying Commute Trip Reduction (CTR)/ Transportation Demand Management (TDM) plan to reduce mobile GHG emissions for all uses. The TDM plan shall be approved by the City of Santa Ana prior to the issuance of building permits. The TDM plan shall discourage single -occupancy vehicle trips and encourage alternative modes of transportation such as carpooling, taking transit, walking, and biking. The following measures shall be incorporated into the TDM plan. TDM Requirements for Non -Residential Uses: • The Project Applicant shall consult with the local transit service provider to maintain and identify opportunities to maximize transit. Evidence of compliance with this requirement may include correspondence from the local transit provider(s) regarding the potential need for installing bus shelters or bus stops at the site. • The portion of the TDM plan for non-residential uses shall include, but not be limited to the following potential measures: ride -matching assistance, preferential carpool parking, flexible work schedules for carpools, half-time transportation coordinators, providing a web site or message board for coordinating rides, designating adequate passenger loading and unloading and waiting areas for ride -sharing vehicles, and including bicycle end of trip facilities (such as bicycle parking and changing/shower facilities). This list may be updated as new methods become available. Verification of this measure shall occur prior to building permit issuance for the commercial uses. TDM Requirements for Residential Units: Rental Units. Upon a residential dwelling being rented or offered for rent, the Project Applicant shall notify and offer to the tenant or prospective tenant, materials describing public transit, ridesharing, and nonmotorized commuting opportunities in the vicinity of the development. The materials shall be approved by the City of Santa Ana. The materials shall be provided no later than the time the rental agreement is executed. This information shall be submitted to the City of Santa Ana Planning Division for review and approval, prior to the issuance of the first certificate of occupancy. Mitigation Measure AQ-4: Prohibition of Fireplaces. Project plans, specifications, and permitting shall state that wood -burning and natural gas devices are prohibited inside residential dwelling units. The purpose of this measure is to limit emissions of ROG, NOX, and particulate matter emissions from wood -burning and natural gas devices used for primary heat, supplemental heat, or ambiance. This prohibition shall be noted on the tenant deed and/or lease agreements to ensure City of Santa Ana 58 CEQA Findings of Fact September 2024 Related Bristol Mixed -Use Project CEQA Findings of Fact that installation of wood -burning and natural gas devices do not occur during occupation of residences. Mitigation Measure AQ-5: Electric Landscape Equipment. Prior to the issuance of occupancy permits, the Planning Division shall confirm that the proposed Project's Codes Covenants and Restrictions (CC&Rs) and/or tenant lease agreements include contractual language that all landscaping equipment used on site shall be 100 percent electrically powered. All residential and non-residential properties shall be equipped with exterior electrical outlets to accommodate this requirement. This requirement shall be included in the third -party vendor agreements for landscape services for the building owner and tenants, as applicable. Mitigation Measure AQ-6: Low VOC Paint (Operations). The Project Applicant shall require by contract specifications for commercial development to use interior and exterior architectural coatings (paint and primer including parking lot paint) products that have a volatile organic compound rating of 10 grams per liter or less. Contract specifications shall be reviewed and approved by the City of Santa Ana prior to the issuance of occupancy permits. This measure shall be made a condition of approval for continued upkeep of the property. MM AQ-7: Loading Dock Connections. Prior to the approval of building permits, the City of Santa Ana shall confirm the construction documents demonstrate an adequate number of electrical service connections at loading docks for plug-in of the anticipated number of refrigerated trailers to reduce idling time and emissions. Impact Finding: The Project would not conflict with an applicable plan, policy or regulation of an agency adopted for the purpose of reducing the emissions of GHGs (Draft Supplemental EIR at p. 5.5-17). Changes or alterations have been required in, or incorporated into, the Project that avoid or substantially lessen the significant environmental effect identified in the Draft Supplemental EIR. Facts in Support of Findings: The proposed Project would provide a mixed -use community within a TPA and High -Quality Transit Area which has the potential to reduce GHG emissions from the reduction of VMT. The proposed Project provides for an onsite mix of uses that would limit the need to travel offsite for many amenities and retail/service needs. Providing a mixed -use development in such a location is consistent with the intent of the AB 32 Scoping Plan and SB 375, which is focused on changing land use patterns and improving transportation alternatives. The proposed Project would be implemented pursuant to the CALGreen Building/Title 24 requirements and would provide new land uses in a sustainable manner. The City's administration of the Title 24 requirements includes review of proposed energy conservation measures during the permitting process, which ensures that all requirements are met. In complying with the Title 24 standards, the proposed Project would be implementing regulations that reduce GHG emissions (Draft Supplemental EIR at p. 5.5-17). CARB Scoping Plan City of Santa Ana 59 CEQA Findings of Fact September 2024 Related Bristol Mixed -Use Project CEQA Findings of Fact The proposed Project would not interfere with the state's implementation of AB 1 279's target of 85 percent below 1990 levels and carbon neutrality by 2045 because it does not interfere with implementation of the GHG reduction measures listed in CARB's Updated Scoping Plan (2022), as demonstrated in Draft Supplemental EIR Table 5.5-5. CARB's 2022 Scoping Plan reflects the 2045 target of an 85 percent reduction below 1990 levels, set by Executive Order B-55-1 8, and codified by AB 1279. The proposed Project would include a number of project design features and mitigation measures from the 2022 CARB Scoping Plan for construction and operation. The proposed Project would meet the three priority areas included in Appendix D to the CARB Scoping Plan; Transportation Electrification, VMT Reduction, and Building Decarbonization. As the proposed Project would implement key residential and mixed -use project attributes included in Appendix D as mitigation measures (Mitigation Measures GHG-1 through GHG-5 and AQ-4), the proposed Project would be consistent with the 2022 CARB Scoping Plan and the State's GHG reduction goals (Draft Supplemental EIR at pp. 5.5-18 through 5.5-22). City of Santa Ana Climate Action Plan The City of Santa Ana's Climate Action Plan (CAP) includes reduction measures that would help the City achieve its emissions reduction goal, which is consistent with the statewide goals identified. The proposed Project is consistent with City's CAP strategy of locating new mixed -use development within employment corridors to create a more optimal mix of land uses and reduce vehicle miles traveled. The proposed Project is an urban mixed -use infill project that would include local retail, housing, office, and hotel uses near transit routes, major freeways, and roadways. The proposed Project includes pedestrian circulation and bicycle circulation infrastructure and facilities. The infill location, mix of uses, and proximity to transit would reduce dependency on cars, reduce time spent in traffic, closely links residents to jobs and services, and reduce VMT. As mobile sources are a significant component of GHG emissions, reducing VMTs is integral to achievement of state GHG reduction goals. As described in Draft Supplemental EIR Table 5.5-6, the proposed Project would be consistent with the relevant measures of the City's CAP. The proposed Project would not result in a conflict with any applicable plan, policy or regulation of an agency adopted for the purpose of reducing the emissions of GHGs. The proposed Project would be implemented in compliance with state energy standards provided in Title 24, as well as future state regulations adopted to facilitate reductions in statewide GHG emissions. The proposed Project would not interfere with the state's implementation of AB 1279's target of 85 percent below 1990 levels and carbon neutrality by 2045 because it would be consistent with the CARB 2022 Scoping Plan, which is intended to achieve the reduction targets required by the state. In addition, the proposed Project would be consistent with the relevant City GPU goal and policies and the City's Climate Action Plan. Thus, the proposed Project would not result in a conflict with any applicable plan, policy or regulation of an agency adopted for the purpose of reducing the emissions of GHGs, and impacts would be less than significant (Draft Supplemental EIR at pp. 5.5- 17-23 through 5.5-26). Mitigation Measures: City of Santa Ana 60 CEQA Findings of Fact September 2024 Related Bristol Mixed -Use Project CEQA Findings of Fact Mitigation Measure GHGA: Solar Panels. As listed previously. Mitigation Measure GHG-2: LEED, Charging Stations, and Bus Stops. As listed previously. Mitigation Measure GHG-3: Landfill Waste. As listed previously. Mitigation Measure GHG-4: Electrical Landscape Equipment. As listed previously. Mitigation Measure GHG-5: Energy Efficient Appliances. As listed previously. Mitigation Measure A04: Prohibition of Fireplaces. As listed previously. E. Hazards and Hazardous Materials Impact Finding: The Project would not create a significant hazard to the public or the environment through the routine transport, use or disposal of hazardous materials (Draft Supplemental EIR at p. 5.6-22). Changes or alterations have been required in, or incorporated into, the Project that avoid or substantially lessen the significant environmental effect identified in the Draft Supplemental EIR. Facts in Support of Findings: Construction The Phase I Environmental Site Assessment (included as Appendix J to the Draft Supplemental EIR) determined that asbestos -containing materials (ACMs) and lead -based paint may exist due to the date of construction of the existing buildings. Therefore, asbestos surveys and abatement would be required prior to demolition or renovation of the existing building pursuant to the existing South Coast Air Quality Management District (SCAQMD), Cal/OSHA, and the sections of the California Health and Safety Code. These requirements were developed to protect human health and the environment from the hazards associated with exposure to lead based materials and airborne asbestos fibers. Compliance with these existing regulations, as ensured through the permitting process and included as PPP HAZ-1 and PPP HAZ-2, would reduce impacts related to routine transport and disposal of asbestos -containing materials and lead -based paint during construction activities to a less than significant level. As described in the Phase II Environmental Site Assessments (Draft Supplemental EIR Appendix K1 and Appendix K2), soil within portions of the Project site exhibits concentrations of TPH-d, TPH-mo, and select SVOCs that exceed residential screening levels. The Phase II Environmental Site Assessments describe that soils with concentrations above residential screening levels and below commercial screening levels could be reused onsite as backfill material for non-residential and non - sensitive areas. However, soils that exceed both residential and commercial screening levels would need to be excavated and removed during Project excavation and grading activities as required by regulation and, as applicable, DTSC, California Integrated Waste Management Board, and/or the RWQCB. As a result, Mitigation Measure HAZ-1 would be implemented to reduce the potential risks related to accidental release and exposure of people and the environment to the contaminated soils. City of Santa Ana 61 CEQA Findings of Fact September 2024 Related Bristol Mixed -Use Project CEQA Findings of Fact Mitigation Measure HAZ-1 requires that a qualified consultant prepare a Soil Management Plan (SMP) to be used during earthwork and grading to identify soils that cannot be reused onsite and offsite disposal. Mitigation Measure HAZ-1 requires excavation of contaminated soils be completed pursuant to existing DTSC and RWQCB requirements, soils sampling to ensure all contaminated soils are removed, and that a certified hazardous waste hauler remove and transport all TPH impacted soil and other potentially hazardous materials per California Hazardous Waste Regulations to a landfill permitted by the state to accept hazardous materials. Excavated soil containing hazardous substances would be classified as a hazardous waste if they exhibit the characteristics of ignitability, corrosivity, reactivity, or toxicity (CCR, Title 22, Division 4.5, Chapter 11, Article 3). The SMP would detail hazardous materials excavation and disposal methods and requirements pursuant to the regulation of Title 8 of the California Code of Regulations (CaIOSHA) and Department of Toxic Substances Control (DTSC) that regulates the removal, transportation, and disposal of hazardous waste to protect human health and the environment. With implementation of Mitigation Measure HAZ-1 impacts related to hazards from contaminated soils would be less than significant (Draft Supplemental EIR at p. 5.6-22). Plans, Program and Policies: PPP HAZ-1: SCAQMD Rule 1403. Prior to issuance of demolition permits, the Project applicant shall submit verification to the City Building and Safety Division that an asbestos survey has been conducted at all existing buildings located on the Project site. If asbestos is found, the Project applicant shall follow all procedural requirements and regulations of South Coast Air Quality Management District Rule 1403. Rule 1403 regulations require that the following actions be taken: notification of SCAQMD prior to construction activity, asbestos removal in accordance with prescribed procedures, placement of collected asbestos in leak -tight containers or wrapping, and proper disposal. PPP HAZ-2: Lead. Prior to issuance of demolition permits, the Project applicant shall submit verification to the City Building and Safety Division that a lead -based paint survey has been conducted at all existing buildings located on the Project site. If lead -based paint is found, the Project applicant shall follow all procedural requirements and regulations for proper removal and disposal of the lead -based paint. Cal -OSHA has established limits of exposure to lead contained in dusts and fumes. Specifically, CCR Title 8, Section 1532.1 provides for exposure limits, exposure monitoring, and respiratory protection, and mandates good working practices by workers exposed to lead. Mitigation Measures: Mitigation Measure HAZ-1: Prior to issuance of a grading permit, a Soil Management Plan (SMP) shall be prepared by a qualified hazardous materials consultant and shall detail procedures and protocols for excavation and disposal of onsite hazardous materials, including: • Any subsurface materials exposed during construction activities that appear potentially contaminated, based on either visual observation or suspect odors, shall be segregated, stockpiled, and tested for potential contamination. If contamination is found to be present per the California Department of Toxic Substances Control (DTSC) Environmental Screening Levels (ESLs) for the applicable use, and cannot be reused on the Project site, it shall be transported City of Santa Ana 62 CEQA Findings of Fact September 2024 Related Bristol Mixed -Use Project CEQA Findings of Fact by a certified hazardous waste hauler to a landfill permitted by the state to accept hazardous materials and disposed of per California Hazardous Waste Regulations. • A Health and Safety Plan (HASP) shall be prepared for each contractor that addresses potential safety and health hazards and includes the requirements and procedures for employee protection. The HASP shall also outline proper soil handling procedures and health and safety requirements to minimize worker and public exposure to hazardous materials during construction. • All SMP measures shall be printed on the construction documents, contracts, and project plans prior to issuance of grading permits. Impact Finding: The Project would not create a significant hazard to the public or the environment through reasonably foreseeable upset or accident conditions involving the release of hazardous materials into the environment (Draft Supplemental EIR at p. 5.6-23). Changes or alterations have been required in, or incorporated into, the Project that avoid or substantially lessen the significant environmental effect identified in the Draft Supplemental EIR. Facts in Support of Findings: Construction Accidental Release. While the routine use, storage, transport, and disposal of hazardous materials in accordance with applicable regulations during demolition, excavation, grading, and construction activities would not pose health risks or result in significant impacts; improper use, storage, transportation and disposal of hazardous materials and wastes could result in accidental spills or releases, posing health risks to workers, the public, and the environment. Thus, implementation of the proposed Project could potentially result in the accidental release of hazardous materials. The use of best management practices (BMPs) during construction implemented as part of a Stormwater Pollution Prevention Plan (SWPPP) as required by the National Pollution Discharge Elimination System General Construction Permit (and included as PPP WQ-1) would minimize potential adverse effects to workers, the public, and the environment (Draft Supplemental EIR at p. 5.6-23). Contaminated Soils. As described previously, portions of the site contain soil that could be reused onsite as backfill material for non-residential and non -sensitive use areas. Soils that exceed applicable USEPA and/or DTSC Screening levels would require excavation and disposal pursuant to the requirements of the DTSC, California Integrated Waste Management Board, RWQCB, OCFA, and the OCHCA. As a result, Mitigation Measure HAZ-1 is included to require a Soil Management Plan (SMP) be implemented during earthwork and grading to remove and dispose of impacted soils. Mitigation Measure HAZ-1 requires handling of contaminated soils be completed pursuant to existing DTSC and RWQCB standards, soils sampling to ensure contaminated soils are removed, and that a certified hazardous waste hauler remove and transport hazardous materials per California Hazardous Waste Regulations to a landfill permitted by the state to accept hazardous materials. With implementation of Mitigation Measure HAZ-1 impacts related to hazards from contaminated soils would be less than significant (Draft Supplemental EIR at pp. 5.6-23 through 5.6-24). City of Santa Ana 63 CEQA Findings of Fact September 2024 Related Bristol Mixed -Use Project CEQA Findings of Fact Asbestos Containing Materials. Buildings on the Project site were constructed in the 1970s when many structures were constructed with what are now recognized as hazardous building materials, such as lead and asbestos. Demolition of these structures could result in the release of hazardous materials. However, asbestos abatement contractors must follow state regulations contained in California Code of Regulations Sections 1529, and 341.6 through 341.14 as implemented by SCAQMD Rule 1403 to ensure that asbestos removed during demolition or redevelopment of the existing buildings is transported and disposed of at an appropriate facility. Section 19827.5 of the California Health and Safety Code requires that local agencies not issue demolition permit until an applicant has demonstrated compliance with notification requirements under applicable federal regulations regarding hazardous air pollutants, including asbestos. These requirements are included as PPP HAZ-1 to ensure that the Project applicant submits verification to the City that the appropriate activities related to asbestos have occurred, which would reduce the potential of impacts related to asbestos to a less than significant level (Draft Supplemental EIR at p. 5.6-24). Undocumented Hazardous Materials. The Project site has a long history of various uses that includes use and storage of hazardous materials. As a result, there is the potential for undocumented hazardous material to exist onsite. Excavated soil containing hazardous substances and hazardous building materials would be classified as a hazardous waste if they exhibit the characteristics of ignitability, corrosivity, reactivity, or toxicity (CCR, Title 22, Division 4.5, Chapter 11, Article 3). State and federal laws require detailed planning to ensure that hazardous materials are properly handled, used, stored, and disposed of, and in the event that such materials are accidentally released, to prevent or to mitigate injury to health or the environment. These regulations are detailed previously and include, but are not limited to, the federal Resource Conservation and Recovery Act, the Occupational Safety and Health Act that is implemented by OSHA, and the Hazardous Materials Transportation Act. Additionally, the California Integrated Waste Management Board and the RWQCB specifically address management of hazardous materials and waste handling in their adopted regulations (CCR, Title 14 and CCR, Title 27). Also, Mitigation Measure HAZ-1 would reduce impacts related to other soil contamination, not identified previously. Thus, with implementation of existing regulations and Mitigation Measure HAZ-1, impacts related to upset or accident conditions involving the release of hazardous materials into the environment would be less than significant (Draft Supplemental EIR at pp. 5.6-24 through 5.6-25). Operation Development under the proposed Project would involve multi -family, restaurant, and retail commercial uses that would use and store common hazardous materials such as paints, solvents, and cleaning products. Also, building mechanical systems and grounds and landscape maintenance could also use a variety of products formulated with hazardous materials, including fuels, cleaners, lubricants, adhesives, sealers, and pesticides/herbicides. A Water Quality Management Plan (WQMP) is required to be implemented for the proposed Project (as further discussed in Section 5.7, Hydrology and Water Quality and included as PPP WQ-2). The BMPs that would be implemented as part of the WQMP would protect human health and the environment should any accidental spills or releases of hazardous materials occur during operation of the proposed Project. Mitigation Measure HAZ-1 requires implementation of a Soil Management Plan to ensure appropriate removal and handling of potentially hazardous materials that could be encountered during site excavation and grading. As a result, operation of the proposed Project would not result City of Santa Ana 64 CEQA Findings of Fact September 2024 Related Bristol Mixed -Use Project CEQA Findings of Fact in a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment, and impacts would be less than significant. Moreover, although impacts of the environment on a project do not require analysis or mitigation under CEQA and the proposed Project would not result in impacts on future users and residents, Mitigation Measure HAZ-2 is included and requires the Project applicant to conduct testing or design buildings to ensure that future users and residents of the proposed Project are not exposed to elevated levels of vapors (Draft Supplemental EIR at p. 5.6-25). Plans, Program and Policies (PPPs): PPP HAZ-1: SCAQMD Rule 1403. As listed previously. PPP HAZ-2: Lead. As listed previously. PPP WQ-1: NPDES/SWPPP. Prior to issuance of any grading or demolition permits, the applicant shall provide the City Building and Safety Division evidence of compliance with the National Pollutant Discharge Elimination System (NPDES) requirement to obtain a construction permit from the State Water Resource Control Board (SWRCB). The permit requirement applies to grading and construction sites of one acre or larger. The Project applicant/proponent shall comply by submitting a Notice of Intent (NOI) and by developing and implementing a Stormwater Pollution Prevention Plan (SWPPP) and a monitoring program and reporting plan for the construction site. PPP WO-3: WQMP. Prior to the approval of the Grading Plan and issuance of Grading Permits a completed Water Quality Management Plan (WQMP) shall be submitted to and approved by the City Building and Safety Division. The WQMP shall identify all Post -Construction, Site Design, Source Control, and Treatment Control Best Management Practices (BMPs) that will be incorporated into the development project in order to minimize the adverse effects on receiving waters. Mitigation Measures: Mitigation Measure HAZ-1: Soil Management Plan (SMP). As listed previously. Mitigation Measure HAZ-2: Prior to issuance of a building permit for a future building within the Specific Plan area, the Project applicant shall, at its election, undertake one of the following three activities: (1) perform a subsurface soil vapor assessment demonstrating that vapor concentrations are within established limits for vapor intrusion into future buildings; (2) prepare a human health risk assessment (HHRA) demonstrating that documented levels of soil vapor do not represent a significant health risk to occupants of the future buildings; or (3) submit plans for a vapor intrusion mitigation system (VIMS) to be installed beneath the foundation of the future buildings. The Project applicant may rely on different measures of the foregoing options in different parts of the Specific Plan area. F. Noise Impact Finding: The Project would not result in generation of a substantial temporary or permanent increase in ambient noise levels in the vicinity of the Project in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies (Draft Supplemental EIR at p. 5.9-13). City of Santa Ana 65 CEQA Findings of Fact September 2024 Related Bristol Mixed -Use Project CEQA Findings of Fact Facts in Support of Findings: Construction Per Section 1 8-314 (Special Provisions) of the City's Municipal Code noise sources associated with construction activities are exempt from the City's established noise standards as long as the activities do not take place between the hours of 8:00 p.m. and 7:00 a.m. on weekdays, including Saturday, or any time on Sunday or a federal holiday. The proposed Project's construction activities would occur pursuant to these regulations. Thus, the proposed Project would be in compliance with the City's construction related noise standards. Construction noise would be temporary in nature as the operation of each piece of construction equipment would not be constant throughout the construction day, and equipment would be turned off when not in use. Construction activities would occur throughout the Project site and would not be concentrated at a single point near sensitive receptors. Further, it is unlikely that multiple pieces of equipment would operate within the same area closest to sensitive receptors during Project construction. Because the analysis assumes that the noisiest equipment would operate concurrently at the construction boundary closest to the nearest sensitive receptor, it provides represents a conservative analysis of potential impacts. Construction noise levels drop off at a rate of about 6 dBA per doubling of distance between the noise source and receptor (Draft Supplemental EIR at pp. 5.9-13 through 5.9-15). Phase 1. As shown on Draft Supplemental EIR Table 5.9-8, construction noise for Phase 1 would be as close as 130 feet from the closest offsite residences, at the nearby receiver locations would range from 65.4 to 75.7 dBA Leq, which would not exceed the 80 dba Leq daytime construction noise level threshold. Therefore, construction impacts related to Phase 1 would be less than significant (Draft Supplemental EIR at p. 5.9-15). Phase 2. Construction activity for Phase 2 would be as close as 410 feet from the closest offsite residences. As shown on Table 5.9-9 of the Draft Supplemental EIR, noise from Phase 2 construction at the closest nearby receiver locations would range from 55.4 to 68.0 dBA Leq. This would not exceed the 80 dba Leq daytime construction noise level threshold. In addition, Phase 2 construction would occur after Phase 1 is occupied. The onsite receptors in Phase 1 would be located as close as 130 feet away from the Phase 2 construction activity area where heavy equipment would be located. The loudest Phase 2 noise level would occur during grading and would be 75.6 dBA at the Phase 1 residences located 130 feet away, which would not exceed the 80 dBA Leq daytime construction noise level threshold at residential receiver locations. Therefore, construction noise impacts to offsite sensitive receptors related to Phase 2 would be less than significant (Draft Supplemental EIR at p. 5.9-15). Phase 3. As shown on Table 5.9-10 of the Draft Supplemental EIR, construction activity for Phase 3 would be as close as 130 feet from the closest offsite residences, and noise from Phase 3 construction at the nearby receiver locations would range from 65.4 to 75.9 dBA Leq. This would not exceed the 80 dBA Leq daytime construction noise level threshold. Therefore, construction noise impacts to offsite sensitive receptors related to Phase 3 would be less than significant. In addition, Phase 3 construction would occur after Phase 1 and Phase 2 are occupied. The onsite receptors in Phases 1 and 2 would be located as close as 130 feet away from the Phase 3 construction activity. The loudest Phase 3 noise level would occur during demolition and grading City of Santa Ana 66 CEQA Findings of Fact September 2024 Related Bristol Mixed -Use Project CEQA Findings of Fact and would be 76.5 dBA at the closest Phase 1 and Phase 2 residences located 130 feet away. Therefore, Phase 3 construction would not exceed the 80 dBA Leq daytime construction noise level threshold at residential receiver locations. Therefore, construction noise impacts related to Phase 3 would be less than significant. Although noise generated from construction of Phases 1, 2, and 3 would be less than significant, the proposed Project would still be required to implement GPU FEIR Mitigation Measure N-1, which includes construction requirements to limit noise. The proposed Project would result in less impacts than the construction noise impacts that were identified in the GPU FEIR, which were identified as significant. Therefore, construction noise impacts related to the proposed Project would not exceed those previously identified (Draft Supplemental EIR at pp. 5.9-15 through 5.9-16). Offsite Construction Noise. The offsite improvements include the installation and upgrade of water, stormwater, and sewer utilities, as well as roadway improvements that include sidewalks, bicycle facilities, landscaping, intersection improvements, median reconstruction, etc. The offsite improvements would include excavators, loaders, and trucks during pavement demolition and trenching activities and pavers, rollers, and loaders for paving activities. Draft Supplemental EIR Table 5.9-1 1 shows that the proposed Project's offsite construction noise would not exceed the FTA's standard. Additionally, when the worst -case offsite noise level (77.4 dBA during demolition) is combined with the worst -case onsite construction noise level (75.7 dBA during Phase 1 demolition), noise levels would be 79.6 dBA, which is below the FTA's 80 dBA standard. Therefore, construction noise impacts from offsite improvements would be less than significant. In addition, GPU FEIR Mitigation Measure N-1, which includes construction requirements to limit noise would be required to be implemented, which would reduce noise generated from proposed Project construction at sensitive receptor locations (Draft Supplemental EIR at pp. 5.9-16 through 5.9-17). Nighttime Concrete Pour Construction Noise. The proposed Project could include nighttime concrete pour activities. The nighttime concrete pours would use the following construction equipment: concrete mixer trucks, concrete pump truck, concrete vibrator, generator, trucks, and air compressors. Draft Supplemental EIR Table 5.9-12 shows that construction noise associated with nighttime concrete pours would be up to 71.0 dBA at the closest offsite sensitive receptors. Therefore, nighttime construction noise would exceed FTA's nighttime threshold of 70 dBA at offsite sensitive receptors and Project Mitigation Measure NOI-1 has been included to require enclosures for stationary (e.g., generators, air compressors, etc.) concrete pour equipment and buffer distances for mobile equipment (including concrete trucks) to minimize nighttime construction noise. Draft Supplemental EIR Table 5.9-1 2 shows that with implementation of GPU FEIR Mitigation Measure N- 1 and Project Mitigation Measure NOI-1, impacts related to nighttime concrete pour activities at offsite sensitive receptors would be less than significant (Draft Supplemental EIR at pp. 5.9-17 through 5.9-18). Construction Traffic Noise. Noise generated from construction traffic would increase short-term noise; however, these noise levels are temporary and would cease once construction is complete. The trucks associated with construction would occur during the allowable hours for construction specified in the Municipal Code (7:00 a.m. to 8:00 p.m. on weekdays and Saturdays). Trucks (including trucks hauling excavated material) would also occur during the allowable daytime hours only. Draft Supplemental EIR Table 5.9-13 shows that construction traffic noise levels would not City of Santa Ana 67 CEQA Findings of Fact September 2024 Related Bristol Mixed -Use Project CEQA Findings of Fact exceed the 85 dBA construction thresholds for commercial uses (soil hauling would not occur along residential streets) and roadway noise levels would not increase ambient noise levels above the perceptible range (3.0 dBA) for any of the construction phases. Therefore, a less than significant impact would occur. Additionally, the GPU FEIR Mitigation Measure N-1 requires construction traffic use City approved haul routes to the extent feasible. Thus, ensuring that construction traffic would not use residential roadways (Draft Supplemental EIR at pp. 5.9-18 through 5.9-19). Operation Onsite Operational Noise. Noise generated by the Project would occur from stationary equipment such as heating, ventilation, and air conditioning (HVAC) units that would be installed for the new development, use of parking facilities, trash removal activity, and activity at outdoor gathering areas. Based on these typical noise levels, operation of the Project would not result in an exceedance of the City's Municipal Code Section 18-313 noise standards. Also, the City's building and plan check permitting process includes verification that the location of operational noise sources would not result in an exceedance of the municipal code standards. At the closest sensitive receptor, approximately 130 feet away, mechanical equipment noise levels would attenuate to 43.7 dBA, which is below the City's ambient noise standards of 55 dBA for residential receptors and below the measured ambient levels ranging from 58.4 to 71.0 dBA (refer to Draft Supplemental EIR Table 5.9-4). Operation of mechanical equipment would not increase ambient noise levels beyond the acceptable compatible land use noise levels. Therefore, the proposed Project would result in a less than significant impact related to stationary noise levels. Thus, the City's standards development permitting process would ensure that the proposed Project would not generate on -site operational noise that would exceed noise standards. Therefore, impacts would be less than significant (Draft Supplemental EIR at pp. 5.9-19 through 5.9-21). Onsite Traffic Operational Noise. Future residents at the Project site would be exposed to mobile traffic noise along Bristol Street, MacArthur Boulevard, Sunflower Avenue, and Plaza Drive. Table 5.9-17 shows that noise levels along these roadways would be up to 68.8 dBA (along Bristol Street from MacArthur Boulevard to Callen's Common) at 100 feet from the roadway centerline. At 70 feet, traffic noise would be approximately 71 dBA. However, this does not account for intervening structures and changes in altitude, as residences would be above commercial and retail uses. Therefore, the potential for the proposed Project to exceed the City's 65 dBA exterior and 45 dBA interior General Plan noise standards (based on an outdoor to indoor attenuation rate of 25 dB) cannot be excluded, and noise -reduction features, acoustical designs for the proposed residential buildings, and enforcement of the California Uniform Building Code would be required. However, Condition of Approval NOI-1 is included to require a detailed acoustical study demonstrating that all residential units would meet the City's General Plan 65 dBA exterior and 45 dBA interior noise standards by incorporating applicable noise reduction features. Compliance with Condition of Approval NOI-1 would ensure that the proposed Project meets the applicable City and state standards (Draft Supplemental EIR at pp. 5.9-13-29 through 5.9-30). Condition of Approval: COA N-1: On site Traffic Noise. Prior to issuance of building permits for Phase 1, Phase 2, and Phase 3, a detailed acoustical study based on architectural plans shall be prepared by a qualified acoustical consultant to demonstrate compliance with General Plan Noise Element Standards. The City of Santa Ana 68 CEQA Findings of Fact September 2024 Related Bristol Mixed -Use Project CEQA Findings of Fact acoustical study shall be submitted to the City's Planning and Building Agency to demonstrate that all residential units would meet the City's 65 dBA exterior noise standard and 45 dBA interior noise standard to the satisfaction of the Planning and Building Agency Executive Director. This complies with the applicable sections of the California Building Code (Title 24 of the California Code of Regulations). The necessary noise reductions may be achieved by implementing noise control measures at the receiver locations. The required noise attenuation measures shall be incorporated into the applicable building plans and specifications. Mitigation Measures: GPU FEIR MM N-1: Construction contractors shall implement the following measures for construction activities conducted in the City of Santa Ana. Construction plans submitted to the City shall identify these measures on demolition, grading, and construction plans submitted to the City: The City of Santa Ana Planning and Building Agency shall verify that grading, demolition, and/or construction plans submitted to the City include these notations prior to issuance of demolition, grading and/or building permits. • Construction activity is limited to the hours: Between 7:00 a.m. to 8:00 p.m. Monday through Saturday, as prescribed in Municipal Code Section 18-314(e). Construction is prohibited on Sundays. • During the entire active construction period, equipment and trucks used for project construction shall use the best -available noise control techniques (e.g., improved mufflers, equipment re -design, use of intake silencers, ducts, engine enclosures, and acoustically attenuating shields or shrouds), wherever feasible. • Impact tools (e.g., jack hammers and hoe rams) shall be hydraulically or electrically powered wherever possible. Where the use of pneumatic tools is unavoidable, an exhaust muffler on the compressed air exhaust shall be used along with external noise jackets on the tools. • Stationary equipment such as generators and air compressors shall be located as far as feasible from nearby noise -sensitive uses. • Stockpiling shall be located as far as feasible from nearby noise -sensitive receptors. • Construction traffic shall be limited to approved haul routes established by the City Public Works Agency. Exceptions to approved routes must be granted by the Public Works Agency before any modification to approved haul routes. • At least 10 days prior to the start of construction activities, a sign shall be posted at the entrance(s) to the job site, clearly visible to the public, that includes permitted construction days and hours, as well as the telephone numbers of the City's and contractor's authorized representatives that are assigned to respond in the event of a noise or vibration complaint. If the authorized contractor's representative receives a complaint, he/she shall investigate, take appropriate corrective action, and report the action to the City. • Signs shall be posted at the job site entrance(s), within the onsite construction zones, and along queueing lanes (if any) to reinforce the prohibition of unnecessary engine idling. All other equipment shall be turned off if not in use for more than 5 minutes. City of Santa Ana 69 CEQA Findings of Fact September 2024 Related Bristol Mixed -Use Project CEQA Findings of Fact • During the entire active construction period and to the extent feasible, the use of noise - producing signals, including horns, whistles, alarms, and bells, shall be for safety warning purposes only. The construction manager shall use smart back-up alarms, which automatically adjust the alarm level based on the background noise level, or switch off back-up alarms and replace with human spotters in compliance with all safety requirements and laws. • Erect temporary noise barriers (at least as high as the exhaust of equipment and breaking line -of -sight between noise sources and sensitive receptors), as necessary and feasible, to maintain construction noise levels at or below the performance standard of 80 dBA Leq. Barriers shall be constructed with a solid material that has a density of at least 4 pounds per square foot with no gaps from the ground to the top of the barrier. Mitigation Measure N0I-1: Prior to the issuance of construction/grading permits, the Project Applicant shall obtain a permit from the City's Building and Safety Division to complete work outside the standard construction hours outlined in Santa Ana Municipal Code Section 18-314(e). In addition, the Project Applicant and/or contractor(s) shall develop a nighttime construction noise control plan that requires the following: Stationary equipment such as generators and air compressors shall adhere to the following: • Stationary equipment (e.g., generators, air compressors, etc.) shall be located 300 feet or more away from residences. • Stationary equipment shall be surrounded with noise barriers to achieve a minimum 10 dBA reduction. Alternatively, a temporary noise barrier may be used along the property line. Mobile equipment such as concrete mixer trucks, pump trucks shall adhere to the following: • The nighttime noise control plan shall prohibit mobile equipment and trucks from operating within the following distances to offsite sensitive receptors: ■ Phase 1: Trucks and equipment shall be 140 feet or more away from the Versailles residences along Plaza Drive. ■ Phase 2: No minimum distance required (Phase 2 is 410 feet from sensitive receptors and would not exceed thresholds). ■ Phase 3: Trucks and equipment shall be 150 feet or more away from the Versailles residences along Plaza Drive. • The nighttime noise control plan shall prohibit mobile equipment and trucks from operating within the following distances to onsite sensitive receptors: ■ Phase 1: No minimum distance is required because no onsite receptors would be constructed prior to Phase 1. ■ Phase 2: Trucks and equipment shall be 150 feet or more away from Phase 1 onsite residences. City of Santa Ana 70 CEQA Findings of Fact September 2024 Related Bristol Mixed -Use Project CEQA Findings of Fact ■ Phase 3: Trucks and equipment shall be 170 feet or more away from Phase 1 and Phase 2 onsite residences. G. Tribal Cultural Resources Impact Finding: The Project would not cause a substantial adverse change in the significance of a tribal cultural resource that is listed or eligible for listing in the California Register of Historical Resources, or in a local register of historic resources as defined in Public Resources Code Section 5020.1(K) (Draft Supplemental EIR at p. 5.14-7). Changes or alterations have been required in, or incorporated into, the Project that avoid or substantially lessen the significant environmental effect identified in the Draft Supplemental EIR. Facts in Support of Findings: The City sent letters to 20 Native American representatives identified by NAHC, notifying them of the proposed Project in accordance with SB 18 and AB 52. The City consulted with each tribe that requested consultation. During the course of the tribal consultation process, no Native American tribe provided the City with substantial evidence indicating that tribal cultural resources, as defined in PRC Section 21074, are present on the Project site or have been found previously on the Project site. However, due to the Project site's location in an area where Native American tribes are known to have a cultural affiliation, there is the possibility that archaeological resources, including tribal cultural resources, could be encountered during ground disturbing construction activities. As such, Project -specific Mitigation Measures TCR-1 through TCR-3 would be implemented to require Native American monitoring during any ground disturbing activities on the Project site and to avoid potential impacts to tribal cultural resources that may be unearthed by Project construction activities. With implementation of GPU FEIR Mitigation Measures CUL-4 and CUL-6 and Project -specific Mitigation Measures TCR-1 through TCR-3, impacts to tribal cultural resources would be less than significant. Therefore, impacts related to Project buildout of the site would be consistent with the impact conclusions set forth in the GPU FEIR, which determined that impacts related to tribal cultural resources would be less than significant with the incorporation of mitigation (Draft Supplemental EIR at p. 5.14-7). Mitigation Measures: GPU FIER Mitigation Measure CUL-4: As listed previously. GPU FIER Mitigation Measure CUL-6: As listed previously. Mitigation Measure TCR-1: Retain a Native American Monitor Prior to Commencement of Ground -Disturbing Activities A. The Project Applicant shall retain a Native American monitor from or approved by the Gabrieleno Band of Mission Indians-Kizh Nation. The monitor shall be retained prior to the commencement of any "ground -disturbing activity" for the subject Project at any Project locations (i.e., both onsite and any offsite locations that are included in the Project description/definition and/or required in connection with the proposed Project, such as public improvement work). "Ground -disturbing activity" shall include, but is not limited to, demolition, City of Santa Ana 71 CEQA Findings of Fact September 2024 Related Bristol Mixed -Use Project CEQA Findings of Fact pavement removal, potholing, auguring, grubbing, tree removal, boring, grading, excavation, drilling, and trenching. B. A copy of the executed monitoring agreement shall be submitted to the Lead Agency prior to the earlier of the commencement of any ground -disturbing activity, or the issuance of any permit necessary to commence a ground -disturbing activity. C. The monitor will complete daily monitoring logs that will provide descriptions of the relevant ground -disturbing activities, the type of construction activities performed, locations of ground - disturbing activities, soil types, cultural -related materials, and any other facts, conditions, materials, or discoveries of significance to the Tribe. Monitor logs will identify and describe any discovered TCRs, including but not limited to, Native American cultural and historical artifacts, remains, places of significance, etc., (collectively, tribal cultural resources, or "TCR"), as well as any discovered Native American (ancestral) human remains and burial goods. Copies of monitor logs will be provided to the Project Applicant upon written request to the Tribe. D. Onsite tribal monitoring shall conclude upon the earlier of the following (1) written confirmation to the Kizh from a designated point of contact for the Project Applicant or lead agency that all ground -disturbing activities and phases that may involve ground -disturbing activities on the project site or in connection with the project are complete; or (2) a determination and written notification by the Kizh to the Project Applicant or Lead Agency that no future, planned construction activity and/or development construction phase at the Project site possesses the potential to impact Kizh TCRs. Mitigation Measure TCR-2: Unanticipated Discovery of Tribal Cultural Resource Objects (Non- Funerary/Non-Ceremonial) A. Upon discovery of any TCRs, all construction activities in the immediate vicinity of the discovery shall cease (i.e., not less than the surrounding 50 feet) and shall not resume until the discovered TCR has been fully assessed by the Kizh monitor in consultation with a qualified archaeologist. The Kizh will recover and retain all discovered TCRs in the form and/or manner the Tribe deems appropriate, in the Tribe's sole discretion, and for any purpose the Tribe deems appropriate, including for educational, cultural and/or historic purposes. Mitigation Measure TCR-3: Unanticipated Discovery of Human Remains and Associated Funerary or Ceremonial Objects A. Native American human remains are defined in PRC 5097.98 (d)(1) as an inhumation or cremation, and in any state of decomposition or skeletal completeness. Funerary objects, called associated grave goods in Public Resources Code Section 5097.98, are also to be treated according to this statute. B. If Native American human remains and/or grave goods are discovered or recognized on the project site, then Public Resource Code 5097.9 as well as Health and Safety Code Section 7050.5 shall be followed. C. Human remains and grave/burial goods shall be treated alike per California Public Resources Code section 5097.98(d)(1) and (2). City of Santa Ana 72 CEQA Findings of Fact September 2024 Related Bristol Mixed -Use Project CEQA Findings of Fact D. Preservation in place (i.e., avoidance) is the preferred manner of treatment for discovered human remains and/or burial goods. E. Any discovery of human remains/burial goods shall be kept confidential to prevent further disturbance. Impact Finding: The Project would not cause a substantial adverse change in the significance of a resource determined by the lead agency, in its discretion and supported by substantial evidence, to be significant pursuant to criteria set forth in subdivision (c) of Public Resources Code Section 5024.1, that considers the significance of the resource to a California Native American tribe (Draft Supplemental EIR at p. 5.14-7). Changes or alterations have been required in, or incorporated into, the Project that avoid or substantially lessen the significant environmental effect identified in the Draft Supplemental EIR. Facts in Support of Findings: The Project site has been heavily disturbed to substantial depths. The proposed Project involves excavation; however, no substantial evidence exists that TCRs are present in the Project site. Although, no TCRs have been identified, during the SB 18/AB 52 consultation, the Gabrieleno Band of Mission Indians — Kizh Nation stated that the Project lies within its ancestral tribal territory within a potentially sensitive area. Therefore, to avoid potential adverse effects to tribal cultural resources, Mitigation Measure TCR-1 has been included to provide for Native American resource sensitivity training, monitoring, and to prescribe activities should any inadvertent discoveries of tribal cultural resources be unearthed by Project construction activities. Additionally, California Health and Safety Code, Section 7050.5 requires that if human remains are discovered in the Project site, disturbance of the site shall halt and remain halted until the coroner has conducted an investigation. If the coroner determines that the remains are those of a Native American, he or she shall contact, by telephone within 24 hours, the Native American Heritage Commission. Therefore, with implementation of Mitigation Measure TCR-1 and the existing regulations, impacts to TCRs would be less than significant (Draft Supplemental EIR at pp. 5.14-7 through 5.14-8). Mitigation Measures: GPU FIER Mitigation Measure CUL-4: As listed previously. GPU FIER Mitigation Measure CUL-6: As listed previously. Mitigation Measure TCR-1: Retain a Native American Monitor Prior to Commencement of Ground -Disturbing Activities. As listed previously. Mitigation Measure TCR-2: Unanticipated Discovery of Tribal Cultural Resource Objects (Non- Funerary/Non-Ceremonial). As listed previously. Mitigation Measure TCR-3: Unanticipated Discovery of Human Remains and Associated Funerary or Ceremonial Objects. As listed previously. City of Santa Ana 73 CEQA Findings of Fact September 2024 Related Bristol Mixed -Use Project CEQA Findings of Fact This page was intentionally left blank. City of Santa Ana 74 CEQA Findings of Fact September 2024 Related Bristol Mixed -Use Project CEQA Findings of Fact SECTION V RESOLUTION REGARDING SIGNIFICANT AND UNAVOIDABLE ENVIRONMENTAL IMPACTS Public Resources Code section 21002 states that "it is the policy of the state that public agencies should not approve projects as proposed if there are feasible alternatives or feasible mitigation measures available which would substantially lessen the significant environmental effects of such projects. The Legislature further finds and declares that in the event specific economic, social, or other conditions make infeasible such project alternatives or such mitigation measures, individual projects may be approved in spite of one or more significant effects thereof." Section 15364 of the State CEQA Guidelines defines "feasible" as "capable of being accomplished in a successful manner within a reasonable period of time, taking into account economic, environmental, legal, social, and technological factors." The City Council hereby finds that, despite the incorporation of feasible measures outlined in the Final Supplemental EIR, the following impacts cannot be fully mitigated to a less than significant level. Despite these significant and unavoidable impacts, the City nevertheless approves the Project because of the benefits described in the Statement of Overriding Considerations included herein. M. Air Quality Impact Finding: The Project would result in a conflict with or obstruct implementation of the applicable air quality plan (Draft Supplemental EIR at p. 5.1-23). Facts in Support of Findings: The SCAQMD's 2022 AQMP is the applicable air quality plan for the proposed Project. Pursuant to Consistency Criterion No. 1, projects that are consistent with the regional population, housing, and employment forecasts identified by SCAG are considered to be consistent with the AQMP growth projections, since the forecast assumptions by SCAG forms the basis of the land use and transportation control portions of the AQMP that result in air quality emissions. As shown on Table 5.10-8 (Section 5.10, Population and Housing, of the Draft Supplemental EIR), the Project buildout of 9,238 residents would be 48 percent of the GPU FEIR buildout for the South Bristol Street Focus Area, and population growth from the proposed Project would not exceed the growth identified in the GPU FEIR. Also, as shown on Draft Supplemental EIR Table 5.10-9, the proposed Project would result in a total of 1,092 employees at buildout and full occupancy. These employees would consist of approximately 14 percent of the GPU projected increase in employment from buildout of the South Bristol Street Focus Area. Therefore, employment growth from buildout of the proposed Project would not exceed the growth identified in the GPU FEIR. Therefore, the proposed Project would be within and consistent with SCAG's growth projections, and within the growth assumptions of the AQMP. Thus, the proposed Project would comply with AQMD AQMP Consistency Criterion No. 1. Regarding Consistency Criterion No. 2, which evaluates the potential of the proposed Project to increase the frequency or severity of existing air quality violations; an impact would occur if the long-term emissions associated with the proposed Project would exceed SCAQMD's regional significance thresholds for emissions of NOx and ROG. Although GPU FEIR Mitigation Measure AQ- City of Santa Ana 75 CEQA Findings of Fact September 2024 Related Bristol Mixed -Use Project CEQA Findings of Fact 1 1 and Project Mitigation Measure AQ-1 requires the off -road construction equipment greater than 50 horsepower to meet CARB Tier 4 Final emission standards, and Project specific Mitigation Measure AQ-1 provides for construction exhaust and dust controls, construction emissions associated with NOx would remain above the SCAQMDs threshold. Also, Mitigation Measure AQ-3 requires a Transportation Demand Management (TDM) program, Mitigation Measure AQ-4 prohibits fireplaces, and Mitigation Measure AQ-6 requires the Project to use "Super -Compliant" low VOC paints to reduce operational ROG emissions. However, ROG emissions during operation of the Project at buildout would remain above the SCAQMD's threshold. There are no feasible mitigation measures that would reduce NOx and ROG emissions to below the SCAQMD thresholds. Therefore, the proposed Project would result in an impact related to Consistency Criterion No. 2. As a result, impacts related to consistency with the AQMP would be significant and unavoidable. This is consistent with the impacts identified in the GPU FEIR. Overall, despite the proposed Project's consistency with SCAG's regional growth forecasts and the GPU buildout of the South Bristol Street Focus Area per the DC-5 designation, the proposed Project would lead to increased regional air quality operational emissions that would exceed thresholds. Therefore, the proposed Project would result in a conflict with, or obstruct, implementation of the AQMP and impacts would be significant and unavoidable after implementation of mitigation measures that are detailed below. This finding is consistent with the findings of the GPU FEIR related to criteria emissions. (Draft Supplemental EIR at pp. 5.1-23 through 5.1-24). Impact Finding: The Project would result in a cumulatively considerable net increase of a criteria pollutant for which the project region is non -attainment under an applicable federal or state ambient air quality standard (Draft Supplemental EIR at p. 5.1-24). Facts in Support of Findings: Construction Draft Supplemental EIR Table 5.1-8 provides the maximum daily unmitigated emissions of criteria air pollutants from construction of Phase 1 of the proposed Project and shows that SCAQMD thresholds would be exceeded for NOx and ROG (VOC). The GPU FEIR Mitigation Measure AQ- 1 1 and Project Mitigation Measure AQ-1 requires the off -road construction equipment greater than 50 horsepower to meet CARB Tier 4 Final emissions standards in order to reduce diesel exhaust construction emissions. Project specific Mitigation Measure AQ-2 requires the proposed Project to use "Super -Compliant" low VOC paints to reduce ROG emissions to less than significant levels. Draft Supplemental EIR Table 5.1-9 shows that despite the implementation of mitigation, construction emissions associated with NOx during Phase 1 of construction would remain above the SCAQMD's threshold. Therefore, criteria emissions impacts related to construction of Phase 1 would be significant and unavoidable (Draft Supplemental EIR at p. 5.1 -24). Overlapping Construction and Operation Emissions. Phase 1 Operations + Phase 2 Construction. Phase 1 has the potential to be operational during Phase 2 construction. Draft Supplemental EIR Table 5.1-18 shows the overlapping emissions would exceed SCAQMD threshold for ROG and NOx and that Mitigation Measures AQ-1 through AQ-6 City of Santa Ana 76 CEQA Findings of Fact September 2024 Related Bristol Mixed -Use Project CEQA Findings of Fact would be required. Draft Supplemental EIR Table 5.1-19 shows that overlapping emissions would continue to exceed SCAQMD thresholds for ROG after implementation of Mitigation Measures AQ- 1 through AQ-7. The majority of the proposed Project's ROG emission exceedances are from consumer products that the City cannot control emissions of; and therefore, cannot feasibly be reduced below the SCAQMD thresholds. As a result, impacts from overlapping emissions of Phase 1 operations and Phase 2 construction would be significant and unavoidable (Draft Supplemental EIR at p. 5.1-29) Phase 1 Operations + Phase 2 Operation + Phase 3 Construction. Phase 1 and Phase 2 have the potential to be operational during Phase 3 construction. Draft Supplemental EIR Table 5.1-21 shows that overlapping emissions would continue to exceed SCAQMD thresholds for ROG and NOx after implementation of Mitigation Measures AQ-1 through AQ-7. As detailed previously, the majority of the proposed Project's emission exceedances are from consumer product and mobile sources and cannot feasibly be reduced below the SCAQMD thresholds. Emissions from motor vehicles are controlled by state and federal standards and the City and proposed Project have no control over these standards. Therefore, impacts from overlapping emissions of Phases 1 and 2 operations and Phase 3 construction would be significant and unavoidable (Draft Supplemental EIR at p. 5.1-30). Buildout Operational Emissions The mitigated operational emissions from Phase 1, Phase 2, Phase 3 combined are provided in Draft Supplemental EIR Table 5.1-22, which shows that after implementation of Mitigation Measures AQ-1 through AQ-7 the net increase in operational emissions from the proposed Project at buildout would exceed thresholds for ROG. ROG emissions are generated from consumer products, the emissions of which are not controlled by either the City or the applicant. Therefore, operational air quality impacts would remain significant and unavoidable after implementation of mitigation. (Draft Supplemental EIR at pp. 5.1-30 through 5.1-31). N. Parks and Recreation Impact Finding: The Project would result in substantial adverse physical impacts associated with the provisions of new or altered park facilities, the construction of which could cause significant environmental impacts (Draft Supplemental EIR at p. 5.1 2-5). Facts in Support of Findings: As described in Draft Supplemental EIR Section 5.10, Population and Housing, the proposed Project is to result in 9,238 residents at full occupancy. This would increase demand for park and recreational facilities. Based on the GPU policy to attain 3 acres of parkland per every 1,000 residents, the proposed Project would result in a demand for approximately 27.7 acres of parkland, to support these additional populaces. The proposed Project would meet a portion of this increased need through provision of approximately 13.1 acres of public open space. In addition, each of the buildings with residential units would include private recreation facilities for residents. Future developments pursuant to the Specific Plan would provide public and private open space amenities at a ratio of 200 SF per unit, such as open space rooftop areas, tot lots, pools and spas, courtyards, fitness areas, dog runs, etc. City of Santa Ana 77 CEQA Findings of Fact September 2024 Related Bristol Mixed -Use Project CEQA Findings of Fact Private open space areas, such as balconies and patios, would be provided at a ratio of 50 SF per unit, which is included in the 200 SF per unit requirement. Based on the ratio of 200 SF of open space per dwelling unit, buildout of the Specific Plan would include approximately 17.21 acres of public and private open space. Of that, approximately 187,500 SF (4.3 acres) of private open space would be provided based on the ratio of 50 SF per unit. Therefore, approximately 41.8 percent of the 41.13-acre Project site would be dedicated to public and private opens space amenities to meet the proposed Project's demands. Thus, onsite private and public amenities are anticipated to meet most of the park and recreation needs of Project residents. The proposed Project would require 14.6 acres of public parkland beyond the 13.1 acres proposed by the Project and 10.49 acres of combined public and private recreational amenities beyond that which is required by the Related Bristol Specific Plan development standards. The City currently has approximately 1.2 acres of public park and/or recreational space per every 1,000 residents; and therefore, does not have existing sufficient land or Citywide parks and recreation facilities to support in meeting the City's standard GPU policy as set forth in the findings of the GPU FEIR. Municipal Code Sections 35-108, 35-1 10, and 35-1 11 require that residential development fees be paid for the acquisition, construction, and renovation of park and recreation facilities prior to the issuance of a building permit for any construction which adds net residential units. Thus, the proposed Project would be required to comply with applicable Municipal Code requirements of 2 acres per 1,000 residents, which is less than the GPU policy of 3 acres per 1,000 residents, and/or pay development fees which would be used in part to acquire properties to build new park sites. In order to comply with the GPU policy, the proposed Project would require 27.7 acres of parkland or the dedication of approximately 67.3 percent of the Project site. While the proposed Project would provide approximately 17.21 acres of public and private open space onsite, inclusive of 13.1 acres of publicly accessible open space and facilities, and would comply with applicable Municipal Code requirements, the proposed Project would not provide 27.7 acres of parkland and recreation facilities onsite and would not meet the City of Santa Ana's performance standard for parkland, either on the site or cumulatively through the availability of parks and recreation facilities citywide. As discussed in the GPU FEIR, the City of Santa Ana is essentially fully built out and there is a lack of available vacant land to develop substantial new parks or expand existing facilities. Therefore, there would be no feasible mitigation measures that would be able to reduce the proposed Project's contribution to significant impacts related to the City's unsatisfactory level of resident to parkland ratio. As such, impacts would be significant and unavoidable, which is consistent with the findings of the GPU FEIR (Draft Supplemental EIR at pp. 5.12-5 through 5.1-6). Impact Finding: The Project would result in the increase of the use of existing neighborhood and regional parks or other recreational facilities such that a substantial physical deterioration of the facility would occur or be accelerated (Draft Supplemental EIR at p. 5.12-6). Facts in Support of Findings: As described in the previous finding, the proposed Project would provide 13.1 acres of onsite public parks as a part of the total 17.21 acres of open space and recreation facilities; and would be required to pay applicable fees pursuant to Municipal Code requirements, which would be used to maintain and improve other City parks and recreation facilities. However, as discussed within the GPU FEIR, the City of Santa Ana is currently parkland deficient and is not meeting the GPU policy of 3 acres per 1,000 residents. In addition, with buildout City of Santa Ana 78 CEQA Findings of Fact September 2024 Related Bristol Mixed -Use Project CEQA Findings of Fact of the GPU, the existing parkland deficiency is expected to increase as additional residential units are constructed with limited parkland increases. Based on the California State Parks information for the Southern California region, the anticipated number of Project residents at full occupancy (9,238 residents), the distance and type of recreational facilities near the Project site, it is anticipated that the proposed Project would generate 1,543 additional park users two or more times per week, 1,275 additional park users about once per week, 1,903 additional park users once or twice per month, 2,254 additional park users several times a year, and 1,395 additional park users once or twice a year that would utilize the 69.8 acres of existing parks within 2 miles of the Project site and the 17.21 acres of parks and recreational facilities within the Project site. As the existing ratio of acreage of parks and recreational facilities to existing City population results in a parkland deficiency of approximately 154.44 acres, development of the proposed Project would continue to result in a deficiency in parkland throughout the City of Santa Ana. The Project proposes to provide approximately 1.4 acres of publicly accessible open space per 1,000 residents, which exceeds the approximately 1.2 acres per 1,000 residents currently existing within the City. Notwithstanding the Project's provision of public open space in proportion greater than existing currently in the City, it is reasonably foreseeable that the proposed Project would result in the increased use of existing parks and recreational facilities in a manner that results in accelerated substantial physical deterioration of the facility. As such, impacts would be significant and unavoidable, which is consistent with the findings of the GPU FEIR (Draft Supplemental EIR at pp. 5.12-6 through 5.12-8). Impact Finding: The Project would include recreational facilities or require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment (Draft Supplemental EIR at p. 5.12-8). Facts in Support of Findings: As described above, the proposed Project proposes 17.21 acres of common and private open space and recreation facilities, including 13.1 acres of public open space. The project -level impacts of development of these recreational amenities are considered part of the impacts of the proposed Project as a whole and are analyzed throughout the various sections of this Supplemental EIR. For example, activities such as grading and construction, as required for the park and recreational components of this proposed Project, are analyzed in the Air Quality, Greenhouse Gas Emissions, Noise, and Transportation sections. In addition, the proposed Project would contribute park development fees pursuant to Municipal Code Sections 35-108, 35-110, and 35-111 to be used towards the future expansion or maintenance parks and recreational facilities. However, the proposed Project's provision of parkland would not meet the 27.7 acres of parkland based on the GPU policy of 3 acres of parkland for every 1,000 residents, either on the site or cumulatively through the availability of parks and recreation facilities citywide. As such, the proposed Project could require the construction or expansion of recreational facilities, the construction of which could result in significant impacts. As such, impacts would be significant and unavoidable, which is consistent with the findings of the GPU FEIR (Draft Supplemental EIR at p. 5.12-8). City of Santa Ana 79 CEQA Findings of Fact September 2024 Related Bristol Mixed -Use Project CEQA Findings of Fact This page was intentionally left blank. City of Santa Ana 80 CEQA Findings of Fact September 2024 Related Bristol Mixed -Use Project CEQA Findings of Fact SECTION VI RESOLUTION REGARDING CUMULATIVE IMPACTS The City hereby finds that cumulative impacts have been identified in the Supplemental EIR, and are summarized below. A. Aesthetics The Project proposes a mixed -use infill development located in a TPA on an urban and developed site in the City of Santa Ana, as defined under Public Resources Code section 21099. Thus, the proposed Project's aesthetic impacts are not considered significant on the environment pursuant to Public Resources Code section 21099. (Draft Supplemental EIR at p. 5.16-7.) As a result, the proposed Project has a less than significant cumulative impact on the visual character and scenic resources within the City. B. Agriculture and Forestry Resources The Project site is developed for urban uses and located in an area that is completely developed for urban uses. The California Department of Conservation Important Farmland mapping identifies the Project site as Urban and Built -Up land (CDC 2023). No areas of Prime Farmland, Unique Farmland, or Farmland of Statewide Importance would be affected by the proposed Project or converted to a non-agricultural use. The Project site is zoned General Commercial (C-2) north of Callen's Common and Commercial Residential (CR) and General Commercial (C-2) south of Callen's Common, is not in a Williamson Act contract, and the vicinity is void of agricultural use, forest land, or timberland. (Draft Supplemental EIR at p. 5.16-8.) The Project would have no impact on agriculture and forestry resources. As a result, no cumulative impact would occur. C. Air Quality Per SCAQMD's methodology, if an individual project would result in air emissions of criteria pollutants that exceeds the SCAQMD's thresholds for project -specific impacts, then it would also result in a cumulatively considerable net increase of these criteria pollutants. Mitigated emissions from construction would exceed regional thresholds for NOx, and mitigated overlapping construction and operational activities would result in exceedance of regional thresholds for ROG and NOx. Also, mitigated regional operational emissions of ROG would exceed thresholds at buildout of the proposed Project. The large majority of operational -source NOx emissions (by weight) would be generated by vehicle emissions that neither Project applicants nor the City have the ability to reduce. The majority of the proposed Project's ROG emission exceedances are from use of consumer products that the City cannot control emissions of; and therefore, cannot feasibly be reduced below the SCAQMD thresholds. As a result, NOx and ROG emissions from implementation of the proposed Project would be cumulatively considerable, and cumulative air quality impacts would be significant and unavoidable. (Draft Supplemental EIR at p. 5.1-43.) City of Santa Ana 81 CEQA Findings of Fact September 2024 Related Bristol Mixed -Use Project CEQA Findings of Fact D. Biological Resources Development of cumulative projects could result in direct take of special -status species, construction and post -construction disturbances, special -status habitat conversion, and/or disruption of wildlife corridors. The Project site is heavily disturbed, graded, and is developed with 16 commercial buildings that are surrounded by paved surfaces, and is located within an urbanized area. No endangered, rare, threatened, or special status plant species (or associated habitats) or wildlife species designated by the U.S. Fish and Wildlife Service (USFWS), California Department of Fish and Wildlife (CDFW), or California Native Plant Society are known to occur on or adjacent to the site. In addition, there are no riparian habitat or other sensitive natural communities as identified in local or regional plans, policies, or regulations, or by the CDFW or USFWS. The Project site does not contain federally protected wetlands or jurisdictional areas that would be subject to Section 404 of the Clean Water Act, nor does it contain or is adjacent to any wildlife corridors. The proposed Project would therefore have less than significant impacts to biological resources. (Draft Supplemental EIR at pp. 5.16-8 through 5.16-10.) However, as with the proposed Project, all future cumulative development would undergo environmental review on a project -by -project basis, to evaluate potential impacts to biological resources and ensure compliance with the established regulatory framework. As such, cumulative Project impacts on biological resources would be less than significant. E. Cultural Resources Historic Resources: The proposed Project's contribution to cumulative impacts to historical resources was analyzed in context with past and reasonably foreseeable future projects in the City of Santa Ana and adjacent areas in Costa Mesa that were similarly influenced by the historical agricultural and then commercial and residential uses in the region. The cumulative impacts are evaluated in light of development projections in the City's GPU and GPU FEIR that evaluates conditions contributing to the cumulative effect and describes that the South Bristol Street Focus Area has a low potential to contain built environment historical resources. The record searches and field surveys indicate that there are no structures on the Project site or adjacent properties that would qualify as historic resources, and no impacts related to historic resources would occur. Therefore, implementation of the proposed Project would have no potential to contribute towards a significant cumulative impact to historical sites and/or resources. Thus, cumulative impacts from the proposed Project would be less than significant. Archaeological Resources: The cumulative study area for archaeological resources includes the Southern California region, which contains the same general prehistoric uses and migration trends as the Project area. The cumulative impacts are evaluated in light of development projections in the City's GPU and GPU FEIR that evaluate conditions contributing to the cumulative effects to archaeological resources. There is a possibility that ground -disturbing activities during Project construction may uncover or disturb unknown archaeological resources. However, the proposed Project would implement GPU FEIR Mitigation Measures CUL-6 and Project -specific Mitigation Measures CR-1 and CR-2 that would reduce the potential impact to unknown resources to a less than significant level. The likelihood of uncovering multiple currently unknown resources within the Project site that is sufficient to create a significant cumulative impact is low given the built nature of the Project site and City of Santa Ana and few archaeological resources that have been found in City of Santa Ana 82 CEQA Findings of Fact September 2024 Related Bristol Mixed -Use Project CEQA Findings of Fact the vicinity to date. With compliance with Project -specific mitigation, cumulatively considerable impacts would be less than significant. Disturbance of Human Remains: Mandatory compliance with the provisions of California Health and Safety Code Section 7050.5, Public Resources Code Section 5097 et seq., and CEQA Guidelines Section 15064.5 would assure that the Project, in addition to all development projects, treat human remains that may be uncovered during development activities in accordance with prescribed, respectful, and appropriate practices, thereby avoiding significant cumulative impacts. (Draft Supplemental EIR at p. 5.2-16.) F. Energy The geographic context for analysis of cumulative impacts regarding energy includes past, present, and future development within Southern California because energy supplies (including electricity, natural gas, and petroleum) are generated and distributed throughout the Southern California region. All development projects throughout the region would be required to comply with the energy efficiency standards in the Title 24 requirements. Additionally, some of the developments could provide for additional reductions in energy consumption by use of solar panels, sky lights, or other LEED type energy efficiency infrastructure. With implementation of the existing energy conservation regulations, cumulative electricity and natural gas consumption would not be cumulatively wasteful, inefficient, or unnecessary. Petroleum consumption associated with the proposed mixed uses would be primarily attributable to transportation, especially vehicular use. However, state fuel efficiency standards and alternative fuels policies (per AB 1007 Pavely) would contribute to a reduction in fuel use, and the Federal Energy Independence and Security Act and the State Long Term Energy Efficiency Strategic Plan would reduce reliance on non-renewable energy resources. For these reasons, the consumption of petroleum would not occur in a wasteful, inefficient, or unnecessary manner and would be less than cumulatively considerable. (Draft Supplemental EIR at pp. 5.3-15 through 5.3-16.) G. Geology and Soils For geology and soils, the cumulative study area consists of the area that could be affected by proposed Project activities and the areas affected by other projects whose activities could directly or indirectly affect the geology and soils of the project site. The cumulative impacts are evaluated in light of development projections in the recent City General Plan update and GPU FEIR. Site -specific development projects within Santa Ana and adjacent areas within the City of Costa Mesa are subject to uniform site -development policies and construction standards imposed by the Cities that are based on the state requirements in the CBC and site -specific geotechnical studies prepared to define site -specific conditions that might pose a risk to safety, such as those described previously for the proposed Project. While increases in the number of people and structures subject to unstable geologic units and soils would increase in the proposed Project and with cumulative development, given the application of CBC requirements by the City through the construction permitting process, the cumulative effects would be less than significant. City of Santa Ana 83 CEQA Findings of Fact September 2024 Related Bristol Mixed -Use Project CEQA Findings of Fact Paleontological Resources: The geographic area of potential cumulative impacts related to paleontological resources includes areas that are underlain by similar geologic units from the same time period, which includes the Orange County region. A cumulative impact could occur if development projects incrementally result in the loss of the same types of unique paleontological resources. As detailed in the City's GPU FEIR, the City, including the Project site, vary in paleontological sensitivity from low to high sensitivity increasing with depth. However, with incorporation of the GPU FEIR Mitigation Measures GEO-1 through GEO-3 and Project specific Mitigation Measures PALEO-1 through PALEO-5, which require paleontological monitoring and provides procedures for fossil recovery which would preserve the quality and integrity of these resources, avoid them when possible, and salvage and preserve them if avoidance is not possible. These measures would reduce the potential for the proposed Project to result in cumulatively considerable impacts to a less than significant level. Therefore, impacts would be less than cumulatively significant. (Draft Supplemental EIR at pp. 5.4-1 3 through 5.4-14.) H. Greenhouse Gas Emissions The analysis of GHG emission impacts under CEQA contained in the Supplemental EIR effectively constitutes an analysis of a project's contribution to the significant cumulative impact of GHG emissions. State CEQA Guidelines Section 15183.5(b) states that compliance with GHG related plans can support a determination that a project's cumulative effect is not cumulatively considerable. As the proposed Project would be implemented in compliance with applicable plans for the reduction of GHG emissions, detailed previously, the contribution of the proposed Project to significant cumulative GHG impacts would be less than cumulatively considerable. The majority of the proposed Project's GHG emissions are generated by mobile emissions. The TDM program required by Mitigation Measure AQ-3 would reduce GHG emissions from commuting. Also, because the Project site is located within a TPA and a High Quality Transit Area with direct access to transit, bicycle, and pedestrian facilities, it would reduce VMT and the related GHG emissions. Further, the Project proposes a specific plan that would be consistent with the buildout assumptions and applicable development standards of the GPU. Therefore, impacts related to generation of GHG emissions from the proposed Project would be less than cumulatively significant with mitigation incorporated. In addition, because the proposed Project would not result in a conflict with any applicable plan, policy or regulation of an agency adopted for the purpose of reducing the emissions of GHGs, it would not have the potential to cumulatively combine. Therefore, cumulative impacts related to a conflict with a policy for the purpose of reducing GHG emissions would not occur. (Draft Supplemental EIR at pp. 5.5-26 through 5.5-27.) I. Hazardous and Hazardous Materials The proposed Project's contribution to cumulative impacts to hazards and hazardous was analyzed in context with past and foreseeably future projects in the City of Santa Ana and adjacent areas in Costa Mesa that are similarly affected by hazardous soil conditions, LUST conditions, asphalt contamination, and asbestos and lead containing building materials. Cumulative redevelopment and land use changes within the City would have the potential to expose future area residents, employees, and visitors to chemical hazards through redevelopment of sites and structures that may be contaminated from either historic or ongoing uses. The severity of potential hazards for individual projects would depend upon the location, type, and size of development and the specific hazards City of Santa Ana 84 CEQA Findings of Fact September 2024 Related Bristol Mixed -Use Project CEQA Findings of Fact associated with individual sites. The closest cumulative development project is located across Bristol Street at the southeast corner of Bristol Street and MacArthur Boulevard, approximately 129 feet from the Project site. The cumulative project across Bristol Street is a renovation of the existing Chick-Fil-A restaurant and would not include extensive redevelopment of the area. It is unlikely that similar construction activities involving hazardous materials would occur simultaneously that could have the potential to cumulatively contribute to an impact. All hazardous materials users and transporters, as well as hazardous waste generators and disposers are subject to regulations that require proper transport, handling, use, storage, and disposal of such materials to ensure public safety, which are verified by the City during the construction and development permitting process. Thus, if hazardous materials are found to be present on present or future project sites appropriate remediation activities would be required pursuant to standard federal, state, and regional regulations. Mitigation Measure HAZ-1 would be implemented to ensure that hazardous soil from the site would be handled and disposed of pursuant to existing regulations, which would reduce the potential of the proposed Project to result in a hazard that could cumulatively combine. Further, compliance with the relevant federal, state, and local regulations during the construction and operation of related projects would ensure that cumulative impacts from hazardous materials and emergency response/evacuation would be less than significant. (Draft Supplemental EIR at p. 5.6- 29.) J. Hydrology and Water Quality Water Quality: The geographic scope for cumulative impacts related to hydrology and water quality includes the Santa Ana Watershed and the Newport Back Bay because cumulative projects and developments pursuant to the proposed Project could incrementally exacerbate the existing impaired conditions and could result in new pollutant related impairments. Related developments within the watershed would be required to implement water quality control measures pursuant to the same NPDES General Construction Permit that requires implementation of a SWPPP (for construction), a WQMP (for operation) and BMPs to eliminate or reduce the discharge of pollutants in stormwater discharges, reduce runoff, reduce erosion and sedimentation, and increase filtration and infiltration, in areas permitted. The NPDES permit requirements have been set by the State Water Board and implemented by the RWQCB and the Orange County DAMP to reduce incremental effects of individual projects so that they would not become cumulatively considerable. Therefore, overall potential impacts to water quality associated with present and future development in the watershed would not be cumulatively considerable with compliance with all applicable laws, permits, ordinances and plans. As detailed previously, the proposed Project would be implemented in compliance with all regulations, as would be verified during the permitting process. Therefore, cumulative impacts related to water quality would be less than significant. Drainage: The geographic scope for cumulative impacts related to stormwater drainage includes the geographic area served by the existing stormwater infrastructure for the Project area, from capture of runoff through final discharge points. The proposed Project would result in a reduction in storm water runoff and includes installation of vegetated biotreatment systems that would filter and discharge runoff through storm drain connections to the offsite drainage infrastructure. The vegetated biotreatment systems would retain runoff and control drainage, pursuant to the required design storm. As a result, the proposed Project would not generate runoff that could combine with additional runoff from cumulative projects that could cumulatively combine to impact drainage. Thus, cumulative impacts related to drainage would be less than significant. City of Santa Ana 85 CEQA Findings of Fact September 2024 Related Bristol Mixed -Use Project CEQA Findings of Fact Groundwater Basin: The geographic scope for cumulative impacts related to the groundwater basin is the Orange County Basin. The cumulative impacts are evaluated in light of development projections in the recent City General Plan update and GPU FEIR that evaluates conditions contributing to the cumulative effects to the groundwater basin. The volume of water that would be needed by the proposed Project is within the anticipated groundwater pumping volumes. Therefore, the proposed Project would not result in changes to the projected groundwater pumping that would decrease groundwater supplies. As a result, the proposed Project would not generate impacts related to the groundwater basin that have the potential to combine with effects from other projects to become cumulatively considerable. Therefore, cumulative impacts related to the groundwater basin would be less than significant. (Draft Supplemental EIR at pp. 5.7-18 through 5.7-19.) K. Land Use and Planning The cumulative study area for land use and planning includes the City of Santa Ana and nearby areas in the City of Costa Mesa. The vicinity of the Project site includes numerous projects within the City of Santa Ana and City of Costa Mesa. A large portion of these projects consist of multi -family residential, commercial, and office developments; which are similar, consistent, and complementary to the proposed Specific Plan mixed -use development. The proposed Project would not physically divide an established community. Therefore, the proposed Project would not have the potential to have a cumulatively considerable impact related to physically dividing communities. Also, the proposed Project would implement the GPU land use designation of the Project site and South Bristol Street Focus Area objectives. The site is located within a TPA and a High -Quality Transit Corridor, and the proposed Project is consistent with the SCAG's 2020 Connect RTP/SCS. The proposed Project is consistent with the SNA AELUP policies. Also, the proposed Project is consistent with all of the relevant GPU goals and policies. Furthermore, the proposed zone change would provide consistency with the existing GPU land use designation and focus area development objectives. Because the proposed Project would implement the GPU and would not result in conflicts with an applicable land use plan, policy, or regulation of an agency with jurisdiction over the proposed Project, which has the purpose of avoiding or mitigating an environmental effect, the proposed Project would not cumulatively contribute to such an impact that could occur from related projects. As a result, cumulative impacts related to land use and planning from the proposed Project would not be cumulatively considerable. (Draft Supplemental EIR at p. 5.8-48.) L. Mineral Resources The Project would have an impact on mineral resources because there are no known mineral resources present on the Project site nor is the Project site located within an area known to contain locally important mineral resources. (Draft Supplemental EIR at p. 5.6-10.) No cumulative impacts would occur. M. Noise Cumulative noise assessment considers development of the proposed Project in combination with ambient growth and other development projects within the vicinity of the proposed Project. As noise is a localized phenomenon, and drastically reduces in magnitude as distance from the source City of Santa Ana 86 CEQA Findings of Fact September 2024 Related Bristol Mixed -Use Project CEQA Findings of Fact increases, only projects and ambient growth in the nearby area could combine with the proposed Project to result in cumulative noise impacts. Development of the proposed Project in combination with the related projects would result in an increase in construction -related and traffic -related noise. However, each of the related projects would be subject to the operational noise standards established in Section 1 8-31 3 of the City's Municipal Code, which establishes the allowable exterior noise standards for various types of land uses in the City. In addition, Section 1 8-314 of the City's Municipal Code allows for construction activities to be exempt from the noise standards set forth in Sections 18-312 and 18-313 of the City's Municipal Code as long as these activities do not take place between the hours of 8:00 p.m. and 7:00 a.m. on weekdays, including Saturday, or anytime on Sunday or a federal holiday. In addition, the City of Tustin has a similar municipal code requirement related to construction noise. Construction noise is localized in nature and decreases substantially with distance. Consequently, in order to achieve a substantial cumulative increase in construction noise levels, more than one source emitting high levels of construction noise would need to be in close proximity to the proposed Project. The nearest development projects to the Project site include the South Coast Village Mixed -Use project that is adjacent to the southwest of the Project site and the Chick-Fil-A expansion project that is across Bristol Street to the northeast of the Project site. The Chick-Fil-A expansion project is currently in plan check and completion of construction of that project would likely be completed by the time construction of Phase 1 of the proposed Project commences. The South Coast Village Mixed - Use project is still in the early stages of entitlement. Therefore, there is potential that construction of the South Coast Village Mixed -Use project overlaps with construction of Phase 1 of the proposed Project. However, due to the size of the Project site, varying locations onsite where construction would occur, and the limited offsite construction noise levels that would be generated from the proposed Project, it would not combine to become cumulatively considerable, and cumulative noise impacts associated with construction activities would be less than significant. Cumulative construction could also result in the exposure of people to or the generation of excessive groundborne vibration. The proposed Project would result in limited vibration at 25 and 50 feet from construction activities. Due the rapid attenuation of groundborne vibration, the size of the Project site, and the location of the nearest project and limited potential for overlapping construction, the proposed Project would not result in vibration that could combine with other development projects. Thus, the proposed Project would not contribute to cumulative vibration impacts and impacts would be less than significant. Stationary noise sources that would be generated by the proposed Project would result in noise levels that would be below the existing City noise standards. Because the Project site is surrounded by roadways and proposed buildings and parking structures are setback from roadways, noise from the site would attenuate to diminish, and would not combine with other stationary sources of adjacent uses. Thus, stationary noise sources from the proposed Project would result in impacts that are less than cumulatively significant. Cumulative mobile source noise impacts would occur primarily as a result of increased traffic on local roadways due to the proposed Project and related projects within the study area. Therefore, cumulative traffic -generated noise impacts have been assessed based on the contribution of the proposed Project in the Project buildout condition. Cumulative increases in traffic noise levels were estimated by comparing the existing and Project buildout without and with Project scenarios. The City of Santa Ana 87 CEQA Findings of Fact September 2024 Related Bristol Mixed -Use Project CEQA Findings of Fact volume of traffic generated by the proposed Project on MacArthur Boulevard, between SR-55 SB Ramps and SR-55 NB Ramps, would exceed 1.5 dBA for an ambient noise environment of 65 dBA and higher when comparing Year 2045 With proposed Project conditions to existing conditions. However, the proposed Project's incremental contribution would be 0.1 dBA (i.e., far below a 3.0 barely perceptible increase and below the City's 1.5 dBA increase). Therefore, although related cumulative projects and growth would increase traffic noise levels along this segment, the proposed Project's incremental effects would be less than cumulatively significant. The GPU FEIR identified significant and unavoidable impacts for traffic noise; but did not analyze this segment of MacArthur Boulevard. However, GPU FEIR Figure 5.1 2-5 and Figure 5.1 2-10 show that this segment of MacArthur Boulevard (between SR-55 SB Ramps and SR-55 NB Ramps) is also within the 70+ dBA contour of SR-55). Therefore, the year 2045 noise level of 69.3 dBA would be lower than the SR-55 traffic noise in this area. Overall, cumulative operational noise impacts from related projects, in conjunction with noise from the proposed Project would not be cumulatively considerable and cumulative traffic noise impacts would be less than significant. (Draft Supplemental EIR at pp. 5.9-32 through 5.9-36.) N. Population and Housing The geographic area in which cumulative impacts to population and housing would occur is the City of Santa Ana, and summary of projections utilized in this analysis of cumulative population and housing impacts is from the summary of the GPU Land Use Element and GPU Final EIR, which evaluates conditions contributing to the cumulative population and housing growth effects. Implementation of the proposed Project would result in 3,750 additional multi -family residential units and 200 senior living/continuum of care units, as well as 350,000 SF of retail uses and a 250- room hotel. The proposed residential units are within the GPU planned increase in residential units within the South Bristol Street Focus Area. The estimated 9,238 residents at buildout and complete occupancy (a conservative estimate as vacancy in the City is 3.5 percent) would be 48 percent of the GPU FEIR estimated buildout for the South Bristol Street Focus Area, and the 1,092 jobs would consist of 148 percent of the anticipated growth in jobs within the South Bristol Street Focus Area. Hence, the increase in population and housing that would occur from the proposed Project would not exceed those anticipated from buildout of the GPU, as identified in with the GPU Final EIR. Development of the proposed Project in combination with other development projects in the vicinity would result in a cumulative increase in population. However, the proposed Project's portion of the cumulative increase is within those anticipated by the GPU Final EIR. Thus, the proposed Project would not generate any new or increased cumulative impacts related to population and housing. The addition of housing within the Project area would have a favorable effect on the jobs -housing balance, which could reduce environmental effects of long commute trips, such as air quality and greenhouse gas emissions. Also, infrastructure improvements to accommodate the proposed development on the Project site are based on the GPU development assumptions for the site. As a result, no extension of infrastructure would occur that could induce cumulative growth beyond that assumed with buildout of the GPU. Furthermore, infrastructure upgrades and extensions that may be included in related projects would not affect or be related to the proposed Project. Therefore, proposed Project impacts are less than cumulatively considerable, and therefore, less than significant. (Draft Supplemental EIR at pp. 5.10-1 1 through 5.10-1 2.) City of Santa Ana 88 CEQA Findings of Fact September 2024 Related Bristol Mixed -Use Project CEQA Findings of Fact O. Public Services Fire Protection Service: The geographic context for cumulative fire protection and emergency services is the OCFA service area within the City of Santa Ana because the City owns and maintains the 10 existing fire stations within the City. Staffing of the fire stations is done through contracting with OCFA. Thus, augmenting the existing fire station facilities, equipment, and staffing is under the jurisdiction of the City. Like the proposed Project, buildout of the City pursuant to the GPU would involve redevelopment of existing lands for more intensive uses; and the projects would be reviewed by City and OCFA staff prior to permit approval to ensure that the projects implement fire protection design features per California building and fire code regulations that would reduce potential fire hazards. Cumulative increased demands for services would also be offset by the City of Santa Ana fire facilities fee that is required for each city development project. There are ten cumulative projects within Santa Ana in the Project vicinity that would combine to generate additional demands for OCFA services from the six City -owned fire stations located within approximately 4 miles of the Project site, including Stations 76 and 77 that are firstand second responding stations to the Project site. Four of the ten other projects include multi -family housing. The four other residential projects are anticipated to provide a total of 2,088 new residential units. Because six of the City's ten existing fire stations are located approximately 4 miles of the Project site, and related projects would be subject to the same impact fees that provide funding for additional equipment and staffing, and fire safe construction requirements, impacts related to fire services from the proposed Project would not combine with other related projects to result in a cumulative impact related to the need for new or physically altered fire service facilities. Further, as disclosed in the GPU FEIR, fire vehicles, staff, equipment, and expansion of existing facilities would be funded by the 10-year cash contract with OCFA that is valid until 2030 and buildout pursuant to the GPU would result in less than significant impacts to fire protection services. Therefore, cumulative impacts associated with fire services would be less than cumulatively considerable. (Draft Supplemental EIR at pp. 5.1 1-6 through 5.1 1-7.) Police Services: -The geographic context for cumulative police services is the area served by the City of Santa Ana Police Department. The proposed Project would result in an incremental increase in demands on law enforcement services and based on the Police Department's 2022 staffing of 0.98 officers per thousand population, the proposed Project would require approximately 9 additional officers based on buildout of the proposed Project. These additional officers would be accommodated by the proposed administrative Police Department substation on the site. Table 5-1 of the Draft Supplemental EIR lists projects within the Police Department's Southcoast District that would be served by the same Police Department patrol staffing. Because the proposed Project includes an administrative Police Department substation facility and payment of development impact fees, as required for all development projects, it would provide facilities to accommodate police protection demands from Project residents and residents in the vicinity of the proposed Project, including residents of other cumulative projects. The expansion of police services is funded by business taxes, property taxes, sales taxes, and utility users' taxes that are generated by each development within the City. Additional Police Department personnel and associated equipment are provided through City's the annual budget review process. Because the proposed Project would provide an administrative Police Department substation on the City of Santa Ana 89 CEQA Findings of Fact September 2024 Related Bristol Mixed -Use Project CEQA Findings of Fact site and generate fees for future needed Police Department personnel and equipment, the law enforcement service -related impacts from the proposed Project would not combine with other related projects to result in a cumulatively considerable impact. The proposed Project would not combine with other development projects to require expansion or construction of new police facilities, which could result in a significant environmental effect. Therefore, cumulative impacts associated with police services would be less than significant, which would be consistent with the findings of the GPU FEIR. (Draft Supplemental EIR at p. 5.1 1-13.) School Services: The geographic context for cumulative impacts to schools is the Santa Ana Unified School District boundaries. The proposed Project and other development within the Santa Ana Unified School District could generate additional students resulting in the need to expand or construct new schools. At buildout, the proposed Project could generate approximately 1,678 additional students that would be accommodated by the existing schools with additional capacity available for cumulative projects. The attendance boundaries of Jefferson Elementary, McFadden Intermediate, Segerstrom High School include areas anticipating several multi -family residential development projects that are anticipated to generate additional students within the attendance boundaries of these schools. Thus, the proposed Project in combination with related projects would result in the exceedance of capacity at a minimum of two school facilities. Expansion of existing facilities are planned at both schools, and some of the existing and/or future students could transfer to other schools within the school district that have some capacity; however, one or more school facilities within the Santa Ana Unified School District may be over capacity with implementation of the proposed Project in combination with related projects. However, the state provided authority for school districts to assess impact fees for both residential and non-residential development projects. Fees collected in accordance with Government Code Section 65995(b) allow the Santa Ana Unified School District to plan and construct for future growth. Furthermore, the payment of those fees constitutes full mitigation for the impacts generated by new development, per Government Code Section 65995, which would reduce potential impacts related to the projects cumulative school service impacts to a less than significant level, which is consistent with the findings of the GPU FEIR. (Draft Supplemental EIR at p. 5.1 1-17.) Library Services: The geographic scope for cumulative library services is the City of Santa Ana, which is the area served by the existing City libraries. As described previously, library service needs have changed with resources being available online and the availability of high-speed internet services in residences, residential amenity areas, and commercial locations. Therefore, new development, such as the proposed Project, results in a limited need for library resources/services or square footage of library space. Although demand for library services may incrementally increase as cumulative development occurs through implementation of the GPU as discussed in the GPU FEIR, library use has declined due to the availability of online library materials and may continue to decline as the information available on the Internet increases exponentially over time (AEI, 2022). Thus, the combined effect of the proposed Project's impacts related to libraries would not result in the need for a new or expanded library, the construction of which could result in significant impacts. Therefore, impacts from cumulative impacts associated with library services would be less than significant. (Draft Supplemental EIR at pp. 5.1 1-20 through 5.1 1-21.) City of Santa Ana 90 CEQA Findings of Fact September 2024 Related Bristol Mixed -Use Project CEQA Findings of Fact P. Recreation The cumulative area of recreation impacts for the proposed Project includes the City of Santa Ana. The City currently has approximately 1.2 acres of public park and/or recreational space per every 1,000 residents which is below the City's GPU policy parkland standard of 3 acres of parkland per 1,000 residents. Based on 3 acres of public park and/or recreational space per 1,000 residents, buildout of the proposed Project results in a need for approximately 27.7 acres of parkland to serve the 9,238 new residents of the Project site. The 13.1-acres of public parks provided onsite would be approximately 14.6 acres less than the 27.7 acres of public parkland required, and the overall provision of 17.21 acres of common or private open space would be 10.49 acres less than the City's parkland standard. Therefore, the proposed Project would exacerbate the existing citywide parkland deficiency. Although the proposed Project and cumulative projects would be required to provide park and recreational facilities and/or pay in - lieu fees as required by the municipal code, there is a lack of available land to develop new parks or expand existing facilities and the proposed Project's impacts related to the amount of parkland within the City would be cumulatively considerable and cumulative impacts related to parks and recreational facilities would be significant. (Draft Supplemental EIR at pp. 5.1 2-8 through 5.1 2-9.) Q. Transportation The cumulative traffic study area for the proposed Project includes the City of Santa Ana and the information utilized in this cumulative analysis is based on the potential to combine with impacts from projects in the vicinity of the proposed Project, and projections contained within the Santa Ana GPU and Orange County Transportation Analysis Model (OCTAM). Circulation System The proposed Project would connect to the existing circulation system and implement the City's traffic engineering design standards. In addition, the proposed Project would provide new facilities to enhance the use of public transit, pedestrian, and bicycle mobility; and would not conflict with a plan, ordinance, or policy addressing circulation. Because the proposed Project would enhance facilities consistent with existing plans, it would not result in a cumulatively considerable impact. In addition, cumulative development in the City and surrounding jurisdictions would be subject to site - specific reviews, including reviews of sidewalk, bike lane, and bus stop designs that would not allow potential cumulatively considerable impacts related to alternative transportation. Therefore, the proposed Project would not cumulatively combine with other projects to result in impacts. Vehicle Miles Traveled The cumulative traffic study area for the proposed Project includes the City of Santa Ana. Pursuant to the City's Traffic Impact Study Guidelines, a cumulative impact could occur if the proposed Project has the potential to increase the average VMT per service population of the City and is based on the projections provided in the City's GPU and GPU FEIR. The Project site is located within a SCAG High Quality Transit Area and a Transit Priority Area, adjacent to seven OCTA bus stops, including a high quality bus stop for OCTA Route 57. Based on City, OPR, and CEQA Guidelines screening criteria, the proposed Project would not result in increasing the average VMT per service population of the City. Therefore, VMT impacts from the proposed Project would not be cumulatively considerable. In addition, as detailed previously, the proposed Project would implement a mix of complementary onsite uses that would reduce the need for traveling outside of the Project site and would implement a multi -modal circulation system of sidewalks, bicycle lanes, and transit that is City of Santa Ana 91 CEQA Findings of Fact September 2024 Related Bristol Mixed -Use Project CEQA Findings of Fact intended to reduce VMT, which would also result in a less than cumulatively significant impact related to VMT. This finding is consistent with the GPU FEIR determination that VMT impacts would be less than significant from buildout of the GPU land use plan. Design and Emergency Access Hazards The proposed Project would not result in impacts related to incompatible uses, hazards due to roadway design, or emergency access. The proposed circulation layout would be required to be installed in conformance with City design standards that would be ensured through the City's development permitting process to provide that no potentially hazardous design features or inadequate emergency access would be introduced by the proposed Project that could combine with potential hazards from other nearby projects. As the Project's proposed improvements would be implemented in compliance with City traffic engineering standards and OCFA design standards, it would not result in an impact that could become cumulatively considerable. In addition, cumulative development in the City and surrounding jurisdictions would be subject to site -specific reviews, including reviews by building and fire protection authorities that would require compliance with existing building and fire code standards that limit the potential of other projects to result in cumulatively considerable design hazards. Therefore, potential impacts related to circulation design features and emergency access would not be cumulatively considerable. (Draft Supplemental EIR at pp. 5.13-24 through 5.13-25.) R. Tribal Cultural Resources The cumulative study area for tribal cultural resources includes the Southern California region, which contains the same general tribal historic setting of the Gabrieleno and Juaneno Tribes. Other projects in the vicinity of the proposed Project would involve ground disturbances that could reveal buried TCRs. Cumulative impacts to TCRs would be reduced by compliance with applicable regulations and consultations required by SB 18 and AB 52. The Project site and vicinity is not known to contain TCRs; however, Mitigation Measure TCR-1 would be implemented to ensure that impacts would not occur in the case of an inadvertent discovery of a potential TCR. This mitigation measure would ensure that the proposed Project would not contribute to a cumulative loss of TCRs. Therefore, cumulative impacts would be less than significant. (Draft Supplemental EIR at p. 5.14-8.) (Draft Supplemental EIR at p. 5.14-8.) S. Utilities and Service Systems Water: Cumulative water supply impacts are considered on a citywide basis and are associated with the capacity of the infrastructure system and the adequacy of the City's infrastructure and primary sources of water that include groundwater pumped through City wells, deliveries of imported water from MWD, and recycled water from OCWD. Potential impacts related to water supply and infrastructure are based on the projections contained within the City's GPU, GPU FEIR, 2015 UWMP, and 2020 UWMP. During construction of the proposed Project new water mains would be installed to serve the proposed buildings and landscaping, which would connect to improved offsite water mains that are adjacent to the Project site. The onsite water system has been designed for the proposed Project and would be served by existing and improved offsite infrastructure. The City requires that all City of Santa Ana 92 CEQA Findings of Fact September 2024 Related Bristol Mixed -Use Project CEQA Findings of Fact water system improvements be confirmed through hydraulic studies to confirm compliance with engineering standards, and ensure that cumulative impacts do not occur. The WSA that was prepared for the proposed Project describes that the 2020 MWD UWMP details the ability to meet the demands of its member agencies, including the City of Santa Ana, through 2045. In addition, the City of Santa Ana 2015 UWMP, GPU FEIR, and 2020 UWMP confirmed the ability of the City to meet water needs in multiple dry year scenarios with buildout of the South Bristol Street Focus Area. Thus, the City would have water supplies available to serve the proposed Project and reasonably foreseeable development in normal, dry, or multiple dry years. Impacts related to a cumulatively considerable increase in water supply demands would be less than significant. (Draft Supplemental EIR at p. 5.15-12.) Wastewater:_Cumulative wastewater infrastructure impacts are considered on a systemwide basis and are associated with the overall capacity of existing and planned infrastructure. The cumulative system evaluated includes the sewer system that serves the Project site and conveys wastewater to the OCSD wastewater treatment and disposal system. With the proposed Project, the sewer system would have sufficient capacity to handle the increased flows resulting from implementation of the proposed Project. The continued regular assessment, maintenance, and upgrades of the sewer system by the City and OCSD would reduce the potential of cumulative development projects to result in a cumulatively substantial increase in wastewater such that new or expanded facilities would be required. Thus, increases in wastewater in the sewer system would result in a less than significant cumulative impact. (Draft Supplemental EIR at p. 5.15- 16.) Drainage: -The geographic scope for cumulative impacts related to stormwater drainage includes the geographic area served by the existing stormwater infrastructure for the Project area, from capture of runoff through final discharge points. The proposed Project would result in a reduction in stormwater runoff from the Project site. As a result, the proposed Project would not generate additional runoff that could combine with runoff from cumulative projects that could cumulatively combine to impact drainage. Thus, cumulative impacts related to drainage would be less than significant. (Draft Supplemental EIR at p. 5.15-21.) Solid Waste: -The geographic scope of cumulative analysis for landfill capacity is the service area for the Frank Bowerman Sanitary Landfill, which serves the Project area. The projections of future landfill capacity based on the entire projected waste stream going to these landfills is used for cumulative impact analysis. As described previously, the Frank Bowerman Sanitary Landfill has a maximum permitted capacity of 11,500 tons per day and in March 2023 had a maximum disposal of 8,909 tons and a remaining capacity of 2,591 tons per day (CalRecycle 2023). The 124.24 tons of solid waste per week from operation of the proposed Project would be 4.8 percent of the remaining daily capacity of the landfill. Due to this small percentage, the increase in solid waste from the proposed Project would be less than cumulatively considerable and would be less than significant. (Draft Supplemental EIR at pp. 5.15-24 through 5.15.-25.) City of Santa Ana 93 CEQA Findings of Fact September 2024 Related Bristol Mixed -Use Project CEQA Findings of Fact T. Wildfire According to the CAL FIRE Fire Hazard Severity Zone map, the Project site is not within an area identified as a Fire Hazard Area that may contain substantial fire risk or a Very High Fire Hazard Severity Zone (VHFHSZ) (Cal Fire 2023). The Project site and surrounding area are currently developed, and therefore lack the combustible materials and vegetation necessary for the uncontrollable spread of a wildfire. The proposed Project would not substantially impair an adopted emergency response plan or emergency evacuation plan, or exacerbate wildfire risks. The Project does not require the installation or maintenance of associated infrastructure that would exacerbate fire risk or that would result in impacts to the environment. (Draft Supplemental EIR at pp. 5.16-10 through 5.16-1 1.) Thus, the Project would have less than significant impacts on wildfire risks, and no cumulative impacts would occur. City of Santa Ana 94 CEQA Findings of Fact September 2024 Related Bristol Mixed -Use Project CEQA Findings of Fact SECTION VII RESOLUTION REGARDING SIGNIFICANT IRREVERSIBLE ENVIRONMENTAL CHANGES Section 151 26.2(c) of the CEQA Guidelines requires that an EIR discuss "any significant irreversible environmental changes which would be involved in the proposed action should it be implemented." Generally, a project would result in significant irreversible environmental changes if one of the following scenarios is involved: • The project would involve a large commitment of nonrenewable resources. • Irreversible damage can result from environmental accidents associated with the project. • The proposed consumption of resources is not justified (e.g., the Project results in the wasteful use of energy). The Project would result in or contribute to the following irreversible environmental changes: • Lands in the Project area that are currently developed with commercial uses would be re- committed to multi -family residential and commercial retail uses once the proposed buildings are constructed. Secondary effects associated with this irreversible commitment of land resources include: o Increased vehicle miles traveled on area roadways (Draft Supplemental EIR Section 5.1 3, Transportation). o Emissions of air pollutants and greenhouse gas emissions associated with Project construction and operation (Draft Supplemental EIR Section 5.1, Air Quality). o Consumption of non-renewable energy associated with construction and operation of the proposed Project due to the use of automobiles, lighting, heating and cooling systems, appliances, and the like (Draft Supplemental EIR Section 5.3, Energy). o Increased ambient noise associated with an increase in activities and traffic from the Project (Draft Supplemental EIR Section 5.9, Noise). In regard to energy usage from the proposed Project, as demonstrated in the analyses contained in Draft Supplemental EIR Section 5.3, Energy, the proposed Project would not involve wasteful or unjustifiable use of non-renewable resources, and conservation efforts would be enforced during construction and operation of proposed development. The proposed development would incorporate energy -generating and conserving project design features, including those required by the California Building Code, California Energy Code Title 24, which specify green building standards for new developments. (Draft Supplemental EIR, pp. 5.16-6 through 5.16-7.) City of Santa Ana 95 CEQA Findings of Fact September 2024 Related Bristol Mixed -Use Project CEQA Findings of Fact This page was intentionally left blank. City of Santa Ana 96 CEQA Findings of Fact September 2024 Related Bristol Mixed -Use Project CEQA Findings of Fact SECTION VIII RESOLUTION REGARDING GROWTH -INDUCING IMPACTS AND COMMITMENT OF RESOURCES Draft Supplemental EIR Section 5.16, Mandatory Findings of Significance, evaluates the potential for the proposed Project to affect economic or population growth, or the construction of additional housing, either directly or indirectly, in the surrounding environment. Employment Related Growth As detailed in Draft Supplemental EIR Section 5.10, Population and Housing, the Project is anticipated to generate approximately 1,092 employees at full occupancy, which would be approximately 14 percent of the GPU projected increase in employment from buildout of the South Bristol Street Focus Area. Therefore, employment growth from buildout of the proposed Project would not exceed the growth identified in the GPU Final EIR, and impacts related to employment growth would be less than significant (Draft Supplemental EIR, pp. 5.10-8 through 5.16-9) Infrastructure Obstacles to Growth The proposed Project would redevelop the existing onsite infrastructure systems and provide an offsite sewer line improvement that would connect to the existing offsite systems that currently serve the Project site. The new infrastructure would not provide additional capacity beyond what is needed to serve the proposed Project. In addition, because the Project is within a developed area that is receiving services from existing infrastructure and would connect to the existing infrastructure, development of the proposed Project would not result in an expansion of overall capacity, extension of infrastructure, or provision of services in areas or an unserved area. Therefore, infrastructure improvements would not result in significant growth inducing impacts (Draft Supplemental EIR, pp. 5.10-10 through 5.16-1 1) Land Development Regulation Obstacles to Growth The proposed Project includes amendments to the zoning code to allow for the redevelopment of the site to provide the proposed mixed -use development. The Project includes a proposed zoning change from Regional Commercial (C-2) and General Commercial (CR) to the Related Bristol Specific Plan District which would also provide specific development regulations for the mixed -use Project. The proposed Project is redevelopment of an already developed area that has been used for urban uses since 1972 and is surrounded by urban development or areas planned for urban development. The proposed Project would involve a change to development regulations and would result in onsite residents and additional onsite employees. However, the zoning change is parcel specific and would result in growth that is consistent with the General Plan. Thus, changes to the Project site's zoning designation would not result in removing an obstacle to growth within the Project vicinity. City of Santa Ana 97 CEQA Findings of Fact September 2024 Related Bristol Mixed -Use Project CEQA Findings of Fact In addition, the Project's consistency with SCAG policies regarding regional growth -inducement are evaluated in Draft Supplemental EIR Section 5.8, Land Use and Planning, and Section 5.10, Population and Housing. As described in those sections, the growth anticipated by SCAG's projections are consistent with the increases in population (9,238 residents) and employees (1,092 employees) anticipated at full capacity of the Project. Therefore, impacts related to growth from changes in existing regulations pertaining to land development would be less than significant (Draft Supplemental EIR, pp. 5.8-20 through 5.8-43 and 5.10-10 through 5.10-1 1) Public Service Obstacles to Growth The proposed Project is expected to incrementally increase the demand for fire protection and emergency response, police protection, and school services. However, as described in Draft Supplemental EIR Section 5.1 1, Public Services, the proposed Project would not require development of additional facilities or expansion of existing facilities to maintain existing levels of service. The Project would develop a police substation that would be able to accommodate the 9 additional officers required for the development. The proposed substation is analyzed as part of the proposed Project and would not result in any substantial impacts beyond those identified in the Draft Supplemental EIR associated with the construction and operation of the proposed Project. Therefore, an indirect growth inducing impact as a result of expanded or new public facilities that could support other development in addition to the proposed Project would not occur. The proposed Project would not have significant growth inducing consequences that would require the need to expand public services to maintain desired levels of service (Draft Supplemental EIR, pp. 5.1 1-5 through 5.1 1-20) Other Activities Related to Growth The proposed Project involves amendments to the City of Santa Ana Zoning Ordinance, but those amendments are specific to the allowable land uses on the Project site itself. The proposed Project does not propose changes to any of the City's building safety standards (i.e., building, grading, plumbing, mechanical, electrical, or fire codes). The Project would comply with all applicable City plans, policies, and ordinances. In addition, Project features and mitigation measures have been identified within the Draft Supplemental EIR to ensure that the Project minimizes environmental impacts. The Project would not involve any precedent -setting action that could encourage and facilitate other activities that significantly affect the environment. Impacts of Growth All physical environmental effects from construction of development of the proposed Project have been analyzed in the Draft Supplemental EIR. For example, activities such as excavation, grading, and construction as required for the proposed mixed uses were analyzed in the Draft Supplemental EIR Sections 5.1, Air Quality, 5.6, Hazards and Hazardous Materials, and 5.9, Noise. Therefore, construction of the proposed Project has been analyzed in the Draft Supplemental EIR and would be adequately mitigated either through implementation of existing regulations and/or mitigation measures. The surrounding area is already urbanized and there is not many opportunities for additional growth. Further, the proposed infrastructure is only sized to serve the Project site or consistent with the City's infrastructure plans and would not have capacity to serve additional City of Santa Ana 98 CEQA Findings of Fact September 2024 Related Bristol Mixed -Use Project CEQA Findings of Fact development projects in the area. The Project would not individually or cumulatively encourage or facilitate substantial growth. Based on the foregoing analysis, the Project would not directly or indirectly result in substantial, adverse growth -inducing impacts. (Draft Supplemental EIR, pp. 5.16- 2 through 5.16-6.) City of Santa Ana 99 CEQA Findings of Fact September 2024 Related Bristol Mixed -Use Project CEQA Findings of Fact This page was intentionally left blank. City of Santa Ana 100 CEQA Findings of Fact September 2024 Related Bristol Mixed -Use Project CEQA Findings of Fact SECTION IX RESOLUTION REGARDING ALTERNATIVES The City of Santa Ana hereby declares that it has considered and rejected as infeasible the alternatives identified in the Supplemental EIR and described below. Section 15126.6 of the State CEQA Guidelines requires an EIR to describe a range of reasonable alternatives to the Project, or to the location of the Project, which could feasibly achieve most of its basic objectives, but would avoid or substantially lessen any of the significant effects identified in the EIR analysis. An EIR is not required to consider every conceivable alternative to a proposed project. Rather, an EIR must consider a reasonable range of alternatives that are potentially feasible; an EIR is not required to consider alternatives that are infeasible. In addition, an EIR should evaluate the comparative merits of the alternatives. Therefore, this section sets forth the potential alternatives to the Project analyzed in the Supplemental EIR and evaluates them in light of the objectives of the Project, as required by CEQA. Objectives The following objectives have been identified in order to aid decision makers in their review of the proposed Project and its associated environmental impacts. • Implement the vision and objectives established in the City of Santa Ana General Plan for the South Bristol Street Focus Area to create a southern gateway to the City. The South Bristol Street Focus Area objectives: o Capitalize on the success of the South Coast Metro area; o Introduce mixed -use urban villages and encourage experiential commercial uses that are more walkable, bike friendly, and transit oriented; o Realize an intense, multi -story presence along the Bristol Street corridor; and o Provide for mixed -use opportunities while protecting adjacent, established low density neighborhoods. • Allow for the flexible redevelopment of the underutilized Project site to provide a balanced mix of residential, retail, and hospitality uses in the South Bristol Street Focus Area that integrate into the existing urban systems and provide a safe and attractive environment for living and working, as encouraged by the GPU. • Transform an auto -oriented shopping plaza with large surface parking areas to a community which maximizes opportunities for onsite open space which can be accomplished through the provision of subsurface shared parking and intensity of land use permitted by the General Plan. • Develop high quality residential spaces that reflect modern lifestyles, while responding to the need for additional housing at a higher density in an area of the City planned for growth. • Develop a project with a mix of land uses that stimulate economic activity, commerce, and new housing opportunities in the South Bristol Street Focus Area. City of Santa Ana 101 CEQA Findings of Fact September 2024 Related Bristol Mixed -Use Project CEQA Findings of Fact • Have a positive contribution to the local economy through new capital investment, the creation of new jobs, and the expansion of the tax base. • Create a walkable mixed -use development to encourage and enhance pedestrian activity within the Specific Plan area and the local community. • Enhance non -vehicular activity by providing onsite and offsite pedestrian and bicycle facilities that link with existing facilities and transit services. • Improve existing infrastructure to support the Related Bristol Specific Plan consistent with the General Plan conditions. • Provide a project that contributes to the creation of a vibrant urban core for the City and takes advantage of the site's location within the South Coast Metro area. Provide a project that contains vibrant and attractive community amenities, recreational and open space areas, and gathering spaces that are directly accessible to residents and the community. • Provide community benefits commensurate with the Specific Plan development proposal including public open space onsite and locations for public community events, as well as streetscape improvements along the Project site frontages of MacArthur Boulevard, Bristol Street, Sunflower Avenue and South Plaza Drive. Alternatives Key provisions of the State CEQA Guidelines relating to the alternatives analysis (Section 15126.6 et seq.) are summarized below: • The discussion of alternatives shall focus on alternatives to the Project or its location that are capable of avoiding or substantially lessening any significant effects of the Project, even if these alternatives would impede to some degree the attainment of the Project objectives or would be more -costly. • The "No Project" alternative shall be evaluated along with its impact. The "No Project" analysis shall discuss the existing conditions, as well as what would be reasonably expected to occur in the foreseeable future if the Project is not approved. • The range of alternatives required in an EIR is governed by a "rule of reason"; therefore, the EIR must evaluate only those alternatives necessary to permit a reasoned choice. The alternatives shall be limited to ones that would avoid or substantially lessen any of the significant effects of the Project. • For alternative locations, only locations that would avoid or substantially lessen any of the significant effects of the Project need be considered for inclusion in the EIR. • An EIR need not consider an alternative whose effects cannot be reasonably ascertained and whose implementation is remote and speculative. Rationale for Selecting Potentially Feasible Alternatives The alternatives must include a no -project alternative and a range of reasonable alternatives to the Project if those reasonable alternatives would attain most of the Project objectives while City of Santa Ana 102 CEQA Findings of Fact September 2024 Related Bristol Mixed -Use Project CEQA Findings of Fact substantially lessening the potentially significant project impacts. The range of alternatives discussed in an EIR is governed by a "rule of reason," which the State CEQA Guidelines Section 151 26.6(f)(3) defines as: ... set[ting] forth only those alternatives necessary to permit a reasoned choice. The alternatives shall be limited to ones that would avoid or substantially lessen any of the significant effects of the Project. Of those alternatives, the EIR need examine in detail only the ones that the lead agency determines could feasibly attain most of the basic objectives of the Project. The range of feasible alternatives shall be selected and discussed in a manner to foster meaningful public participation and informed decision -making. Among the factors that may be taken into account when addressing the feasibility of alternatives (as described in the State CEQA Guidelines Section 15126.6(f)([l ]) are environmental impacts, site suitability, economic viability, availability of infrastructure, general plan consistency, other plans or regulatory limitations, jurisdictional boundaries, and whether the Project proponent could reasonably acquire, control, or otherwise have access to an alternative site. An EIR need not consider an alternative whose effects could not be reasonably identified, and whose implementation is remote or speculative. For purposes of this analysis, the Project alternatives are evaluated to determine the extent to which they attain the basic Project objectives, while significantly lessening any significant effects of the Project. Alternatives Analysis The goal for evaluating any alternatives is to identify ways to avoid or lessen the significant environmental effects resulting from implementation of the proposed Project, while attaining most of the Project objectives. The City of Santa Ana has included the following 3 alternatives for consideration: • No Project/No Build Alternative • Reduced Project Alternative • Build Out of the Existing Zoning Designations Alternative Alternatives Not Selected for Analysis Alternative Site: An alternate site for the proposed Project was eliminated from further consideration. The Project objectives are to redevelop the Project site consistent with the objectives of the City's GPU District Center -High (DC-5) land use designation and South Bristol Street Focus Area that includes new mixed -use development with housing in proximity to transit. In addition, due to the urban and built out nature of the City, development of 3,750 multi -family residential units, 350,000 SF of commercial uses, a 250 room hotel, and 200 senior living/continuum of care units on another 41.13-acre underutilized site at a different location would likely require demolition of existing structures, require similar mitigation, and have similar impacts as the proposed Project. CEQA specifies that the key question regarding alternative site consideration is "whether any of City of Santa Ana 103 CEQA Findings of Fact September 2024 Related Bristol Mixed -Use Project CEQA Findings of Fact the significant effects of the project would be avoided or substantially lessened by putting the project at another location." Given the size and nature of the proposed Project and the Project objectives, it would be infeasible to develop and operate the proposed Project on an alternative site with fewer environmental impacts, while also implementing the City's GPU. Therefore, the Alternative Site Alternative was rejected from further consideration on the following grounds, each of which individually provides sufficient justification for rejection of this alternative: (1) the alternative does not avoid any significant and unavoidable impact, (2) the alternative would likely not further reduce any of the proposed project's significant impacts; and (3) the alternative is technically, financially, and legally infeasible given the size and nature of the proposed project. This alternative is therefore eliminated from further consideration (Draft Supplemental EIR, pp. 6-4 through 6-5). No Project/Buildout of Existing General Plan Designation. Buildout of the Project site at the maximum allowable density pursuant to the City's General Plan DC-5 land use designation was eliminated from further consideration. The DC-5 land use designation allows for development of the Project site at a maximum 125 dwelling units per acre (du/ac) and a FAR of 5.0, which would allow for development of up to 8,733,780 SF of mixed uses, inclusive of residential uses. The proposed Project would result in approximately 91 du/ac and a FAR of 2.7. The No Project/Buildout of Existing General Plan Designation Alternative would result in an 85 percent intensification of uses onsite in comparison to the proposed Project. This alternative would require demolition of the same structures, require similar mitigation, and would increase air quality emissions and require more parkland in comparison to the proposed Project. Given the increased intensity of the No Project/Buildout of the Existing General Plan Designation Alternative, it would not result in fewer environmental impacts than the proposed Project. Therefore, the No Project/Buildout of Existing General Plan Designation Alternative was rejected from further consideration on the following grounds, each of which individually provides sufficient justification for rejection of this alternative: (1) the alternative does not avoid any significant and unavoidable impact, and (2) the alternative would likely not further reduce any of the proposed project's significant impacts (Draft Supplemental EIR, p. 6-5). Description of Alternatives Alternative 1 — No Project/No Build Alternative Pursuant to Section 151 26.6(e)(2) of the CEQA Guidelines, the EIR is required to "discuss the existing conditions at the time the notice of preparation is published, or if no notice of preparation is published, at the time the environmental analysis is commenced, as well as what would be reasonably expected to occur in the foreseeable future if the project were not approved, based on current plans and consistent with available infrastructure and community services." Therefore, under this alternative, no development would occur on the Project site and it would remain in its existing condition with three existing buildings with 16 existing buildings totaling 465,063 SF functioning as a shopping center. In this alternative scenario, the 16 buildings are assumed to be fully operational as a shopping center with restaurants, a supermarket, banks, a dry cleaner, medical and dental offices, financial offices, and fitness uses. Hence, this alternative compares the impacts of the proposed Project with the existing buildings operating at full capacity for shopping center uses (Draft Supplemental EIR, pp. 6-6 through 6-1 3). City of Santa Ana 104 CEQA Findings of Fact September 2024 Related Bristol Mixed -Use Project CEQA Findings of Fact Alternative 2 — Reduced Project Alternative Under this alternative, a reduction in the commercial square -footage that would be developed onsite. Pursuant to discussion with City planning staff, it was determined that a reasonable decrease in developed on the Project site is 100,000 SF of commercial retail and the elimination of the 250- room hotel. This alternative would develop and operate 3,750 multi -family residential units, a 200- room senior living/continuum of care facility, and 250,000 SF of retail and restaurant commercial uses. The reduction would result in the construction of 1,375 units, 200 senior living/continuum of care units, and 150,000 SF of commercial uses in Phase 1; including an administrative Police Department substation to be located within the commercial use area. Approximately 856 units and 65,000 SF of commercial uses would be constructed in Phase 2; and 1,519 units and 35,000 SF of commercial uses would be constructed in Phase 3. To support the reduced Project under this alternative, the same ratio of parking spaces would be provided as proposed for the proposed Project. Under the Reduced Project Alternative, certain offsite improvements (including storm drain upgrades, restriping, and signal installation) are assumed, consistent with the proposed Project. In addition, the same amount of recreational facilities and common open space would be provided as the proposed Project. Like the proposed Project, this alternative would require a zoning map amendment to amend the existing zoning of General Commercial (C-2) and Commercial Residential (CR) to Related Bristol Specific Plan District (Draft Supplemental EIR, pp. 6-1 3 through 6-22). Alternative 3 — Build Out of the Existing Land Use and Zoning Alternative Under this alternative, no zoning map amendment would occur, and the Project site would be built out according to the existing zoning designations. Therefore, this alternative would include development of the 23.96-acre area north of Callen's Common with only commercial uses pursuant to the C-2 zoning designation, which would result in approximately 782,774 SF at the maximum FAR of 0.75 with a building height of 35 feet. This alternative would provide surface parking and would not develop Bristol Central Park in the northern portion of the site. Also, the 17.17-acre area south of Callen's Common would be redeveloped with commercial uses and mixed -uses pursuant to the CR zoning designation, which would result in approximately 250,000 SF of ground -floor commercial uses and office space, approximately 250 hotel rooms, approximately 200 senior living/continuum of care units, and 1,375 multi -family units would be developed to a maximum FAR of 5.0. Buildings at the northwestern corner of the CR zoned area would be a maximum of 50 feet, buildings at 200 feet from adjacent residential uses would be a maximum height of 100 feet. The buildings toward the southeast corner of the site would be a maximum of 25 stories. Parking within areas south of Callen's Common would be underground and open space within this area would be consistent with the proposed Project. Overall, buildout of the Existing Zoning Alternative would develop the site with 682,774 SF more commercial space than proposed by the Project, totaling 1,032,774 SF of commercial uses (including an administrative Police Department substation), the same number of hotel rooms and senior living/continuum of care units as the proposed Project, and 2,375 fewer residential units for a total of 1,375 multi -family units(Draft Supplemental EIR, pp. 6-22 through 6-30). City of Santa Ana 105 CEQA Findings of Fact September 2024 Related Bristol Mixed -Use Project CEQA Findings of Fact Evaluation of Alternatives Alternative 1 — No Project/No Build Alternative The No Project/No Build Alternative would avoid the significant and unavoidable air quality, and parks and recreation impacts that would occur from the proposed Project. Additionally, operational impacts would be reduced and mitigation measures, which include measures related to air quality, cultural resources, geology and soils, greenhouse gas emissions, hazards and hazardous materials, noise, and tribal cultural resources, would not be required. However, the environmental benefits of the Project would also not be realized, such as implementation of the General Plan DC-5 land use and South Bristol Street Focus Area objectives, improvements to offsite bicycle lanes, sidewalks, and stormwater infrastructure, CALGreen/DAMP/LID infrastructure improvements to storm water quality, and a reduction of drainage runoff from the area, removal of potentially contaminated soils, provision of housing within TPAs and High Quality Transit Areas, improvements to the jobs/housing balance, and the potential to reduce vehicle miles traveled. The No Project/ No Build Alternative would not meet any of the Project objectives. The site would not be redeveloped to provide housing to help meet the region's demand for housing, would not provide a development consistent with other regional redevelopment in the South Bristol Street Focus Area, would not develop housing to assist the City in meeting its jobs/housing balance, would not provide onsite uses that reduce VMT, and would not implement SCAG RTP/SCS policies related to providing additional housing near employment centers. Overall, this alternative would not meet any of the objectives of the proposed Project (Draft Supplemental EIR, pp. 6-12 through 6-13). Finding: The City of Santa Ana finds that the No Project/No Build Alternative would not redevelop the site to provide development consistent with other regional redevelopment in the South Bristol Street Focus Area, would not develop housing to assist the City in meeting its jobs/housing balance, would not provide onsite uses that reduce VMT, and would not implement SCAG RTP/SCS policies related to providing additional housing near employment centers. Overall, the No Project/No Build Alternative fails to meet any of the Project objectives (Draft Supplemental EIR at p. 6-1 2) and is rejected on that basis. Alternative 2 — Reduced Project Alternative The Reduced Project Alternative would result in 2,722 fewer daily vehicular trips than the proposed Project. The reduction in vehicular emissions and consumer products from this alternative would reduce operational air quality impacts to a less than significant level. However, significant and unavoidable impacts related to construction air quality emissions would continue to occur and cumulative parkland deficiencies from implementation of this alternative. Additionally, the mitigation required for implementation of the proposed Project would continue to be required for the Reduced Project Alternative to reduce impacts related to air quality, cultural resources, geology and soils, greenhouse gas emissions, hazards and hazardous materials, noise, and tribal cultural resources to a less than significant level. Overall, although the volume of impacts would be less by the Reduced Project Alternative in comparison to the proposed Project, the Reduced Project Alternative would not eliminate all of the significant and unavoidable impacts of the proposed Project or eliminate the need for mitigation. Furthermore, the Reduced Project Alternative would result in a reduced beneficial impact. Providing less commercial space and no hotel space on the City of Santa Ana 106 CEQA Findings of Fact September 2024 Related Bristol Mixed -Use Project CEQA Findings of Fact Project site would result in fewer opportunities to improve the jobs -housing balance as residents would have the potential to travel to fewer local employment opportunities. The Reduced Project Alternative would meet the Project objectives, but not to the same extent as the proposed Project. The site would be redeveloped to provide housing to help meet the region's demand for housing, would provide a development consistent with other regional redevelopment in the South Bristol Street Focus Area. However, no hotel rooms and less commercial space would be provided and a reduced improvement to the jobs -housing balance and VMT would occur. Overall, this alternative would meet the objectives of the proposed Project, but not to the same extent as the proposed Project (Draft Supplemental EIR, pp. 6-20 through 6-21). Finding: The City of Santa Ana finds that the Reduced Project Alternative would result in less commercial space and a reduced improvement to the jobs -housing balance and VMT would occur. In addition, the Reduced Project Alternative would not eliminate all of the significant and unavoidable impacts of the proposed Project or eliminate the need for mitigation. Thus, the Reduced Project Alternative would not achieve the Project objectives to the same extent as the proposed Project, would continue to result in significant and unavoidable impacts, and would continue to require mitigation. The Reduced Project Alternative is rejected on that basis. Alternative 3 — Build Out of the Existing Land Use and Zoning Alternative The Build Out of the Existing Zoning Alternative would result in 9,541 more daily vehicular trips than the proposed Project. The increase in vehicular trips from this alternative would increase the proposed Project's significant and unavoidable operational air quality impacts. and unavoidable impacts related to air quality and parks and recreation would continue to occur from implementation of this alternative. Further, this alternative would result in significant and unavoidable impacts related to operational traffic noise. Additionally, the mitigation required for air quality, cultural resources, geology and soils, greenhouse gas emissions, hazards and hazardous materials, noise, and tribal cultural resources would continue to be required for the Buildout of the Existing Zoning Alternative. Overall, although the volume of impacts would be greater from the Build Out of the Existing Zoning Alternative in comparison to the proposed Project, the Build Out of the Existing Zoning Alternative would not eliminate any of the significant and unavoidable impacts of the proposed Project or eliminate the need for mitigation. Furthermore, the Build Out of the Existing Land Use and Zoning Alternative would result in a reduced beneficial impact, as it would not provide as many multi- family units on the Project site; and therefore, would not improve the jobs -housing balance. The Build Out of Existing Zoning would meet the Project objectives, but not to the same extent as the proposed Project. The site would be redeveloped to provide housing to help meet the region's demand for housing, would provide a development consistent with other regional redevelopments in the South Bristol Street Focus Area. However, fewer residential multifamily units would be provided and a reduced improvement to the jobs -housing balance and VMT would occur. Additionally, the alternative would result in less implementation of SCAG RTP/SCS policies related to providing additional housing near employment centers. Overall, this alternative would meet the objectives of the proposed Project, but not to the same extent as the proposed Project (Draft Supplemental EIR, pp. 6-29 through 6-30). City of Santa Ana 107 CEQA Findings of Fact September 2024 Related Bristol Mixed -Use Project CEQA Findings of Fact Finding: The City of Santa Ana finds that the Build Out of the Existing Zoning Alternative would not assist the City in meeting its jobs/housing balance. In addition, the Reduced Project Alternative would not eliminate all of the significant and unavoidable impacts of the proposed Project or eliminate the need for mitigation. In fact, it would create an additional significant unavoidable impact related to traffic noise. Thus, the Build Out of the Existing Land Use and Zoning Alternative would not achieve the Project objectives to the same extent as the proposed Project. The Build Out of the Existing Zoning Alternative is rejected on that basis. Environmentally Superior Alternative Section 15126.6(e)(2) of the CEQA Guidelines indicates that an analysis of alternatives to a proposed project shall identify an environmentally superior alternative among the alternatives evaluated in an EIR. The CEQA Guidelines also state that should it be determined that the No Project/No Build Alternative is the environmentally superior alternative, the EIR shall identify another environmentally superior alternative among the remaining alternatives. The Reduced Project Alternative would reduce the Project's significant and unavoidable operational air quality impacts to a less than significant level. However, significant and unavoidable impacts related to construction air quality emissions and parkland deficiencies would continue to occur from implementation of this alternative. In addition, the Reduced Project Alternative would result in a reduced beneficial impact. Eliminating the hotel and providing less commercial space on the Project site would result in fewer opportunities for the creation of new jobs. This alternative would continue to require mitigation related to air quality, cultural resources, geology and soils, greenhouse gas emissions, hazards and hazardous materials, noise, and tribal cultural resources to reduce impacts to a less than significant level. In addition, Reduced Project Alternative would meet the Project objectives but not to the same extent as the proposed Project. While the Reduced Project Alternative would result in additional employment, it would not result in the creation of new jobs to the same extent as the proposed Project. The Reduced Project Alternative would introduce mixed -uses to the Project site and would provide for new economic activity, but to a lesser extent as no hotel would be developed and less commercial square footage would be developed. Overall, this alternative would meet the objectives of the proposed Project, but not to the same extent as the proposed Project (Draft Supplemental EIR, pp. 6-30 through 6-34.) City of Santa Ana 108 CEQA Findings of Fact September 2024 Related Bristol Mixed -Use Project CEQA Findings of Fact This page was intentionally left blank City of Santa Ana 109 CEQA Findings of Fact September 2024 Related Bristol Mixed -Use Project CEQA Findings of Fact X. STATEMENT OF OVERRIDING CONSIDERATIONS Introduction The City of Santa Ana is the Lead Agency under CEQA for preparation, review and certification of the Supplemental EIR for Related Bristol Mixed -Use Project (Project). As the Lead Agency, the City is also responsible for determining the potential environmental impacts of the proposed action and which of those impacts are significant, and which can be mitigated through imposition of mitigation measures to avoid or minimize those impacts to a level of less than significant. CEQA then requires the Lead Agency to balance the benefits of a proposed action against its significant unavoidable adverse environmental impacts in determining whether or not to approve the proposed Project. In making this determination the City is guided by CEQA Guidelines Section 15093, Statement of Overriding Considerations, which states: (a) CEQA requires the decision -making agency to balance, as applicable, the economic, legal, social, technological, or other benefits of a proposed project against its unavoidable environmental risks when determining whether to approve the project. If the specific economic, legal, social, technological, or other benefits of a proposal (sic) project outweigh the unavoidable adverse environmental effects, the adverse environmental effects may be considered "acceptable." (b) When the lead agency approves a project which will result in the occurrence of significant effects which are identified in the Final Supplemental EIR but are not avoided or substantially lessened, the agency shall state in writing the specific reasons to support its action based on the Final Supplemental EIR and/or other information in the record. The statement of overriding considerations shall be supported by substantial evidence in the record. (c) If an agency makes a statement of overriding considerations, the statement should be included in the record of the project approval and should be mentioned in the notice of determination. This statement does not substitute for, and shall be in addition to, findings required pursuant to Section 15091. In addition, Public Resources Code Section 21081(b) requires that where a public agency finds that specific economic, legal, social, technological, or other considerations, including considerations for the provision of employment opportunities for highly trained workers, make infeasible the mitigation measures or alternatives identified in an EIR and thereby leave significant unavoidable effects, the public agency must also find that overriding economic, legal, social, technological, or other benefits of the project outweigh the significant effects of the project. Pursuant to Public Resources Code Section 21081(b) and the State CEQA Guidelines Section 15093, the City has balanced the benefits of the proposed Project against the unavoidable adverse impacts associated with the Project and has adopted all feasible mitigation measures with respect to these impacts. The City also has examined alternatives to the proposed Project, none of which both meet the Project objectives and is environmentally preferable to the proposed Project for the reasons discussed in the Findings and Facts in Support of Findings. The City of Santa Ana, as the Lead Agency for this Project, and having reviewed the Supplemental EIR for the Related Bristol Mixed -Use Project, and reviewed all written materials within the City's City of Santa Ana 1 1 0 CEQA Findings of Fact September 2024 Related Bristol Mixed -Use Project CEQA Findings of Fact public record and heard all oral testimony presented at public hearings, adopts this Statement of Overriding Considerations, which has balanced the benefits of the Project against its significant unavoidable adverse environmental impacts in reaching its decision to approve the Project. Overriding Considerations The City, after balancing the specific economic, legal, social, technological, and other benefits of the Project, has determined that the unavoidable adverse environmental impacts identified above may be considered acceptable due to the following specific considerations which outweigh the unavoidable, adverse environmental impacts of the Project, each of which standing alone is sufficient to support approval of the Project, in accordance with CEQA Section 21081(b) and CEQA Guideline Section 15093. The specific economic, legal, social, technological, or other benefits of the Project are as follows: • The project implements the vision of the General Plan for the South Bristol Street Focus Area by: o Capitalizing on the success of the South Coast Metro area o Introducing mixed -use urban villages and encourage experiential commercial uses that are more walkable, bike friendly, and transit -oriented o Realizing an intense, multistory presence along the corridor o Providing for mixed -use opportunities while protecting adjacent, established low density neighborhoods o Creating: ■ New development that establishes vibrant public outdoor space appropriately scaled to the size and type of project, including 13.1 acres of publicly -accessible onsite open space areas ■ Building design that is dynamic and strong, creating a distinct impression ■ Mixed -use spaces of similar scale to those south of Sunflower Avenue. • The Project implements capital investment through construction of new buildings and offsite infrastructure improvements to enhance the City's economic and fiscal viability pursuant to the City of Santa Ana General Plan. • The Project improves the jobs -housing balance in the City, beneficially providing multi -family housing in a jobs -rich area so that employees can easily travel to employment opportunities. • The Project reduces vehicle miles traveled and the related traffic congestion, air quality, and greenhouse gas emissions through the provision of a multi -modal, mixed -use development by bringing residents and visitors closer to their routine destinations like their workplace, gym, grocery store, park, bank, and restaurants. • Related Bristol will significantly enhance the pedestrian experience along the south Bristol corridor with new landscaping, pedestrian -oriented sidewalks and protected bike lanes. City of Santa Ana 1 1 1 CEQA Findings of Fact September 2024 Related Bristol Mixed -Use Project CEQA Findings of Fact • The Project transforms an underutilized site currently dominated by an asphalt parking lot and partially vacant retail center into a walkable, pedestrian -friendly village with approximately 1 3.1 acres of actively programmed, publicly accessible open space. • The Project transforms an underutilized site to an economically viable development consistent with the General Plan objectives for the South Bristol Street Focus Area and combines residential uses with community -serving commercial uses near employment opportunities, freeway access, and transit. • The Project implements the SCAG Regional Transportation Plan/Sustainable Communities Strategy (RTP/SCS) Land Use Policies related to population and housing by providing additional housing near employment centers. • Consistent with the General Plan, the Project facilitates the economic development of the City by creating an expanded employment base and new diverse employment opportunities. The Economic and Fiscal Analysis (2023) prepared for the Project determined that the Project will generate approximately 5,900 construction jobs and 1,600 permanent jobs. The Project's implementation will be a powerful catalyst for business growth and sustainability in south Santa Ana for generations to come. • The Economic and Fiscal Analysis (2023) prepared for the Project determined that due to greater construction costs and scale, the Project would generate close to $2.9 billion in total economic activity in Orange County. • The Economic and Fiscal Analysis determined that the Project could generate a net surplus of approximately $10.7 million per year to the City's General Fund. In comparison, the existing (partially vacant) commercial center on the site is estimated to generate a net fiscal benefit of about $2.8 million per year. • The Project creates a high quality, master planned mixed -use development that will attract an array of businesses and provide a variety of employment and housing opportunities and creates an annual net fiscal surplus. City of Santa Ana 1 1 2 CEQA Findings of Fact September 2024 EXHIBIT B MITIGATION MONITORING AND REPORTING PROGRAM 55394.00062\42476413.1 Related Bristol Specific Plan Project Mitigation Monitoring and Reporting Program TABLE 1: MITIGATION MONITORING AND REPORTING PROGRAM RELATED BRISTOL SPECIFIC PLAN PROJECT FINAL SUPPLEMENTAL EIR Responsible for Standard Condition/ Plan, Program, Policy / Mitigation Measure/ Ensuring Compliance / Date Completed and Condition of Approval Timing Verification Initials AIR QUALITY Plan, Program, or Policy PPP AQ-1: SCAQMD Rule 403. The following Prior to demolition and City of Santa Ana Building measures shall be incorporated into construction plans and specifications as construction permits Safety Division implementation of SCAQMD Rule 403: o All clearing, grading, earth -moving, or excavation activities shall cease when winds exceed 25 mph per SCAQMD guidelines in order to limit fugitive dust emissions. o The contractor shall ensure that all disturbed unpaved roads and disturbed areas within the Project are watered at least three (3) times daily during dry weather. Watering, with complete coverage of disturbed areas, shall occur at least three times a day, preferably in the mid -morning, afternoon, and after work is done for the day. o The contractor shall ensure that traffic speeds on unpaved roads and Project site areas are reduced to 15 miles per hour or less. Plan, Program, or Policy PPP AQ-2: SCAQMD Rule 1 1 13. The following Prior to demolition and City of Santa Ana Building measure shall be incorporated into construction plans and specifications as construction permits Safety Division implementation of SCAQMD Rule 1113. The Project shall only use "Low - Volatile Organic Compounds (VOC)" paints (no more than 50 gram/liter of VOC) consistent with SCAQMD Rule 1 1 1 3. Plan, Program, or Policy PPP AQ-3: SCAQMD Rule 445. The following Prior to demolition and City of Santa Ana Building measure shall be incorporated into construction plans and specifications as construction permits Safety Division implementation of SCAQMD Rule 445. Wood burning stoves and fireplaces shall not be included or used in residential dwelling units. Plan, Program, or Policy PPP AQ-4: CALGreen Building Standards MERV Prior to issuance of City of Santa Ana Building 13 Filters. Indoor air quality within mechanically ventilated buildings shall certificates of occupancy Safety Division comply with Section 5.504.5.3 (Filters) of the California Green Building Standards Code Part 11 that requires utilization of at least a Minimum Efficiency Reporting Value (MERV) of 13 air filtration systems. The Code City of Santa Ana Final Supplemental EIR August 2024 Related Bristol Specific Plan Project Mitigation Monitoring and Reporting Program Standard Condition/ Plan, Program, Policy / Mitigation Measure/ Condition of Approval Timing Responsible for Ensuring Compliance / Verification Date Completed and Initials requires MERV 13 filters to be installed prior to occupancy and replaced and/or maintained as directed by the manufacturer. GPU FOR Mitigation Measure AQ-1: Prior to discretionary approval by the Prior to discretionary City of Santa Ana Building City of Santa Ana for development projects subject to CEQA (California approval Safety Division Environmental Quality Act) review (i.e., non-exempt projects), project applicants shall prepare and submit a technical assessment evaluating potential project construction -related air quality impacts to the City of Santa Ana for review and approval. The evaluation shall be prepared in conformance with South Coast Air Quality Management District (South Coast AQMD) methodology for assessing air quality impacts. If construction -related criteria air pollutants are determined to have the potential to exceed the South Coast AQMD's adopted thresholds of significance, the City of Santa Ana shall require that applicants for new development projects incorporate mitigation measures to reduce air pollutant emissions during construction activities. These identified measures shall be incorporated into all appropriate construction documents (e.g., construction management plans) submitted to the City and shall be verified by the City. Mitigation measures to reduce construction -related emissions could include, but are not limited to: • Require fugitive -dust control measures that exceed South Coast AQMD's Rule 403, such as: o Use of nontoxic soil stabilizers to reduce wind erosion. o Apply water every four hours to active soil -disturbing activities. o Tarp and/or maintain a minimum of 24 inches of freeboard on trucks hauling dirt, sand, soil, or other loose materials. • Use construction equipment rated by the United States Environmental Protection Agency as having Tier 3 (model year 2006 or newer) or Tier 4 (model year 2008 or newer) emission limits, applicable for engines between 50 and 750 horsepower. • Ensure that construction equipment is properly serviced and maintained to the manufacturer's standards. City of Santa Ana Final Supplemental EIR August 2024 Related Bristol Specific Plan Project Mitigation Monitoring and Reporting Program Standard Condition/ Plan, Program, Policy / Mitigation Measure/ Condition of Approval Timing Responsible for Ensuring Compliance / Verification Date Completed and Initials • Limit nonessential idling of construction equipment to no more than five consecutive minutes. • Limit onsite vehicle travel speeds on unpaved roads to 15 miles per hour. • Install wheel washers for all exiting trucks or wash off all trucks and equipment leaving the project area. Use Super -Compliant VOC paints for coating of architectural surfaces whenever possible. A list of Super- Compliant architectural coating manufactures can be found on the South Coast AQMD's website. GPU FOR Mitigation Measure AO-2: Prior to discretionary approval by the Prior to discretionary City of Santa Ana Building City of Santa Ana for development projects subject to CEQA (California approval Safety Division Environmental Quality Act) review (i.e., non-exempt projects), project applicants shall prepare and submit a technical assessment evaluating potential project operation phase -related air quality impacts to the City of Santa Ana for review and approval. The evaluation shall be prepared in conformance with South Coast Air Quality Management District (South Coast AQMD) methodology in assessing air quality impacts. If operation -related air pollutants are determined to have the potential to exceed the South Coast AQMD's adopted thresholds of significance, the City of Santa Ana shall require that applicants for new development projects incorporate mitigation measures to reduce air pollutant emissions during operational activities. The identified measures shall be included as part of the conditions of approval. Possible mitigation measures to reduce long-term emissions could include, but are not limited to the following: • For site -specific development that requires refrigerated vehicles, the construction documents shall demonstrate an adequate number of electrical service connections at loading docks for plug-in of the anticipated number of refrigerated trailers to reduce idling time and emissions. • Applicants for manufacturing and light industrial uses shall consider energy storage and combined heat and power in appropriate City of Santa Ana Final Supplemental EIR August 2024 Related Bristol Specific Plan Project Mitigation Monitoring and Reporting Program Standard Condition/ Plan, Program, Policy / Mitigation Measure/ Condition of Approval Timing Responsible for Ensuring Compliance / Verification Date Completed and Initials applications to optimize renewable energy generation systems and avoid peak energy use. • Site -specific developments with truck delivery and loading areas and truck parking spaces shall include signage as a reminder to limit idling of vehicles while parked for loading/unloading in accordance with California Air Resources Board Rule 2845 (13 CCR Chapter 10 § 2485). • Provide changing/shower facilities as specified in Section A5.1 06.4.3 of the CALGreen Code (Nonresidential Voluntary Measures). • Provide bicycle parking facilities per Section A4.106.9 (Residential Voluntary Measures) of the CALGreen Code and Sec. 41-1307.1 of the Santa Ana Municipal Code. • Provide preferential parking spaces for low -emitting, fuel -efficient, and carpool van vehicles per Section A5.106.5.1 of the CALGreen Code (Nonresidential Voluntary Measures). • Provide facilities to support electric charging stations per Section A5.106.5.3 (Nonresidential Voluntary Measures) and Section A5.106.8.2 (Residential Voluntary Measures) of the CALGreen Code. • Applicant -provided appliances (e.g., dishwashers, refrigerators, clothes washers, and dryers) shall be Energy Star —certified appliances or appliances of equivalent energy efficiency. Installation of Energy Star— certified or equivalent appliances shall be verified by Building & Safety during plan check. • Applicants for future development projects along existing and planned transit routes shall coordinate with the City of Santa Ana and Orange County Transit Authority to ensure that bus pad and shelter improvements are incorporated, as appropriate. Mitigation Measure AQ-1: Construction Exhaust and Dust Control. Prior to Prior to issuance of City of Santa Ana Building issuance of Phase 1, Phase 2, and Phase 3 grading permits, the Project grading permits Safety Division City of Santa Ana Final Supplemental EIR August 2024 Related Bristol Specific Plan Project Mitigation Monitoring and Reporting Program Standard Condition/ Plan, Program, Policy / Mitigation Measure/ Condition of Approval Applicant shall prepare and submit documentation to the City of Santa Ana Building and Safety Division that demonstrates the following: • Require fugitive -dust control measures that exceed SCAQMD Rule 403 requirements: o Apply water at least three times daily to active soil -disturbing activities. o Tarp and/or maintain a minimum of 24 inches of freeboard on trucks hauling dirt, sand, soil, or other loose materials. o Limit onsite vehicle travel speeds on unpaved roads to 15 miles per hour. o Install wheel washers for all exiting trucks or wash off all trucks and equipment leaving the project area. • All off -road diesel -powered construction equipment greater than 50 horsepower meets California Air Resources Board Tier 4 Final off -road emissions standards. Requirements for Tier 4 Final equipment shall be included in applicable bid documents and successful contractor(s) must demonstrate the ability to supply such equipment. A copy of each equipment's Best Available Control Technology (BACT) documentation (certified tier specification or model year specification), and CARB or SCAQMD operating permit (if applicable) shall be provided to the City at the time of mobilization of each applicable unit of equipment. • Construction equipment shall be properly maintained according to manufacturer specifications. All equipment maintenance records and data sheets, including design specifications and emission control tier classifications shall be kept onsite and furnished to the lead agency or other regulators upon request. • All construction equipment and delivery vehicles shall be turned off when not in use, or limit onsite idling for no more than 5 minutes in any 1 hour. City of Santa Ana Final Supplemental EIR August 2024 Responsible for Ensuring Compliance / Date Completed and Timing Verification Initials 7 Related Bristol Specific Plan Project Mitigation Monitoring and Reporting Program Standard Condition/ Plan, Program, Policy / Mitigation Measure/ Condition of Approval Timing Responsible for Ensuring Compliance / Verification Date Completed and Initials • Onsite electrical hook ups to a power grid shall be provided for electric construction tools including saws, drills, and compressors, where feasible, to reduce the need for diesel powered electric generators. Construction contracts shall require all off -road equipment with a power rating below 19 kilowatts (25 horsepower) (e.g., plate compactors, pressure washers, etc.) used during project construction be battery powered. • Prepare a construction traffic control plan detailing the locations of equipment staging areas, material stockpiles, proposed road closures, and hours of construction operations, and designing the plan to minimize impacts to roads frequented by passenger cars, pedestrians, bicyclists, and other non -truck traffic. • Provide information on transit and ridesharing programs and services to construction employees. Mitigation Measure AQ-2: Low VOC Paint (Construction). Construction Prior to issuance of City of Santa Ana Building plans, specifications, and permitting shall require that during construction, the construction permits Safety Division Project shall use "Super -Compliant" low VOC paints which have been related to architectural reformulated to exceed the regulatory VOC limits (i.e., have a lower VOC coatings content than what is required) put forth by SCAQMD's Rule 1113 for all architectural coatings. Super -Compliant low VOC paints shall be no more than 1 Og/L of VOC. Prior to issuance of building permits, the City of Santa Ana shall confirm that plans include the following specifications: • All architectural coatings will be Super -Compliant low VOC paints. • Recycle leftover paint. Take any leftover paint to a household hazardous waste center; do not mix leftover water -based and oil - based paints. • Keep lids closed on all paint containers when not in use to prevent VOC emissions and excessive odors. • For water -based paints, clean up with water only. Whenever possible, do not rinse the cleanup water down the drain or pour it directly into City of Santa Ana Final Supplemental EIR August 2024 Related Bristol Specific Plan Project Mitigation Monitoring and Reporting Program Standard Condition/ Plan, Program, Policy / Mitigation Measure/ Condition of Approval Timing Responsible for Ensuring Compliance / Verification Date Completed and Initials the ground or the storm drain. Set aside the can of cleanup water and take it to the hazardous waste center (www.cleanup.org). • Use compliant low-VOC cleaning solvents to clean paint application equipment. • Keep all paint- and solvent -laden rags in sealed containers to prevent VOC emissions. • Contractors shall construct/build with materials that do not require painting and use pre -painted construction materials to the extent practicable. • Use high-pressure/low-volume paint applicators with a minimum transfer efficiency of at least 50 percent or other application techniques with equivalent or higher transfer efficiency. Mitigation Measure AQ-3: Vehicle Trip Reduction. Develop a qualifying Prior to the issuance of City of Santa Ana Planning Commute Trip Reduction (CTR)/ Transportation Demand Management (TDM) building permits Division plan to reduce mobile GHG emissions for all uses. The TDM plan shall be approved by the City of Santa Ana prior to the issuance of building permits. The TDM plan shall discourage single -occupancy vehicle trips and encourage alternative modes of transportation such as carpooling, taking transit, walking, and biking. The following measures shall be incorporated into the TDM plan. TDM Requirements for Non -Residential Uses: • The Project Applicant shall consult with the local transit service provider to maintain and identify opportunities to maximize transit. Evidence of compliance with this requirement may include correspondence from the local transit provider(s) regarding the potential need for installing bus shelters or bus stops at the site. • The portion of the TDM plan for non-residential uses shall include, but not be limited to the following potential measures: ride -matching assistance, preferential carpool parking, flexible work schedules for carpools, half-time transportation coordinators, providing a web site or message board for coordinating rides, designating adequate City of Santa Ana Final Supplemental EIR August 2024 Related Bristol Specific Plan Project Mitigation Monitoring and Reporting Program Responsible for Standard Condition/ Plan, Program, Policy / Mitigation Measure/ Ensuring Compliance / Date Completed and Condition of Approval Timing Verification Initials passenger loading and unloading and waiting areas for ride -sharing vehicles, and including bicycle end of trip facilities (such as bicycle parking and changing/shower facilities). This list may be updated as new methods become available. Verification of this measure shall occur prior to building permit issuance for the commercial uses. TDM Requirements for Residential Units: • Rental Units. Upon a residential dwelling being rented or offered for rent, the Project Applicant shall notify and offer to the tenant or prospective tenant, materials describing public transit, ridesharing, and nonmotorized commuting opportunities in the vicinity of the development. The materials shall be approved by the City of Santa Ana. The materials shall be provided no later than the time the rental agreement is executed. This information shall be submitted to the City of Santa Ana Planning Division for review and approval, prior to the issuance of the first certificate of occupancy. Mitigation Measure AQ-4: Prohibition of Fireplaces. Project plans, Prior to issuance of City of Santa Ana Building specifications, and permitting shall state that wood -burning and natural gas building permits Safety Division devices are prohibited inside residential dwelling units. The purpose of this measure is to limit emissions of ROG, NOx, and particulate matter emissions from wood -burning and natural gas devices used for primary heat, supplemental heat, or ambiance. This prohibition shall be noted on the tenant deed and/or lease agreements to ensure that installation of wood -burning and natural gas devices do not occur during occupation of residences. Mitigation Measure AQ-5: Electric Landscape Equipment. Prior to the Prior to the issuance of City of Santa Ana Building issuance of occupancy permits, the Planning Division shall confirm that the certificates of occupancy. Safety Division proposed Project's Codes Covenants and Restrictions (CC&Rs) and/or tenant lease agreements include contractual language that all landscaping equipment used on site shall be 100 percent electrically powered. All residential and non-residential properties shall be equipped with exterior electrical outlets to accommodate this requirement. This requirement shall be included in the third -party vendor agreements for landscape services for the building owner and tenants, as applicable. City of Santa Ana 10 Final Supplemental EIR August 2024 Related Bristol Specific Plan Project Mitigation Monitoring and Reporting Program Responsible for Standard Condition/ Plan, Program, Policy / Mitigation Measure/ Ensuring Compliance / Date Completed and Condition of Approval Timing Verification Initials Mitigation Measure AQ-6: Low VOC Paint (Operations). The Project Prior to issuance of City of Santa Ana Building Applicant shall require by contract specifications for commercial development certificates of occupancy. Safety Division to use interior and exterior architectural coatings (paint and primer including parking lot paint) products that have a volatile organic compound rating of 10 grams per liter or less. Contract specifications shall be reviewed and approved by the City of Santa Ana prior to the issuance of occupancy permits. This measure shall be made a condition of approval for continued upkeep of the property. Mitigation Measure AQ-7: Loading Dock Connections. Prior to the approval Prior to issuance of City of Santa Ana Building of building permits, the City of Santa Ana shall confirm the construction building permits. Safety Division documents demonstrate an adequate number of electrical service connections at loading docks for plug-in of the anticipated number of refrigerated trailers to reduce idling time and emissions. CULTURAL RESOURCES GPU FEIR Mitigation Measure CUL-1: Identification of Historical Resources Prior to issuance of City of Santa Ana Building and Potential Project Impacts. For structures 45 years or older, a Historical grading permits. If the Safety Division Resources Assessment (HRA) shall be prepared by an architectural historian or existing survey and historian meeting the Secretary of the Interior's Professional Qualification evaluation is more than Standards. The HRA shall include: definition of a study area or area of five years old, it shall be potential effect, which will encompass the affected property and may include updated. surrounding properties or historic district(s); an intensive level survey of the study area to identify and evaluate under federal, State, and local criteria significance historical resources that might be directly or indirectly affected by the proposed project; and an assessment of project impacts. The HRA shall satisfy federal and state guidelines for the identification, evaluation, and recordation of historical resources. An HRA is not required if an existing historic resources survey and evaluation of the property is available; however, if the existing survey and evaluation is more than five years old, it shall be updated. GPU FEIR Mitigation Measures CUL-4: For projects with ground Prior to issuance of City of Santa Ana Building disturbance—e.g., grading, excavation, trenching, boring, or demolition that permits required to Safety Division extend below the current grade —prior to issuance of any permits required conduct ground - to conduct ground -disturbing activities, the City shall require an disturbing activities City of Santa Ana Final Supplemental EIR August 2024 Related Bristol Specific Plan Project Mitigation Monitoring and Reporting Program Standard Condition/ Plan, Program, Policy / Mitigation Measure/ Condition of Approval Timing Responsible for Ensuring Compliance / Verification Date Completed and Initials Archaeological Resources Assessment be conducted under the supervision of an archaeologist that meets the Secretary of the Interior's Professionally Qualified Standards in either prehistoric or historic archaeology. Assessments shall include a California Historical Resources Information System records search at the South Central Coastal Information Center and of the Sacred Land Files maintained by the Native American Heritage Commission. The records searches will determine if the proposed project area has been previously surveyed for archaeological resources, identify and characterize the results of previous cultural resource surveys, and disclose any cultural resources that have been recorded and/or evaluated. If unpaved surfaces are present within the project area, and the entire project area has not been previously surveyed within the past 10 years, a Phase I pedestrian survey shall be undertaken in proposed project areas to locate any surface cultural materials that may be present. Prior to issuance of City of Santa Ana Building GPU FEIR Mitigation Measures CUL-6: If the archaeological assessment did not identify archaeological resources but found the area to be highly sensitive grading permits Safety Division for archaeological resources, a qualified archaeologist and a Native American monitor approved by a California Native American Tribe identified Monitoring during by the Native American Heritage Commission as culturally affiliated with the ground -disturbing project area shall monitor all ground -disturbing construction and pre- activities construction activities in areas with previously undisturbed soil of high sensitivity. The archaeologist shall inform all construction personnel prior to construction activities of the proper procedures in the event of an archaeological discovery. The training shall be held in conjunction with the project's initial onsite safety meeting and shall explain the importance and legal basis for the protection of significant archaeological resources. The Native American monitor shall be invited to participate in this training. In the event that archaeological resources (artifacts or features) are exposed during ground- disturbing activities, construction activities in the immediate vicinity of the discovery shall be halted while the resources are evaluated for significance by an archaeologist who meets the Secretary's Standards. and This will include tribal consultation and coordination with the Native American monitor in the case of a prehistoric archaeological resource or tribal resource. City of Santa Ana 12 Final Supplemental EIR August 2024 Related Bristol Specific Plan Project Mitigation Monitoring and Reporting Program Responsible for Standard Condition/ Plan, Program, Policy / Mitigation Measure/ Ensuring Compliance / Date Completed and Condition of Approval Timing Verification Initials If the discovery proves to be significant, the long-term disposition of any collected materials should be determined in consultation with the affiliated tribe(s), where relevant; this could include curation with a recognized scientific or educational repository, transfer to the tribe, or respectful reinternment in an area designated by the tribe. Mitigation Measure CR-1: If a resource is determined significant, the Project Prior to initiation of City of Santa Ana Building Applicant, qualified archaeologist, and tribal monitors (as included in MM grading ground- Safety Division TCR-1) Native American tribal representative shall meet and confer disturbing activities regarding the treatment measures and mitigation for such resources. Pursuant to PRC Section 21083.2(b), avoidance is the preferred method of preservation for archaeological resources and may include deeding archaeological resources into permanent conservation easements or planning parks, greenspace, or other open space to incorporate archaeological resources. If preservation in place or avoidance is not feasible, treatment may include implementation of archaeological data recovery excavations to remove the resource along with subsequent laboratory processing and analysis of the artifacts that are recovered. The methods and results of the data recovery excavations shall be included in the monitoring report that is described in MM CR-2. The report shall include a description of resources recovered, treatment of the resources, results of the artifact processing, analysis, and research, and evaluation of the resources with respect to the California Register of Historical Resources and CEQA. Construction activities in the immediate vicinity of the discovery can resume once the fieldwork component of the treatment measures has been implemented. These treatment measures and mitigation shall reduce any significant impacts by ensuring that either the resource is preserved in place or is removed prior to its destruction by construction activities. Mitigation Measure CR-2: After monitoring has been completed, the After completion of City of Santa Ana Building qualified archaeologist shall prepare a monitoring report that details the monitoring activities. Safety Division results of monitoring activities, which shall be submitted to the City and to the SCCIC at the University California, Fullerton. City of Santa Ana 13 Final Supplemental EIR August 2024 Related Bristol Specific Plan Project Mitigation Monitoring and Reporting Program Responsible for Standard Condition/ Plan, Program, Policy / Mitigation Measure/ Ensuring Compliance / Condition of Approval Timing Verification GEOLOGY AND SOILS Plan, Program, or Policy PPP GEO-1: CBC Compliance. The proposed Prior to issuance of City of Santa Ana Building Project is required to comply with the California Building Standards Code grading and building Safety Division (CBC) as included in the City's Municipal Code as Chapter 8, Article 2, Division permits 1, to preclude significant adverse effects associated with seismic and soils hazards. As part of CBC compliance, CBC related and geologist and/or civil engineer specifications for the proposed Project shall be incorporated into grading plans and building specifications as a condition of construction permit approval. GPU FOR Mitigation Measures GEO-2: Low -to -High Sensitivity. Prior to Prior to issuance of City of Santa Ana Building issuance of a grading permit for projects involving ground disturbance in grading permits; See Safety Division previously undisturbed areas mapped with "low- to -high" paleontological MM GEO-3 sensitivity (see Figure 5.6-3), the project applicant shall consult with a geologist or paleontologist to confirm whether the grading would occur at depths that could encounter highly sensitive sediments for paleontological resources. If confirmed that underlying sediments may have high sensitivity, construction activity shall be monitored by a qualified paleontologist. The paleontologist shall have the authority to halt construction during construction activity as outlined in Mitigation Measure GEO-3. GPU FEIR Mitigation Measures GEO-3: All Projects. In the event of any fossil During all ground City of Santa Ana Building discovery, regardless of depth or geologic formation, construction work shall disturbing activities Safety Division halt within a 50-foot radius of the find until its significance can be determined by a Qualified Paleontologist. Significant fossils shall be recovered, prepared to the point of curation, identified by qualified experts, listed in a database to facilitate analysis, and deposited in a designated paleontological curation facility in accordance with the standards of the Society of Vertebrate Paleontology (2010). The most likely repository is the Natural History Museum of Los Angeles County (NHMLA). The repository shall be identified, and a curatorial arrangement shall be signed, prior to collection of the fossils. Mitigation Measure GEO-1: Incorporation of and Compliance with a Design Prior to issuance of City of Santa Ana Building Level Geotechnical Report. A final design level geotechnical report that grading permits Safety Division complies with all applicable state and local code requirements shall be prepared for each Project structure by a California licensed qualified City of Santa Ana Final Supplemental EIR August 2024 Date Completed and Initials 14 Related Bristol Specific Plan Project Mitigation Monitoring and Reporting Program Responsible for Standard Condition/ Plan, Program, Policy / Mitigation Measure/ Ensuring Compliance / Date Completed and Condition of Approval Timing Verification Initials geotechnical engineer consistent with the California Building Code and City of Santa Ana requirements applicable at the time of grading/construction and shall include recommendations related to site grading and earthwork, fill materials, compaction, foundations, and other structural elements. The report recommendations shall be included in construction specifications and permits; and confirmed through onsite inspections. City of Santa Ana Building Mitigation Measure GEO-2: Implementation of Geotechnical Prior to issuance of Recommendations for Groundwater and Expansive Soils. Project plans, grading permits Safety Division grading specifications, and construction permitting shall incorporate site specific earthwork and ground improvement requirements related to groundwater saturated soils and expansive soils consistent with the California Building Code and City of Santa Ana requirements applicable at the time of grading/construction as stated in a design level geotechnical report and approved by the City's Building and Safety Division. This shall include recommendations related to discovery of groundwater, wet soils, or unstable soils during grading, stabilization, dewatering, fill materials, and foundations. Mitigation Measure PALEO-1: Retention of a Qualified Paleontologist. In Prior to any grading City of Santa Ana Building Project plans, grading specifications, and construction permitting shall ensure permits Safety Division that prior to the start of excavation, the client shall retain a Qualified Paleontologist who meets the professional criteria established by the Society of Vertebrate Paleontology (SVP 2010) to oversee the implementation of all paleontological resources mitigation requirements for the proposed Project. Inclusion in Project plans, City of Santa Ana Building Mitigation Measure PALEO-2: Paleontological Resources Sensitivity Training. Project plans, grading specifications, and construction permitting shall grading specifications, Safety Division ensure that prior to the start of excavations, the Qualified Paleontologist, or and construction their designee, shall conduct paleontological resources awareness training for permitting prior to onsite personnel. The training session shall focus on how to identify issuance of grading paleontological resources that may be encountered during excavations and the permits procedures to be followed in the event of their discovery. The City shall ensure Prior to initiation of onsite personnel are made available for and attend the training and retain grading/ground- documentation demonstrating attendance. disturbing activities. City of Santa Ana 15 Final Supplemental EIR August 2024 Related Bristol Specific Plan Project Mitigation Monitoring and Reporting Program Standard Condition/ Plan, Program, Policy / Mitigation Measure/ Condition of Approval Timing Responsible for Ensuring Compliance / Verification Date Completed and Initials Mitigation Measure PALEO-3: Paleontological Monitoring. Project plans, Prior to issuance of City of Santa Ana Building grading specifications, and construction permitting shall detail that grading permits Safety Division paleontological resources monitoring shall be required for excavations below 20 feet below ground surface (bgs). Paleontological monitoring shall be During ground -disturbing conducted by a monitor who meets the professional criteria established by activities at 20 feet bgs. the Society of Vertebrate Paleontology working under the direct supervision of the Qualified Paleontologist. Monitoring can be reduced, or ceased entirely, if determined adequate by the Qualified Paleontologist. Recommendations for reduction or cessation of monitoring will be based on a more accurate understanding of the lithologic character and age of the sediments exposed during excavation. If deeper excavations continue to encounter younger, Holocene alluvium, monitoring shall be reduced from full- time to part-time monitoring or weekly inspections. If the Qualified Paleontologist determines, based on the Iithologic character of the sediments, that there is very little likelihood of impacting Pleistocene marine sediments, paleontological monitoring shall cease entirely. The paleontological monitor shall collect any identifiable fossils encountered during the excavations. If onsite personnel discover potential fossils during excavations when a paleontological monitor is not present, they shall cease excavation within 50 feet of the discovery and contact the Qualified Paleontologist. Construction activities may resume after the discovery is assessed by the Qualified Paleontologist and appropriate treatment measures have been implemented. Mitigation Measure PALEO-4: Paleontological Resources Treatment and Inclusion in Project plans, City of Santa Ana Building Disposition. Project plans, grading specifications, and construction permitting grading specifications, Safety Division shall require that significant fossils be prepared to the point of identification and construction and cataloged. Significant fossils shall be curated at a public, non-profit permitting prior to institution with a research interest in the material and with retrievable storage, issuance of grading such as the Natural History Museum of Los Angeles County, if such an institution permits agrees to accept the fossils. If no institution accepts the fossil collection, then the fossils may be donated to a local museum, historical society, school, or Upon completion of other institution for educational purposes. Accompanying notes, reports, maps, monitoring and photographs shall also be filed with the final repository. City of Santa Ana 16 Final Supplemental EIR August 2024 Related Bristol Specific Plan Project Mitigation Monitoring and Reporting Program Responsible for Standard Condition/ Plan, Program, Policy / Mitigation Measure/ Ensuring Compliance / Date Completed and Condition of Approval Timing Verification Initials Mitigation Measure PALEO-5: Paleontological Resources Monitoring Report. Inclusion in Project plans, City of Santa Ana Building Project plans, grading specifications, and construction permitting shall ensure grading specifications, Safety Division that upon completion of the excavation phase of the Project, the Qualified and construction Paleontologist shall prepare a report summarizing the results of the monitoring permitting prior to efforts. The report shall be submitted to the City to signify the satisfactory issuance of grading completion of required paleontological mitigation measures. If significant fossils permits are discovered, the report shall also be submitted to the appropriate Upon completion of repositories. monitoring GREENHOUSE GAS EMISSIONS Mitigation Measure GHGA: Solar Panels. The Project shall be required to Shown on building plans City of Santa Ana Building install solar photovoltaic (PV) panels or other source of renewable electricity Safety Division generation on -site, based on the maximum roof area available for solar (i.e., Prior to certificates of solar -ready zone). The solar -ready zone shall comply with Section 1 10.10 of occupancy, as applicable the 2022 California Energy Code and shall comply with access, pathway, ventilation, and spacing requirements, and exclude skylight area. The final PV generation facility size requires approval by Southern California Edison (SCE). SCE's Rule 21 governs operating and metering requirements for any facility connected to SCE's distribution system. Should SCE limit the offsite export, the proposed Project may utilize a battery energy storage system (BESS) to lower offsite export while maintaining onsite renewable generation to off -set consumption. The electrical system and infrastructure must be clearly labeled with noticeable and permanent signage. The schedule of photovoltaic system locations may be updated as needed. Mitigation Measure GHG-2: LEED, Charging Stations, and Bus Stops. Prior Prior to issuance of City of Santa Ana Building to the issuance of a Phase 1, Phase 2, or Phase 3 building permits, the Project building permits Safety Division Applicant or successor in interest shall provide documentation to the City of Santa Ana demonstrating the following: • The Project shall be designed to achieve Leadership in Energy and Environmental Design (LEED) certification to meet or exceed CALGreen Tier 2 standards in effect at the time of building permit application in order to exceed 2022 Title 24 energy efficiency standards. City of Santa Ana 17 Final Supplemental EIR August 2024 Related Bristol Specific Plan Project Mitigation Monitoring and Reporting Program Responsible for Standard Condition/ Plan, Program, Policy / Mitigation Measure/ Ensuring Compliance / Date Completed and Condition of Approval Timing Verification Initials • The Project shall provide facilities to support electric charging stations per the Tier 2 standards in Section A5.106.5.3 (Nonresidential Voluntary Measures) and Section A5.106.8.2 (Residential Voluntary Measures) of the 2022 CALGreen Code. The Applicant shall coordinate with the City of Santa Ana and Orange County Transit Authority to ensure that bus pad and shelter improvements are incorporated, as appropriate. City of Santa Ana Building Mitigation Measure GHG-3: Landfill Waste. The development (Phase 1, During construction Phase 2, and Phase 3) shall divert a minimum of 75 percent of landfill waste. Safety Division Prior to issuance of certificate of occupancy, a recyclables collection and load Prior to issuance of area shall be constructed in compliance with the City standards for Recyclable certificates of occupancy. Collection and Loading Areas. City of Santa Ana Building Mitigation Measure GHG-4: Electrical Landscape Equipment. Prior to the Prior to issuance of issuance of Phase 1, Phase 2, or Phase 3 occupancy permits, the City Planning certificates of occupancy. Safety Division and Building and Safety Divisions shall confirm that tenant lease agreements include contractual language that all landscaping equipment used on site shall be 100 percent electrically powered. This requirement shall be included in the third -party vendor agreements for landscape services for the building owner and tenants, as applicable. Mitigation Measure GHG-5: Energy Efficient Appliances. All major Prior to issuance of City of Santa Ana Building applicant provided in -unit residential appliances (e.g., dishwashers, certificates of occupancy. Safety Division refrigerators, clothes washers and dryers, water heaters, and for space heating) provided/installed shall be electric (i.e., appliances that do not use natural gas, propane, or other fossil fuels) and Energy Star certified or of equivalent energy efficiency where applicable. Prior to the issuance of the certificate of occupancy, the City of Santa Ana shall verify implementation of this requirement. Installation of electric Energy Star —certified or equivalent appliances shall be verified by the Building Safety Division during plan check. City of Santa Ana 18 Final Supplemental EIR August 2024 Related Bristol Specific Plan Project Mitigation Monitoring and Reporting Program Responsible for Standard Condition/ Plan, Program, Policy / Mitigation Measure/ Ensuring Compliance / Date Completed and Condition of Approval Timing Verification Initials HAZARDS AND HAZARDOUS MATERIALS Plan, Program, or Policy PPP HAZ-1: SCAQMD Rule 1403. Prior to issuance Prior to issuance of City of Santa Ana Building of demolition permits, the Project applicant shall submit verification to the City demolition permits Safety Division Building and Safety Division that an asbestos survey has been conducted at all existing buildings located on the Project site. If asbestos or asbestos containing material is found, the Project applicant shall follow all procedural requirements and regulations of the South Coast Air Quality Management District (SCAQMD) Rule 1403. Rule 1403 regulations require that the following actions be taken: notification of SCAQMD prior to construction activity, asbestos removal in accordance with prescribed procedures, placement of collected asbestos in leak -tight containers or wrapping, and proper disposal. Plan, Program, or Policy PPP HAZ-1: Lead. Prior to issuance of demolition Prior to issuance of City of Santa Ana Building permits, the Project applicant shall submit verification to the City Building and demolition permits Safety Division Safety Division that a lead -based paint survey has been conducted at all existing buildings located on the Project site. If lead -based paint is found, the Project applicant shall follow all procedural requirements and regulations for proper removal and disposal of the lead -based paint. CaIOSHA has established limits of exposure to lead contained in dusts and fumes. Specifically, CCR Title 8, Section 1532.1 provides for exposure limits, exposure monitoring, and respiratory protection, and mandates good working practices by workers exposed to lead. Mitigation Measure HAZ-1: Prior to issuance of a grading permit, a Soil Prior to grading permits City of Santa Ana Building Management Plan (SMP) shall be prepared by a qualified hazardous Safety Division materials consultant and shall detail procedures and protocols for excavation and disposal of onsite hazardous materials, including: • Any subsurface materials exposed during construction activities that appear potentially contaminated, based on either visual observation or suspect odors, shall be segregated, stockpiled, and tested for potential contamination. If contamination is found to be present per the California Department of Toxic Substances Control (DTSC) Environmental Screening Levels (ESLs) for the applicable use, and cannot be reused on the Project site, it shall be transported by a City of Santa Ana 19 Final Supplemental EIR August 2024 Related Bristol Specific Plan Project Mitigation Monitoring and Reporting Program Responsible for Standard Condition/ Plan, Program, Policy / Mitigation Measure/ Ensuring Compliance / Date Completed and Condition of Approval Timing Verification Initials certified hazardous waste hauler to a landfill permitted by the state to accept hazardous materials and disposed of per California Hazardous Waste Regulations. • A Health and Safety Plan (HASP) shall be prepared for each contractor that addresses potential safety and health hazards and includes the requirements and procedures for employee protection. The HASP shall also outline proper soil handling procedures and health and safety requirements to minimize worker and public exposure to hazardous materials during construction. • All SMP measures shall be printed on the construction documents, contracts, and project plans prior to issuance of grading permits. Mitigation Measure HAZ-2: Prior to issuance of a building permit for a future Prior to issuance of a City of Santa Ana Building building within the Specific Plan area, the Project applicant shall, at its building permit Safety Division election, undertake one of the following three activities: (1 ) perform a subsurface soil vapor assessment demonstrating that vapor concentrations are within established limits for vapor intrusion into future buildings; (2) prepare a human health risk assessment (HHRA) demonstrating that documented levels of soil vapor do not represent a significant health risk to occupants of the future buildings; or (3) submit plans for a vapor intrusion mitigation system (VIMS) to be installed beneath the foundation of the future buildings. The Project applicant may rely on different measures of the foregoing options in different parts of the Specific Plan area. HYDROLOGY AND WATER QUALITY Plan, Program, or Policy PPP WO-1: NPDES/SWPPP. Prior to issuance of any Prior to issuance of a City of Santa Ana Building grading or demolition permits, the applicant shall provide the City Building demolition or grading Safety Division and Safety Division evidence of compliance with the NPDES (National permits Pollutant Discharge Elimination System) requirement to obtain a construction permit from the State Water Resource Control Board (SWRCB). The permit requirement applies to grading and construction sites of one acre or larger. The Project applicant/proponent shall comply by submitting a Notice of Intent (NOI) and by developing and implementing a Stormwater Pollution City of Santa Ana 20 Final Supplemental EIR August 2024 Related Bristol Specific Plan Project Mitigation Monitoring and Reporting Program Responsible for Standard Condition/ Plan, Program, Policy / Mitigation Measure/ Ensuring Compliance / Date Completed and Condition of Approval Timing Verification Initials Prevention Plan (SWPPP) and a monitoring program and reporting plan for the construction site. Plan, Program, or Policy PPP WO-2: Groundwater Dewatering Permits. Prior to issuance of a City of Santa Ana Building Prior to initiation of excavation activities, the Project applicant shall obtain grading permit Safety Division coverage under the Santa Ana RWQCB General Waste Discharge Requirements for Discharges to Surface Waters Resulting from De Minimis Discharges or Groundwater Dewatering Operations, and/or Groundwater Cleanup Remediation Operations at Sites within the Newport Bay Watershed Permit (Order No. R8-2019-0061, NPDES No. CAG918002), or any other subsequent permit for dewatering activities, and provide evidence of coverage to the City of Santa Ana Building and Safety Division designee. This shall include submission of a Notice of Intent (NOI) for coverage under the permit to the Santa Ana Regional Water Quality Control Board (RWQCB) at least 60 days prior to the start of excavation activities and anticipated discharge of dewatered groundwater to surface waters. Groundwater dewatering activities shall comply with all applicable provisions in the permit, including water sampling, analysis, treatment (if required), and reporting of dewatering-related discharges. Upon completion of groundwater dewatering activities, a Notice of Termination shall be submitted to the Santa Ana RWQCB. Plan, Program, or Policy PPP WO-3: WQMP. Prior to the approval of the Prior to issuance of a City of Santa Ana Building Grading Plan and issuance of Grading Permits a completed Water Quality grading permit Safety Division Management Plan (WQMP) shall be submitted to and approved by the City Building and Safety Division. The WQMP shall identify all Post -Construction, Site Design. Source Control, and Treatment Control Best Management Practices (BMPs) that will be incorporated into the development project in order to minimize the adverse effects on receiving waters. City of Santa Ana 21 Final Supplemental EIR August 2024 Related Bristol Specific Plan Project Mitigation Monitoring and Reporting Program Responsible for Standard Condition/ Plan, Program, Policy / Mitigation Measure/ Ensuring Compliance / Date Completed and Condition of Approval Timing Verification Initials NOISE GPU FEIR Mitigation Measure N-1: Construction contractors shall implement the following measures for construction activities conducted in the City of Santa Ana. Construction plans submitted to the City shall identify these measures on demolition, grading, and construction plans submitted to the City: The City of Santa Ana Planning and Building Agency shall verify that grading, demolition, and/or construction plans submitted to the City include these notations prior to issuance of demolition, grading and/or building permits. • Construction activity is limited to the hours: Between 7:00 a.m. to 8:00 p.m. Monday through Saturday, as prescribed in Municipal Code Section 1 8-31 4(e). Construction is prohibited on Sundays. • During the entire active construction period, equipment and trucks used for project construction shall use the best -available noise control techniques (e.g., improved mufflers, equipment re -design, use of intake silencers, ducts, engine enclosures, and acoustically attenuating shields or shrouds), wherever feasible. • Impact tools (e.g., jack hammers and hoe rams) shall be hydraulically or electrically powered wherever possible. Where the use of pneumatic tools is unavoidable, an exhaust muffler on the compressed air exhaust shall be used along with external noise jackets on the tools. • Stationary equipment such as generators and air compressors shall be located as far as feasible from nearby noise -sensitive uses. • Stockpiling shall be located as far as feasible from nearby noise - sensitive receptors. • Construction traffic shall be limited to approved haul routes established by the City Public Works Agency. Exceptions to approved routes must be granted by the Public Works Agency before any modification to approved haul routes. Prior to issuance of demolition, grading, and/or building permits During demolition, grading/excavation, and construction activities City of Santa Ana Building Safety Division City of Santa Ana 22 Final Supplemental EIR August 2024 Related Bristol Specific Plan Project Mitigation Monitoring and Reporting Program Standard Condition/ Plan, Program, Policy / Mitigation Measure/ Condition of Approval Timing Responsible for Ensuring Compliance / Verification Date Completed and Initials • At least 10 days prior to the start of construction activities, a sign shall be posted at the entrance(s) to the job site, clearly visible to the public, that includes permitted construction days and hours, as well as the telephone numbers of the City's and contractor's authorized representatives that are assigned to respond in the event of a noise or vibration complaint. If the authorized contractor's representative receives a complaint, he/she shall investigate, take appropriate corrective action, and report the action to the City. • Signs shall be posted at the job site entrance(s), within the onsite construction zones, and along queueing lanes (if any) to reinforce the prohibition of unnecessary engine idling. All other equipment shall be turned off if not in use for more than 5 minutes. • During the entire active construction period and to the extent feasible, the use of noise -producing signals, including horns, whistles, alarms, and bells, shall be for safety warning purposes only. The construction manager shall use smart back-up alarms, which automatically adjust the alarm level based on the background noise level, or switch off back-up alarms and replace with human spotters in compliance with all safety requirements and laws. • Erect temporary noise barriers (at least as high as the exhaust of equipment and breaking line -of -sight between noise sources and sensitive receptors), as necessary and feasible, to maintain construction noise levels at or below the performance standard of 80 dBA Leq. Barriers shall be constructed with a solid material that has a density of at least 4 pounds per square foot with no gaps from the ground to the top of the barrier. GPU FEIR Mitigation Measure N-4: During the project -level California Prior to issuance of City of Santa Ana Building Environmental Quality Act (CEQA) process for industrial developments under grading and/or building Safety Division the General Plan Update or other projects that could generate substantial permits vibration levels near sensitive uses, a noise and vibration analysis shall be conducted to assess and mitigate potential noise and vibration impacts related to the operations of that individual development. This noise and vibration City of Santa Ana 23 Final Supplemental EIR August 2024 Related Bristol Specific Plan Project Mitigation Monitoring and Reporting Program Standard Condition/ Plan, Program, Policy / Mitigation Measure/ Condition of Approval Timing Responsible for Ensuring Compliance / Verification Date Completed and Initials analysis shall be conducted by a qualified and experienced acoustical consultant or engineer and shall follow the latest CEQA guidelines, practices, and precedents. Mitigation Measure NOW: Prior to the issuance of construction/grading Prior to issuance of City of Santa Ana Building permits, the Project Applicant shall obtain a permit from the City's Building grading and/or Safety Division Safety Division to complete work outside the standard construction hours construction permits outlined in Santa Ana Municipal Code Section 18-314(e). In addition, the Project Applicant and/or contractor(s) shall develop a nighttime construction noise control plan that requires the following: Stationary equipment such as generators and air compressors shall adhere to the following: • Stationary equipment (e.g., generators, air compressors, etc.) shall be located 300 feet or more away from residences. • Stationary equipment shall be surrounded with noise barriers to achieve a minimum 10 dBA reduction. Alternatively, a temporary noise barrier may be used along the property line. Mobile equipment such as concrete mixer trucks, pump trucks shall adhere to the following: • The nighttime noise control plan shall prohibit mobile equipment and trucks from operating within the following distances to offsite sensitive receptors: ■ Phase 1: Trucks and equipment shall be 140 feet or more away from the Versailles residences along Plaza Drive. ■ Phase 2: No minimum distance required (Phase 2 is 410 feet from sensitive receptors and would not exceed thresholds). ■ Phase 3: Trucks and equipment shall be 150 feet or more away from the Versailles residences along Plaza Drive. City of Santa Ana 24 Final Supplemental EIR August 2024 Related Bristol Specific Plan Project Mitigation Monitoring and Reporting Program Responsible for Standard Condition/ Plan, Program, Policy / Mitigation Measure/ Ensuring Compliance / Date Completed and Condition of Approval Timing Verification Initials • The nighttime noise control plan shall prohibit mobile equipment and trucks from operating within the following distances to onsite sensitive receptors: ■ Phase 1: No minimum distance is required because no onsite receptors would be constructed prior to Phase 1. ■ Phase 2: Trucks and equipment shall be 150 feet or more away from Phase 1 onsite residences. ■ Phase 3: Trucks and equipment shall be 170 feet or more away from Phase 1 and Phase 2 onsite residences. Condition of Approval N-1: Onsite Traffic Noise. Prior to issuance of building Prior to issuance of City of Santa Ana Planning permits for Phase 1, Phase 2, and Phase 3, a detailed acoustical study based building permits and Building Agency on architectural plans shall be prepared by a qualified acoustical consultant to demonstrate compliance with General Plan Noise Element Standards. The acoustical study shall be submitted to the City's Planning and Building Agency to demonstrate that all residential units would meet the City's 65 dBA exterior noise standard and 45 dBA interior noise standard to the satisfaction of the Planning and Building Agency Executive Director. This complies with the applicable sections of the California Building Code (Title 24 of the California Code of Regulations). The necessary noise reductions may be achieved by implementing noise control measures at the receiver locations. The required noise attenuation measures shall be incorporated into the applicable building plans and specifications. TRIBAL CULTURAL RESOURCES Mitigation Measure TCR-1: Retain a Native American Monitor Prior to Prior to issuance of City of Santa Ana Planning Commencement of Ground -Disturbing Activities. permits associated with and Building Safety divisions A. The Project Applicant shall retain a Native American monitor from or ground -disturbing approved by the Gabriele"no Band of Mission Indians-Kizh Nation. The activities monitor shall be retained prior to the commencement of any "ground- Monitoring during disturbing activity" for the subject Project at any Project locations (i.e., ground -disturbing both onsite and any offsite locations that are included in the Project activities description/ definition and/or required in connection with the proposed City of Santa Ana 25 Final Supplemental EIR August 2024 Related Bristol Specific Plan Project Mitigation Monitoring and Reporting Program Standard Condition/ Plan, Program, Policy / Mitigation Measure/ Condition of Approval Timing Responsible for Ensuring Compliance / Verification Date Completed and Initials Project, such as public improvement work). "Ground -disturbing activity" shall include, but is not limited to, demolition, pavement removal, potholing, auguring, grubbing, tree removal, boring, grading, excavation, drilling, and trenching. B. A copy of the executed monitoring agreement shall be submitted to the Lead Agency prior to the earlier of the commencement of any ground - disturbing activity, or the issuance of any permit necessary to commence a ground -disturbing activity. C. The monitor will complete daily monitoring logs that will provide descriptions of the relevant ground -disturbing activities, the type of construction activities performed, locations of ground -disturbing activities, soil types, cultural -related materials, and any other facts, conditions, materials, or discoveries of significance to the Tribe. Monitor logs will identify and describe any discovered TCRs, including but not limited to, Native American cultural and historical artifacts, remains, places of significance, etc., (collectively, tribal cultural resources, or "TCR"), as well as any discovered Native American (ancestral) human remains and burial goods. Copies of monitor logs will be provided to the Project Applicant upon written request to the Tribe. D. Onsite tribal monitoring shall conclude upon the earlier of the following (1 ) written confirmation to the Kizh from a designated point of contact for the Project Applicant or lead agency that all ground -disturbing activities and phases that may involve ground -disturbing activities on the project site or in connection with the project are complete; or (2) a determination and written notification by the Kizh to the Project Applicant or Lead Agency that no future, planned construction activity and/or development construction phase at the Project site possesses the potential to impact Kizh TCRs. Mitigation Measure TCR-2: Unanticipated Discovery of Tribal Cultural During ground disturbing City of Santa Ana Planning Resource Objects (Non-Funerary/Non-Ceremonial) activities and Building Safety divisions A. Upon discovery of any TCRs, all construction activities in the immediate vicinity of the discovery shall cease (i.e., not less than the surrounding 50 City of Santa Ana 26 Final Supplemental EIR August 2024 Related Bristol Specific Plan Project Mitigation Monitoring and Reporting Program Standard Condition/ Plan, Program, Policy / Mitigation Measure/ Condition of Approval Timing Responsible for Ensuring Compliance / Verification Date Completed and Initials feet) and shall not resume until the discovered TCR has been fully assessed by the Kizh monitor in consultation with a qualified archaeologist. The Kizh will recover and retain all discovered TCRs in the form and/or manner the Tribe deems appropriate, in the Tribe's sole discretion, and for any purpose the Tribe deems appropriate, including for educational, cultural and/or historic purposes. Mitigation Measure TCR-3: Unanticipated Discovery of Human Remains In construction plans and City of Santa Ana Planning and Associated Funerary or Ceremonial Objects Specifications. and Building Safety divisions A. Native American human remains are defined in PRC 5097.98 (d)(1) as During all ground an inhumation or cremation, and in any state of decomposition or skeletal disturbing activities completeness. Funerary objects, called associated grave goods in Public Resources Code Section 5097.98, are also to be treated according to this statute. B. If Native American human remains and/or grave goods are discovered or recognized on the project site, then Public Resource Code 5097.9 as well as Health and Safety Code Section 7050.5 shall be followed. C. Human remains and grave/burial goods shall be treated alike per California Public Resources Code section 5097.98(d)(1 ) and (2). D. Preservation in place (i.e., avoidance) is the preferred manner of treatment for discovered human remains and/or burial goods. E. Any discovery of human remains/burial goods shall be kept confidential to prevent further disturbance. City of Santa Ana 27 Final Supplemental EIR August 2024 Related Bristol Specific Plan Project Mitigation Monitoring and Reporting Program This page intentionally left blank. City of Santa Ana 28 Final Supplemental EIR August 2024 Related Bristol Specific Plan Project 4. Mitigation Monitoring and Reporting Program TABLE 4-1: MITIGATION MONITORING AND REPORTING PROGRAM RELATED BRISTOL SPECIFIC PLAN PROJECT FINAL SUPPLEMENTAL EIR Responsible for Standard Condition/ Plan, Program, Policy / Mitigation Measure/ Ensuring Compliance / Date Completed and Condition of Approval Timing Verification Initials AIR QUALITY Plan, Program, or Policy PPP AQ-1: SCAQMD Rule 403. The following Prior to demolition and City of Santa Ana Building measures shall be incorporated into construction plans and specifications as construction permits Safety Division implementation of SCAQMD Rule 403: o All clearing, grading, earth -moving, or excavation activities shall cease when winds exceed 25 mph per SCAQMD guidelines in order to limit fugitive dust emissions. o The contractor shall ensure that all disturbed unpaved roads and disturbed areas within the Project are watered at least three (3) times daily during dry weather. Watering, with complete coverage of disturbed areas, shall occur at least three times a day, preferably in the mid -morning, afternoon, and after work is done for the day. o The contractor shall ensure that traffic speeds on unpaved roads and Project site areas are reduced to 15 miles per hour or less. Plan, Program, or Policy PPP AQ-2: SCAQMD Rule 1 1 13. The following Prior to demolition and City of Santa Ana Building measure shall be incorporated into construction plans and specifications as construction permits Safety Division implementation of SCAQMD Rule 1113. The Project shall only use "Low - Volatile Organic Compounds (VOC)" paints (no more than 50 gram/liter of VOC) consistent with SCAQMD Rule 1 1 1 3. Plan, Program, or Policy PPP AQ-3: SCAQMD Rule 445. The following Prior to demolition and City of Santa Ana Building measure shall be incorporated into construction plans and specifications as construction permits Safety Division implementation of SCAQMD Rule 445. Wood burning stoves and fireplaces shall not be included or used in residential dwelling units. Plan, Program, or Policy PPP AQ-4: CALGreen Building Standards MERV Prior to issuance of City of Santa Ana Building 13 Filters. Indoor air quality within mechanically ventilated buildings shall certificates of occupancy Safety Division comply with Section 5.504.5.3 (Filters) of the California Green Building Standards Code Part 11 that requires utilization of at least a Minimum Efficiency Reporting Value (MERV) of 13 air filtration systems. The Code City of Santa Ana 4-3 Final Supplemental EIR September 2024 Related Bristol Specific Plan Project 4. Mitigation Monitoring and Reporting Program Standard Condition/ Plan, Program, Policy / Mitigation Measure/ Condition of Approval Timing Responsible for Ensuring Compliance / Verification Date Completed and Initials requires MERV 13 filters to be installed prior to occupancy and replaced and/or maintained as directed by the manufacturer. GPU FOR Mitigation Measure AQ-1: Prior to discretionary approval by the Prior to discretionary City of Santa Ana Building City of Santa Ana for development projects subject to CEQA (California approval Safety Division Environmental Quality Act) review (i.e., non-exempt projects), project applicants shall prepare and submit a technical assessment evaluating potential project construction -related air quality impacts to the City of Santa Ana for review and approval. The evaluation shall be prepared in conformance with South Coast Air Quality Management District (South Coast AQMD) methodology for assessing air quality impacts. If construction -related criteria air pollutants are determined to have the potential to exceed the South Coast AQMD's adopted thresholds of significance, the City of Santa Ana shall require that applicants for new development projects incorporate mitigation measures to reduce air pollutant emissions during construction activities. These identified measures shall be incorporated into all appropriate construction documents (e.g., construction management plans) submitted to the City and shall be verified by the City. Mitigation measures to reduce construction -related emissions could include, but are not limited to: • Require fugitive -dust control measures that exceed South Coast AQMD's Rule 403, such as: o Use of nontoxic soil stabilizers to reduce wind erosion. o Apply water every four hours to active soil -disturbing activities. o Tarp and/or maintain a minimum of 24 inches of freeboard on trucks hauling dirt, sand, soil, or other loose materials. • Use construction equipment rated by the United States Environmental Protection Agency as having Tier 3 (model year 2006 or newer) or Tier 4 (model year 2008 or newer) emission limits, applicable for engines between 50 and 750 horsepower. • Ensure that construction equipment is properly serviced and maintained to the manufacturer's standards. City of Santa Ana 4-4 Final Supplemental EIR September 2024 Related Bristol Specific Plan Project 4. Mitigation Monitoring and Reporting Program Standard Condition/ Plan, Program, Policy / Mitigation Measure/ Condition of Approval Timing Responsible for Ensuring Compliance / Verification Date Completed and Initials • Limit nonessential idling of construction equipment to no more than five consecutive minutes. • Limit onsite vehicle travel speeds on unpaved roads to 15 miles per hour. • Install wheel washers for all exiting trucks or wash off all trucks and equipment leaving the project area. Use Super -Compliant VOC paints for coating of architectural surfaces whenever possible. A list of Super- Compliant architectural coating manufactures can be found on the South Coast AQMD's website. GPU FOR Mitigation Measure AO-2: Prior to discretionary approval by the Prior to discretionary City of Santa Ana Building City of Santa Ana for development projects subject to CEQA (California approval Safety Division Environmental Quality Act) review (i.e., non-exempt projects), project applicants shall prepare and submit a technical assessment evaluating potential project operation phase -related air quality impacts to the City of Santa Ana for review and approval. The evaluation shall be prepared in conformance with South Coast Air Quality Management District (South Coast AQMD) methodology in assessing air quality impacts. If operation -related air pollutants are determined to have the potential to exceed the South Coast AQMD's adopted thresholds of significance, the City of Santa Ana shall require that applicants for new development projects incorporate mitigation measures to reduce air pollutant emissions during operational activities. The identified measures shall be included as part of the conditions of approval. Possible mitigation measures to reduce long-term emissions could include, but are not limited to the following: • For site -specific development that requires refrigerated vehicles, the construction documents shall demonstrate an adequate number of electrical service connections at loading docks for plug-in of the anticipated number of refrigerated trailers to reduce idling time and emissions. • Applicants for manufacturing and light industrial uses shall consider energy storage and combined heat and power in appropriate City of Santa Ana 4-5 Final Supplemental EIR September 2024 Related Bristol Specific Plan Project 4. Mitigation Monitoring and Reporting Program Standard Condition/ Plan, Program, Policy / Mitigation Measure/ Condition of Approval Timing Responsible for Ensuring Compliance / Verification Date Completed and Initials applications to optimize renewable energy generation systems and avoid peak energy use. • Site -specific developments with truck delivery and loading areas and truck parking spaces shall include signage as a reminder to limit idling of vehicles while parked for loading/unloading in accordance with California Air Resources Board Rule 2845 (13 CCR Chapter 10 § 2485). • Provide changing/shower facilities as specified in Section A5.1 06.4.3 of the CALGreen Code (Nonresidential Voluntary Measures). • Provide bicycle parking facilities per Section A4.106.9 (Residential Voluntary Measures) of the CALGreen Code and Sec. 41-1307.1 of the Santa Ana Municipal Code. • Provide preferential parking spaces for low -emitting, fuel -efficient, and carpool van vehicles per Section A5.106.5.1 of the CALGreen Code (Nonresidential Voluntary Measures). • Provide facilities to support electric charging stations per Section A5.106.5.3 (Nonresidential Voluntary Measures) and Section A5.106.8.2 (Residential Voluntary Measures) of the CALGreen Code. • Applicant -provided appliances (e.g., dishwashers, refrigerators, clothes washers, and dryers) shall be Energy Star —certified appliances or appliances of equivalent energy efficiency. Installation of Energy Star— certified or equivalent appliances shall be verified by Building & Safety during plan check. • Applicants for future development projects along existing and planned transit routes shall coordinate with the City of Santa Ana and Orange County Transit Authority to ensure that bus pad and shelter improvements are incorporated, as appropriate. Mitigation Measure AQ-1: Construction Exhaust and Dust Control. Prior to Prior to issuance of City of Santa Ana Building issuance of Phase 1, Phase 2, and Phase 3 grading permits, the Project grading permits Safety Division City of Santa Ana 4-6 Final Supplemental EIR September 2024 Related Bristol Specific Plan Project 4. Mitigation Monitoring and Reporting Program Standard Condition/ Plan, Program, Policy / Mitigation Measure/ Condition of Approval Applicant shall prepare and submit documentation to the City of Santa Ana Building and Safety Division that demonstrates the following: • Require fugitive -dust control measures that exceed SCAQMD Rule 403 requirements: o Apply water at least three times daily to active soil -disturbing activities. o Tarp and/or maintain a minimum of 24 inches of freeboard on trucks hauling dirt, sand, soil, or other loose materials. o Limit onsite vehicle travel speeds on unpaved roads to 15 miles per hour. o Install wheel washers for all exiting trucks or wash off all trucks and equipment leaving the project area. • All off -road diesel -powered construction equipment greater than 50 horsepower meets California Air Resources Board Tier 4 Final off -road emissions standards. Requirements for Tier 4 Final equipment shall be included in applicable bid documents and successful contractor(s) must demonstrate the ability to supply such equipment. A copy of each equipment's Best Available Control Technology (BACT) documentation (certified tier specification or model year specification), and CARB or SCAQMD operating permit (if applicable) shall be provided to the City at the time of mobilization of each applicable unit of equipment. • Construction equipment shall be properly maintained according to manufacturer specifications. All equipment maintenance records and data sheets, including design specifications and emission control tier classifications shall be kept onsite and furnished to the lead agency or other regulators upon request. • All construction equipment and delivery vehicles shall be turned off when not in use, or limit onsite idling for no more than 5 minutes in any 1 hour. City of Santa Ana Final Supplemental EIR September 2024 Responsible for Ensuring Compliance / Date Completed and Timing Verification Initials 4-7 Related Bristol Specific Plan Project 4. Mitigation Monitoring and Reporting Program Standard Condition/ Plan, Program, Policy / Mitigation Measure/ Condition of Approval Timing Responsible for Ensuring Compliance / Verification Date Completed and Initials • Onsite electrical hook ups to a power grid shall be provided for electric construction tools including saws, drills, and compressors, where feasible, to reduce the need for diesel powered electric generators. Construction contracts shall require all off -road equipment with a power rating below 19 kilowatts (25 horsepower) (e.g., plate compactors, pressure washers, etc.) used during project construction be battery powered. • Prepare a construction traffic control plan detailing the locations of equipment staging areas, material stockpiles, proposed road closures, and hours of construction operations, and designing the plan to minimize impacts to roads frequented by passenger cars, pedestrians, bicyclists, and other non -truck traffic. • Provide information on transit and ridesharing programs and services to construction employees. Mitigation Measure AQ-2: Low VOC Paint (Construction). Construction Prior to issuance of City of Santa Ana Building plans, specifications, and permitting shall require that during construction, the construction permits Safety Division Project shall use "Super -Compliant" low VOC paints which have been related to architectural reformulated to exceed the regulatory VOC limits (i.e., have a lower VOC coatings content than what is required) put forth by SCAQMD's Rule 1113 for all architectural coatings. Super -Compliant low VOC paints shall be no more than 1 Og/L of VOC. Prior to issuance of building permits, the City of Santa Ana shall confirm that plans include the following specifications: • All architectural coatings will be Super -Compliant low VOC paints. • Recycle leftover paint. Take any leftover paint to a household hazardous waste center; do not mix leftover water -based and oil - based paints. • Keep lids closed on all paint containers when not in use to prevent VOC emissions and excessive odors. • For water -based paints, clean up with water only. Whenever possible, do not rinse the cleanup water down the drain or pour it directly into City of Santa Ana 4-8 Final Supplemental EIR September 2024 Related Bristol Specific Plan Project 4. Mitigation Monitoring and Reporting Program Standard Condition/ Plan, Program, Policy / Mitigation Measure/ Condition of Approval Timing Responsible for Ensuring Compliance / Verification Date Completed and Initials the ground or the storm drain. Set aside the can of cleanup water and take it to the hazardous waste center (www.cleanup.org). • Use compliant low-VOC cleaning solvents to clean paint application equipment. • Keep all paint- and solvent -laden rags in sealed containers to prevent VOC emissions. • Contractors shall construct/build with materials that do not require painting and use pre -painted construction materials to the extent practicable. • Use high-pressure/low-volume paint applicators with a minimum transfer efficiency of at least 50 percent or other application techniques with equivalent or higher transfer efficiency. Mitigation Measure AQ-3: Vehicle Trip Reduction. Develop a qualifying Prior to the issuance of City of Santa Ana Planning Commute Trip Reduction (CTR)/ Transportation Demand Management (TDM) building permits Division plan to reduce mobile GHG emissions for all uses. The TDM plan shall be approved by the City of Santa Ana prior to the issuance of building permits. The TDM plan shall discourage single -occupancy vehicle trips and encourage alternative modes of transportation such as carpooling, taking transit, walking, and biking. The following measures shall be incorporated into the TDM plan. TDM Requirements for Non -Residential Uses: • The Project Applicant shall consult with the local transit service provider to maintain and identify opportunities to maximize transit. Evidence of compliance with this requirement may include correspondence from the local transit provider(s) regarding the potential need for installing bus shelters or bus stops at the site. • The portion of the TDM plan for non-residential uses shall include, but not be limited to the following potential measures: ride -matching assistance, preferential carpool parking, flexible work schedules for carpools, half-time transportation coordinators, providing a web site or message board for coordinating rides, designating adequate City of Santa Ana 4-9 Final Supplemental EIR September 2024 Related Bristol Specific Plan Project 4. Mitigation Monitoring and Reporting Program Responsible for Standard Condition/ Plan, Program, Policy / Mitigation Measure/ Ensuring Compliance / Date Completed and Condition of Approval Timing Verification Initials passenger loading and unloading and waiting areas for ride -sharing vehicles, and including bicycle end of trip facilities (such as bicycle parking and changing/shower facilities). This list may be updated as new methods become available. Verification of this measure shall occur prior to building permit issuance for the commercial uses. TDM Requirements for Residential Units: • Rental Units. Upon a residential dwelling being rented or offered for rent, the Project Applicant shall notify and offer to the tenant or prospective tenant, materials describing public transit, ridesharing, and nonmotorized commuting opportunities in the vicinity of the development. The materials shall be approved by the City of Santa Ana. The materials shall be provided no later than the time the rental agreement is executed. This information shall be submitted to the City of Santa Ana Planning Division for review and approval, prior to the issuance of the first certificate of occupancy. Mitigation Measure AQ-4: Prohibition of Fireplaces. Project plans, Prior to issuance of City of Santa Ana Building specifications, and permitting shall state that wood -burning and natural gas building permits Safety Division devices are prohibited inside residential dwelling units. The purpose of this measure is to limit emissions of ROG, NOx, and particulate matter emissions from wood -burning and natural gas devices used for primary heat, supplemental heat, or ambiance. This prohibition shall be noted on the tenant deed and/or lease agreements to ensure that installation of wood -burning and natural gas devices do not occur during occupation of residences. Mitigation Measure AQ-5: Electric Landscape Equipment. Prior to the Prior to the issuance of City of Santa Ana Building issuance of occupancy permits, the Planning Division shall confirm that the certificates of occupancy. Safety Division proposed Project's Codes Covenants and Restrictions (CC&Rs) and/or tenant lease agreements include contractual language that all landscaping equipment used on site shall be 100 percent electrically powered. All residential and non-residential properties shall be equipped with exterior electrical outlets to accommodate this requirement. This requirement shall be included in the third -party vendor agreements for landscape services for the building owner and tenants, as applicable. City of Santa Ana 4-10 Final Supplemental EIR September 2024 Related Bristol Specific Plan Project 4. Mitigation Monitoring and Reporting Program Responsible for Standard Condition/ Plan, Program, Policy / Mitigation Measure/ Ensuring Compliance / Date Completed and Condition of Approval Timing Verification Initials Mitigation Measure AQ-6: Low VOC Paint (Operations). The Project Prior to issuance of City of Santa Ana Building Applicant shall require by contract specifications for commercial development certificates of occupancy. Safety Division to use interior and exterior architectural coatings (paint and primer including parking lot paint) products that have a volatile organic compound rating of 10 grams per liter or less. Contract specifications shall be reviewed and approved by the City of Santa Ana prior to the issuance of occupancy permits. This measure shall be made a condition of approval for continued upkeep of the property. Mitigation Measure AQ-7: Loading Dock Connections. Prior to the approval Prior to issuance of City of Santa Ana Building of building permits, the City of Santa Ana shall confirm the construction building permits. Safety Division documents demonstrate an adequate number of electrical service connections at loading docks for plug-in of the anticipated number of refrigerated trailers to reduce idling time and emissions. CULTURAL RESOURCES GPU FEIR Mitigation Measure CUL-1: Identification of Historical Resources Prior to issuance of City of Santa Ana Building and Potential Project Impacts. For structures 45 years or older, a Historical grading permits. If the Safety Division Resources Assessment (HRA) shall be prepared by an architectural historian or existing survey and historian meeting the Secretary of the Interior's Professional Qualification evaluation is more than Standards. The HRA shall include: definition of a study area or area of five years old, it shall be potential effect, which will encompass the affected property and may include updated. surrounding properties or historic district(s); an intensive level survey of the study area to identify and evaluate under federal, State, and local criteria significance historical resources that might be directly or indirectly affected by the proposed project; and an assessment of project impacts. The HRA shall satisfy federal and state guidelines for the identification, evaluation, and recordation of historical resources. An HRA is not required if an existing historic resources survey and evaluation of the property is available; however, if the existing survey and evaluation is more than five years old, it shall be updated. GPU FEIR Mitigation Measures CUL-4: For projects with ground Prior to issuance of City of Santa Ana Building disturbance—e.g., grading, excavation, trenching, boring, or demolition that permits required to Safety Division extend below the current grade —prior to issuance of any permits required conduct ground - to conduct ground -disturbing activities, the City shall require an disturbing activities City of Santa Ana 4-1 1 Final Supplemental EIR September 2024 Related Bristol Specific Plan Project 4. Mitigation Monitoring and Reporting Program Standard Condition/ Plan, Program, Policy / Mitigation Measure/ Condition of Approval Timing Responsible for Ensuring Compliance / Verification Date Completed and Initials Archaeological Resources Assessment be conducted under the supervision of an archaeologist that meets the Secretary of the Interior's Professionally Qualified Standards in either prehistoric or historic archaeology. Assessments shall include a California Historical Resources Information System records search at the South Central Coastal Information Center and of the Sacred Land Files maintained by the Native American Heritage Commission. The records searches will determine if the proposed project area has been previously surveyed for archaeological resources, identify and characterize the results of previous cultural resource surveys, and disclose any cultural resources that have been recorded and/or evaluated. If unpaved surfaces are present within the project area, and the entire project area has not been previously surveyed within the past 10 years, a Phase I pedestrian survey shall be undertaken in proposed project areas to locate any surface cultural materials that may be present. City of Santa Ana Building GPU FEIR Mitigation Measures CUL-6: If the archaeological assessment did Prior to issuance of not identify archaeological resources but found the area to be highly sensitive grading permits Safety Division for archaeological resources, a qualified archaeologist and a Native American monitor approved by a California Native American Tribe identified Monitoring during by the Native American Heritage Commission as culturally affiliated with the ground -disturbing project area shall monitor all ground -disturbing construction and pre- activities construction activities in areas with previously undisturbed soil of high sensitivity. The archaeologist shall inform all construction personnel prior to construction activities of the proper procedures in the event of an archaeological discovery. The training shall be held in conjunction with the project's initial onsite safety meeting and shall explain the importance and legal basis for the protection of significant archaeological resources. The Native American monitor shall be invited to participate in this training. In the event that archaeological resources (artifacts or features) are exposed during ground- disturbing activities, construction activities in the immediate vicinity of the discovery shall be halted while the resources are evaluated for significance by an archaeologist who meets the Secretary's Standards. and This will include tribal consultation and coordination with the Native American monitor in the case of a prehistoric archaeological resource or tribal resource. City of Santa Ana 4-1 2 Final Supplemental EIR September 2024 Related Bristol Specific Plan Project 4. Mitigation Monitoring and Reporting Program Responsible for Standard Condition/ Plan, Program, Policy / Mitigation Measure/ Ensuring Compliance / Date Completed and Condition of Approval Timing Verification Initials If the discovery proves to be significant, the long-term disposition of any collected materials should be determined in consultation with the affiliated tribe(s), where relevant; this could include curation with a recognized scientific or educational repository, transfer to the tribe, or respectful reinternment in an area designated by the tribe. Mitigation Measure CR-1: If a resource is determined significant, the Project Prior to initiation of City of Santa Ana Building Applicant, qualified archaeologist, and tribal monitors (as included in MM grading ground- Safety Division TCR-1) Native American tribal representative shall meet and confer disturbing activities regarding the treatment measures and mitigation for such resources. Pursuant to PRC Section 21083.2(b), avoidance is the preferred method of preservation for archaeological resources and may include deeding archaeological resources into permanent conservation easements or planning parks, greenspace, or other open space to incorporate archaeological resources. If preservation in place or avoidance is not feasible, treatment may include implementation of archaeological data recovery excavations to remove the resource along with subsequent laboratory processing and analysis of the artifacts that are recovered. The methods and results of the data recovery excavations shall be included in the monitoring report that is described in MM CR-2. The report shall include a description of resources recovered, treatment of the resources, results of the artifact processing, analysis, and research, and evaluation of the resources with respect to the California Register of Historical Resources and CEQA. Construction activities in the immediate vicinity of the discovery can resume once the fieldwork component of the treatment measures has been implemented. These treatment measures and mitigation shall reduce any significant impacts by ensuring that either the resource is preserved in place or is removed prior to its destruction by construction activities. Mitigation Measure CR-2: After monitoring has been completed, the After completion of City of Santa Ana Building qualified archaeologist shall prepare a monitoring report that details the monitoring activities. Safety Division results of monitoring activities, which shall be submitted to the City and to the SCCIC at the University California, Fullerton. City of Santa Ana 4-13 Final Supplemental EIR September 2024 Related Bristol Specific Plan Project 4. Mitigation Monitoring and Reporting Program Responsible for Standard Condition/ Plan, Program, Policy / Mitigation Measure/ Ensuring Compliance / Condition of Approval Timing Verification GEOLOGY AND SOILS Plan, Program, or Policy PPP GEO-1: CBC Compliance. The proposed Prior to issuance of City of Santa Ana Building Project is required to comply with the California Building Standards Code grading and building Safety Division (CBC) as included in the City's Municipal Code as Chapter 8, Article 2, Division permits 1, to preclude significant adverse effects associated with seismic and soils hazards. As part of CBC compliance, CBC related and geologist and/or civil engineer specifications for the proposed Project shall be incorporated into grading plans and building specifications as a condition of construction permit approval. GPU FOR Mitigation Measures GEO-2: Low -to -High Sensitivity. Prior to Prior to issuance of City of Santa Ana Building issuance of a grading permit for projects involving ground disturbance in grading permits; See Safety Division previously undisturbed areas mapped with "low- to -high" paleontological MM GEO-3 sensitivity (see Figure 5.6-3), the project applicant shall consult with a geologist or paleontologist to confirm whether the grading would occur at depths that could encounter highly sensitive sediments for paleontological resources. If confirmed that underlying sediments may have high sensitivity, construction activity shall be monitored by a qualified paleontologist. The paleontologist shall have the authority to halt construction during construction activity as outlined in Mitigation Measure GEO-3. GPU FEIR Mitigation Measures GEO-3: All Projects. In the event of any fossil During all ground City of Santa Ana Building discovery, regardless of depth or geologic formation, construction work shall disturbing activities Safety Division halt within a 50-foot radius of the find until its significance can be determined by a Qualified Paleontologist. Significant fossils shall be recovered, prepared to the point of curation, identified by qualified experts, listed in a database to facilitate analysis, and deposited in a designated paleontological curation facility in accordance with the standards of the Society of Vertebrate Paleontology (2010). The most likely repository is the Natural History Museum of Los Angeles County (NHMLA). The repository shall be identified, and a curatorial arrangement shall be signed, prior to collection of the fossils. City of Santa Ana Building Mitigation Measure GEO-1: Incorporation of and Compliance with a Design Prior to issuance of Level Geotechnical Report. A final design level geotechnical report that grading permits Safety Division complies with all applicable state and local code requirements shall be prepared for each Project structure by a California licensed qualified City of Santa Ana Final Supplemental EIR September 2024 Date Completed and Initials 4-14 Related Bristol Specific Plan Project 4. Mitigation Monitoring and Reporting Program Responsible for Standard Condition/ Plan, Program, Policy / Mitigation Measure/ Ensuring Compliance / Date Completed and Condition of Approval Timing Verification Initials geotechnical engineer consistent with the California Building Code and City of Santa Ana requirements applicable at the time of grading/construction and shall include recommendations related to site grading and earthwork, fill materials, compaction, foundations, and other structural elements. The report recommendations shall be included in construction specifications and permits; and confirmed through onsite inspections. City of Santa Ana Building Mitigation Measure GEO-2: Implementation of Geotechnical Prior to issuance of Recommendations for Groundwater and Expansive Soils. Project plans, grading permits Safety Division grading specifications, and construction permitting shall incorporate site specific earthwork and ground improvement requirements related to groundwater saturated soils and expansive soils consistent with the California Building Code and City of Santa Ana requirements applicable at the time of grading/construction as stated in a design level geotechnical report and approved by the City's Building and Safety Division. This shall include recommendations related to discovery of groundwater, wet soils, or unstable soils during grading, stabilization, dewatering, fill materials, and foundations. Mitigation Measure PALEO-1: Retention of a Qualified Paleontologist. In Prior to any grading City of Santa Ana Building Project plans, grading specifications, and construction permitting shall ensure permits Safety Division that prior to the start of excavation, the client shall retain a Qualified Paleontologist who meets the professional criteria established by the Society of Vertebrate Paleontology (SVP 2010) to oversee the implementation of all paleontological resources mitigation requirements for the proposed Project. Inclusion in Project plans, City of Santa Ana Building Mitigation Measure PALEO-2: Paleontological Resources Sensitivity Training. Project plans, grading specifications, and construction permitting shall grading specifications, Safety Division ensure that prior to the start of excavations, the Qualified Paleontologist, or and construction their designee, shall conduct paleontological resources awareness training for permitting prior to onsite personnel. The training session shall focus on how to identify issuance of grading paleontological resources that may be encountered during excavations and the permits procedures to be followed in the event of their discovery. The City shall ensure Prior to initiation of onsite personnel are made available for and attend the training and retain grading/ground- documentation demonstrating attendance. disturbing activities. City of Santa Ana 4-15 Final Supplemental EIR September 2024 Related Bristol Specific Plan Project 4. Mitigation Monitoring and Reporting Program Standard Condition/ Plan, Program, Policy / Mitigation Measure/ Condition of Approval Timing Responsible for Ensuring Compliance / Verification Date Completed and Initials Mitigation Measure PALEO-3: Paleontological Monitoring. Project plans, Prior to issuance of City of Santa Ana Building grading specifications, and construction permitting shall detail that grading permits Safety Division paleontological resources monitoring shall be required for excavations below 20 feet below ground surface (bgs). Paleontological monitoring shall be During ground -disturbing conducted by a monitor who meets the professional criteria established by activities at 20 feet bgs. the Society of Vertebrate Paleontology working under the direct supervision of the Qualified Paleontologist. Monitoring can be reduced, or ceased entirely, if determined adequate by the Qualified Paleontologist. Recommendations for reduction or cessation of monitoring will be based on a more accurate understanding of the lithologic character and age of the sediments exposed during excavation. If deeper excavations continue to encounter younger, Holocene alluvium, monitoring shall be reduced from full- time to part-time monitoring or weekly inspections. If the Qualified Paleontologist determines, based on the Iithologic character of the sediments, that there is very little likelihood of impacting Pleistocene marine sediments, paleontological monitoring shall cease entirely. The paleontological monitor shall collect any identifiable fossils encountered during the excavations. If onsite personnel discover potential fossils during excavations when a paleontological monitor is not present, they shall cease excavation within 50 feet of the discovery and contact the Qualified Paleontologist. Construction activities may resume after the discovery is assessed by the Qualified Paleontologist and appropriate treatment measures have been implemented. Mitigation Measure PALEO-4: Paleontological Resources Treatment and Inclusion in Project plans, City of Santa Ana Building Disposition. Project plans, grading specifications, and construction permitting grading specifications, Safety Division shall require that significant fossils be prepared to the point of identification and construction and cataloged. Significant fossils shall be curated at a public, non-profit permitting prior to institution with a research interest in the material and with retrievable storage, issuance of grading such as the Natural History Museum of Los Angeles County, if such an institution permits agrees to accept the fossils. If no institution accepts the fossil collection, then the fossils may be donated to a local museum, historical society, school, or Upon completion of other institution for educational purposes. Accompanying notes, reports, maps, monitoring and photographs shall also be filed with the final repository. City of Santa Ana 4-16 Final Supplemental EIR September 2024 Related Bristol Specific Plan Project 4. Mitigation Monitoring and Reporting Program Responsible for Standard Condition/ Plan, Program, Policy / Mitigation Measure/ Ensuring Compliance / Date Completed and Condition of Approval Timing Verification Initials Mitigation Measure PALEO-5: Paleontological Resources Monitoring Report. Inclusion in Project plans, City of Santa Ana Building Project plans, grading specifications, and construction permitting shall ensure grading specifications, Safety Division that upon completion of the excavation phase of the Project, the Qualified and construction Paleontologist shall prepare a report summarizing the results of the monitoring permitting prior to efforts. The report shall be submitted to the City to signify the satisfactory issuance of grading completion of required paleontological mitigation measures. If significant fossils permits are discovered, the report shall also be submitted to the appropriate Upon completion of repositories. monitoring GREENHOUSE GAS EMISSIONS Mitigation Measure GHGA: Solar Panels. The Project shall be required to Shown on building plans City of Santa Ana Building install solar photovoltaic (PV) panels or other source of renewable electricity Safety Division generation on -site, based on the maximum roof area available for solar (i.e., Prior to certificates of solar -ready zone). The solar -ready zone shall comply with Section 1 10.10 of occupancy, as applicable the 2022 California Energy Code and shall comply with access, pathway, ventilation, and spacing requirements, and exclude skylight area. The final PV generation facility size requires approval by Southern California Edison (SCE). SCE's Rule 21 governs operating and metering requirements for any facility connected to SCE's distribution system. Should SCE limit the offsite export, the proposed Project may utilize a battery energy storage system (BESS) to lower offsite export while maintaining onsite renewable generation to off -set consumption. The electrical system and infrastructure must be clearly labeled with noticeable and permanent signage. The schedule of photovoltaic system locations may be updated as needed. Mitigation Measure GHG-2: LEED, Charging Stations, and Bus Stops. Prior Prior to issuance of City of Santa Ana Building to the issuance of a Phase 1, Phase 2, or Phase 3 building permits, the Project building permits Safety Division Applicant or successor in interest shall provide documentation to the City of Santa Ana demonstrating the following: • The Project shall be designed to achieve Leadership in Energy and Environmental Design (LEED) certification. It shall also be designed consistent with CALGreen Tier 2 standards or will otherwise achieve a 20% reduction below 2022 Title 24 energy efficiency standards. City of Santa Ana 4-17 Final Supplemental EIR September 2024 Related Bristol Specific Plan Project 4. Mitigation Monitoring and Reporting Program Responsible for Standard Condition/ Plan, Program, Policy / Mitigation Measure/ Ensuring Compliance / Date Completed and Condition of Approval Timing Verification Initials The 2022 version of Title 24 (effective January 1, 2023, prior to the July 2024 Supplement) is the baseline for improvement. • The Project shall provide facilities to support electric charging stations per the Tier 2 standards in Section A5.106.5.3 (Nonresidential Voluntary Measures) and Section A5.106.8.2 (Residential Voluntary Measures) of the 2022 CALGreen Code. The 2022 version of Title 24 (effective January 1, 2023, prior to the July 2024 Supplement) is the baseline for improvement. • The Applicant shall coordinate with the City of Santa Ana and Orange County Transit Authority to ensure that bus pad and shelter improvements are incorporated, as appropriate. Mitigation Measure GHG-3: Landfill Waste. The development (Phase 1, During construction City of Santa Ana Building Phase 2, and Phase 3) shall divert a minimum of 75 percent of landfill waste. Safety Division Prior to issuance of certificate of occupancy, a recyclables collection and load Prior to issuance of area shall be constructed in compliance with the City standards for Recyclable certificates of occupancy. Collection and Loading Areas. Mitigation Measure GHG-4: Electrical Landscape Equipment. Prior to the Prior to issuance of City of Santa Ana Building issuance of Phase 1, Phase 2, or Phase 3 occupancy permits, the City Planning certificates of occupancy. Safety Division and Building and Safety Divisions shall confirm that tenant lease agreements include contractual language that all landscaping equipment used on site shall be 100 percent electrically powered. This requirement shall be included in the third -party vendor agreements for landscape services for the building owner and tenants, as applicable. Mitigation Measure GHG-5: Energy Efficient Appliances. All major Prior to issuance of City of Santa Ana Building applicant provided in -unit residential appliances (e.g., dishwashers, certificates of occupancy. Safety Division refrigerators, clothes washers and dryers, water heaters, and for space heating) provided/installed shall be electric (i.e., appliances that do not use natural gas, propane, or other fossil fuels) and Energy Star certified or of equivalent energy efficiency where applicable. Prior to the issuance of the certificate of occupancy, the City of Santa Ana shall verify implementation of this requirement. Installation of electric Energy Star —certified or equivalent appliances shall be verified by the Building Safety Division during plan check. City of Santa Ana 4-18 Final Supplemental EIR September 2024 Related Bristol Specific Plan Project 4. Mitigation Monitoring and Reporting Program Responsible for Standard Condition/ Plan, Program, Policy / Mitigation Measure/ Ensuring Compliance / Date Completed and Condition of Approval Timing Verification Initials HAZARDS AND HAZARDOUS MATERIALS Plan, Program, or Policy PPP HAZ-1: SCAQMD Rule 1403. Prior to issuance Prior to issuance of City of Santa Ana Building of demolition permits, the Project applicant shall submit verification to the City demolition permits Safety Division Building and Safety Division that an asbestos survey has been conducted at all existing buildings located on the Project site. If asbestos or asbestos containing material is found, the Project applicant shall follow all procedural requirements and regulations of the South Coast Air Quality Management District (SCAQMD) Rule 1403. Rule 1403 regulations require that the following actions be taken: notification of SCAQMD prior to construction activity, asbestos removal in accordance with prescribed procedures, placement of collected asbestos in leak -tight containers or wrapping, and proper disposal. Plan, Program, or Policy PPP HAZ-1: Lead. Prior to issuance of demolition Prior to issuance of City of Santa Ana Building permits, the Project applicant shall submit verification to the City Building and demolition permits Safety Division Safety Division that a lead -based paint survey has been conducted at all existing buildings located on the Project site. If lead -based paint is found, the Project applicant shall follow all procedural requirements and regulations for proper removal and disposal of the lead -based paint. CaIOSHA has established limits of exposure to lead contained in dusts and fumes. Specifically, CCR Title 8, Section 1532.1 provides for exposure limits, exposure monitoring, and respiratory protection, and mandates good working practices by workers exposed to lead. Mitigation Measure HAZ-1: Prior to issuance of a grading permit, a Soil Prior to grading permits City of Santa Ana Building Management Plan (SMP) shall be prepared by a qualified hazardous Safety Division materials consultant and shall detail procedures and protocols for excavation and disposal of onsite hazardous materials, including: • Any subsurface materials exposed during construction activities that appear potentially contaminated, based on either visual observation or suspect odors, shall be segregated, stockpiled, and tested for potential contamination. If contamination is found to be present per the California Department of Toxic Substances Control (DTSC) Environmental Screening Levels (ESLs) for the applicable use, and cannot be reused on the Project site, it shall be transported by a City of Santa Ana 4-19 Final Supplemental EIR September 2024 Related Bristol Specific Plan Project 4. Mitigation Monitoring and Reporting Program Responsible for Standard Condition/ Plan, Program, Policy / Mitigation Measure/ Ensuring Compliance / Date Completed and Condition of Approval Timing Verification Initials certified hazardous waste hauler to a landfill permitted by the state to accept hazardous materials and disposed of per California Hazardous Waste Regulations. • A Health and Safety Plan (HASP) shall be prepared for each contractor that addresses potential safety and health hazards and includes the requirements and procedures for employee protection. The HASP shall also outline proper soil handling procedures and health and safety requirements to minimize worker and public exposure to hazardous materials during construction. • All SMP measures shall be printed on the construction documents, contracts, and project plans prior to issuance of grading permits. Mitigation Measure HAZ-2: Prior to issuance of a building permit for a future Prior to issuance of a City of Santa Ana Building building within the Specific Plan area, the Project applicant shall, at its building permit Safety Division election, undertake one of the following three activities: (1 ) perform a subsurface soil vapor assessment demonstrating that vapor concentrations are within established limits for vapor intrusion into future buildings; (2) prepare a human health risk assessment (HHRA) demonstrating that documented levels of soil vapor do not represent a significant health risk to occupants of the future buildings; or (3) submit plans for a vapor intrusion mitigation system (VIMS) to be installed beneath the foundation of the future buildings. The Project applicant may rely on different measures of the foregoing options in different parts of the Specific Plan area. HYDROLOGY AND WATER QUALITY Plan, Program, or Policy PPP WO-1: NPDES/SWPPP. Prior to issuance of any Prior to issuance of a City of Santa Ana Building grading or demolition permits, the applicant shall provide the City Building demolition or grading Safety Division and Safety Division evidence of compliance with the NPDES (National permits Pollutant Discharge Elimination System) requirement to obtain a construction permit from the State Water Resource Control Board (SWRCB). The permit requirement applies to grading and construction sites of one acre or larger. The Project applicant/proponent shall comply by submitting a Notice of Intent (NOI) and by developing and implementing a Stormwater Pollution City of Santa Ana 4-20 Final Supplemental EIR September 2024 Related Bristol Specific Plan Project 4. Mitigation Monitoring and Reporting Program Responsible for Standard Condition/ Plan, Program, Policy / Mitigation Measure/ Ensuring Compliance / Date Completed and Condition of Approval Timing Verification Initials Prevention Plan (SWPPP) and a monitoring program and reporting plan for the construction site. Plan, Program, or Policy PPP WO-2: Groundwater Dewatering Permits. Prior to issuance of a City of Santa Ana Building Prior to initiation of excavation activities, the Project applicant shall obtain grading permit Safety Division coverage under the Santa Ana RWQCB General Waste Discharge Requirements for Discharges to Surface Waters Resulting from De Minimis Discharges or Groundwater Dewatering Operations, and/or Groundwater Cleanup Remediation Operations at Sites within the Newport Bay Watershed Permit (Order No. R8-2019-0061, NPDES No. CAG918002), or any other subsequent permit for dewatering activities, and provide evidence of coverage to the City of Santa Ana Building and Safety Division designee. This shall include submission of a Notice of Intent (NOI) for coverage under the permit to the Santa Ana Regional Water Quality Control Board (RWQCB) at least 60 days prior to the start of excavation activities and anticipated discharge of dewatered groundwater to surface waters. Groundwater dewatering activities shall comply with all applicable provisions in the permit, including water sampling, analysis, treatment (if required), and reporting of dewatering-related discharges. Upon completion of groundwater dewatering activities, a Notice of Termination shall be submitted to the Santa Ana RWQCB. Plan, Program, or Policy PPP WO-3: WQMP. Prior to the approval of the Prior to issuance of a City of Santa Ana Building Grading Plan and issuance of Grading Permits a completed Water Quality grading permit Safety Division Management Plan (WQMP) shall be submitted to and approved by the City Building and Safety Division. The WQMP shall identify all Post -Construction, Site Design. Source Control, and Treatment Control Best Management Practices (BMPs) that will be incorporated into the development project in order to minimize the adverse effects on receiving waters. City of Santa Ana 4-21 Final Supplemental EIR September 2024 Related Bristol Specific Plan Project 4. Mitigation Monitoring and Reporting Program Responsible for Standard Condition/ Plan, Program, Policy / Mitigation Measure/ Ensuring Compliance / Date Completed and Condition of Approval Timing Verification Initials NOISE GPU FEIR Mitigation Measure N-1: Construction contractors shall implement the following measures for construction activities conducted in the City of Santa Ana. Construction plans submitted to the City shall identify these measures on demolition, grading, and construction plans submitted to the City: The City of Santa Ana Planning and Building Agency shall verify that grading, demolition, and/or construction plans submitted to the City include these notations prior to issuance of demolition, grading and/or building permits. • Construction activity is limited to the hours: Between 7:00 a.m. to 8:00 p.m. Monday through Saturday, as prescribed in Municipal Code Section 1 8-31 4(e). Construction is prohibited on Sundays. • During the entire active construction period, equipment and trucks used for project construction shall use the best -available noise control techniques (e.g., improved mufflers, equipment re -design, use of intake silencers, ducts, engine enclosures, and acoustically attenuating shields or shrouds), wherever feasible. • Impact tools (e.g., jack hammers and hoe rams) shall be hydraulically or electrically powered wherever possible. Where the use of pneumatic tools is unavoidable, an exhaust muffler on the compressed air exhaust shall be used along with external noise jackets on the tools. • Stationary equipment such as generators and air compressors shall be located as far as feasible from nearby noise -sensitive uses. • Stockpiling shall be located as far as feasible from nearby noise - sensitive receptors. • Construction traffic shall be limited to approved haul routes established by the City Public Works Agency. Exceptions to approved routes must be granted by the Public Works Agency before any modification to approved haul routes. Prior to issuance of demolition, grading, and/or building permits During demolition, grading/excavation, and construction activities City of Santa Ana Building Safety Division City of Santa Ana 4-22 Final Supplemental EIR September 2024 Related Bristol Specific Plan Project 4. Mitigation Monitoring and Reporting Program Standard Condition/ Plan, Program, Policy / Mitigation Measure/ Condition of Approval Timing Responsible for Ensuring Compliance / Verification Date Completed and Initials • At least 10 days prior to the start of construction activities, a sign shall be posted at the entrance(s) to the job site, clearly visible to the public, that includes permitted construction days and hours, as well as the telephone numbers of the City's and contractor's authorized representatives that are assigned to respond in the event of a noise or vibration complaint. If the authorized contractor's representative receives a complaint, he/she shall investigate, take appropriate corrective action, and report the action to the City. • Signs shall be posted at the job site entrance(s), within the onsite construction zones, and along queueing lanes (if any) to reinforce the prohibition of unnecessary engine idling. All other equipment shall be turned off if not in use for more than 5 minutes. • During the entire active construction period and to the extent feasible, the use of noise -producing signals, including horns, whistles, alarms, and bells, shall be for safety warning purposes only. The construction manager shall use smart back-up alarms, which automatically adjust the alarm level based on the background noise level, or switch off back-up alarms and replace with human spotters in compliance with all safety requirements and laws. • Erect temporary noise barriers (at least as high as the exhaust of equipment and breaking line -of -sight between noise sources and sensitive receptors), as necessary and feasible, to maintain construction noise levels at or below the performance standard of 80 dBA Leq. Barriers shall be constructed with a solid material that has a density of at least 4 pounds per square foot with no gaps from the ground to the top of the barrier. GPU FEIR Mitigation Measure N-4: During the project -level California Prior to issuance of City of Santa Ana Building Environmental Quality Act (CEQA) process for industrial developments under grading and/or building Safety Division the General Plan Update or other projects that could generate substantial permits vibration levels near sensitive uses, a noise and vibration analysis shall be conducted to assess and mitigate potential noise and vibration impacts related to the operations of that individual development. This noise and vibration City of Santa Ana 4-23 Final Supplemental EIR September 2024 Related Bristol Specific Plan Project 4. Mitigation Monitoring and Reporting Program Standard Condition/ Plan, Program, Policy / Mitigation Measure/ Condition of Approval Timing Responsible for Ensuring Compliance / Verification Date Completed and Initials analysis shall be conducted by a qualified and experienced acoustical consultant or engineer and shall follow the latest CEQA guidelines, practices, and precedents. Mitigation Measure NOW: Prior to the issuance of construction/grading Prior to issuance of City of Santa Ana Building permits, the Project Applicant shall obtain a permit from the City's Building grading and/or Safety Division Safety Division to complete work outside the standard construction hours construction permits outlined in Santa Ana Municipal Code Section 18-314(e). In addition, the Project Applicant and/or contractor(s) shall develop a nighttime construction noise control plan that requires the following: Stationary equipment such as generators and air compressors shall adhere to the following: • Stationary equipment (e.g., generators, air compressors, etc.) shall be located 300 feet or more away from residences. • Stationary equipment shall be surrounded with noise barriers to achieve a minimum 10 dBA reduction. Alternatively, a temporary noise barrier may be used along the property line. Mobile equipment such as concrete mixer trucks, pump trucks shall adhere to the following: • The nighttime noise control plan shall prohibit mobile equipment and trucks from operating within the following distances to offsite sensitive receptors: ■ Phase 1: Trucks and equipment shall be 140 feet or more away from the Versailles residences along Plaza Drive. ■ Phase 2: No minimum distance required (Phase 2 is 410 feet from sensitive receptors and would not exceed thresholds). ■ Phase 3: Trucks and equipment shall be 150 feet or more away from the Versailles residences along Plaza Drive. City of Santa Ana 4-24 Final Supplemental EIR September 2024 Related Bristol Specific Plan Project 4. Mitigation Monitoring and Reporting Program Responsible for Standard Condition/ Plan, Program, Policy / Mitigation Measure/ Ensuring Compliance / Date Completed and Condition of Approval Timing Verification Initials • The nighttime noise control plan shall prohibit mobile equipment and trucks from operating within the following distances to onsite sensitive receptors: ■ Phase 1: No minimum distance is required because no onsite receptors would be constructed prior to Phase 1. ■ Phase 2: Trucks and equipment shall be 150 feet or more away from Phase 1 onsite residences. ■ Phase 3: Trucks and equipment shall be 170 feet or more away from Phase 1 and Phase 2 onsite residences. Condition of Approval N-1: Onsite Traffic Noise. Prior to issuance of building Prior to issuance of City of Santa Ana Planning permits for Phase 1, Phase 2, and Phase 3, a detailed acoustical study based building permits and Building Agency on architectural plans shall be prepared by a qualified acoustical consultant to demonstrate compliance with General Plan Noise Element Standards. The acoustical study shall be submitted to the City's Planning and Building Agency to demonstrate that all residential units would meet the City's 65 dBA exterior noise standard and 45 dBA interior noise standard to the satisfaction of the Planning and Building Agency Executive Director. This complies with the applicable sections of the California Building Code (Title 24 of the California Code of Regulations). The necessary noise reductions may be achieved by implementing noise control measures at the receiver locations. The required noise attenuation measures shall be incorporated into the applicable building plans and specifications. TRIBAL CULTURAL RESOURCES Mitigation Measure TCR-1: Retain a Native American Monitor Prior to Prior to issuance of City of Santa Ana Planning Commencement of Ground -Disturbing Activities. permits associated with and Building Safety divisions A. The Project Applicant shall retain a Native American monitor from or ground -disturbing approved by the Gabriele"no Band of Mission Indians-Kizh Nation. The activities monitor shall be retained prior to the commencement of any "ground- Monitoring during disturbing activity" for the subject Project at any Project locations (i.e., ground -disturbing both onsite and any offsite locations that are included in the Project activities description/ definition and/or required in connection with the proposed City of Santa Ana 4-25 Final Supplemental EIR September 2024 Related Bristol Specific Plan Project 4. Mitigation Monitoring and Reporting Program Standard Condition/ Plan, Program, Policy / Mitigation Measure/ Condition of Approval Timing Responsible for Ensuring Compliance / Verification Date Completed and Initials Project, such as public improvement work). "Ground -disturbing activity" shall include, but is not limited to, demolition, pavement removal, potholing, auguring, grubbing, tree removal, boring, grading, excavation, drilling, and trenching. B. A copy of the executed monitoring agreement shall be submitted to the Lead Agency prior to the earlier of the commencement of any ground - disturbing activity, or the issuance of any permit necessary to commence a ground -disturbing activity. C. The monitor will complete daily monitoring logs that will provide descriptions of the relevant ground -disturbing activities, the type of construction activities performed, locations of ground -disturbing activities, soil types, cultural -related materials, and any other facts, conditions, materials, or discoveries of significance to the Tribe. Monitor logs will identify and describe any discovered TCRs, including but not limited to, Native American cultural and historical artifacts, remains, places of significance, etc., (collectively, tribal cultural resources, or "TCR"), as well as any discovered Native American (ancestral) human remains and burial goods. Copies of monitor logs will be provided to the Project Applicant upon written request to the Tribe. D. Onsite tribal monitoring shall conclude upon the earlier of the following (1 ) written confirmation to the Kizh from a designated point of contact for the Project Applicant or lead agency that all ground -disturbing activities and phases that may involve ground -disturbing activities on the project site or in connection with the project are complete; or (2) a determination and written notification by the Kizh to the Project Applicant or Lead Agency that no future, planned construction activity and/or development construction phase at the Project site possesses the potential to impact Kizh TCRs. Mitigation Measure TCR-2: Unanticipated Discovery of Tribal Cultural During ground disturbing City of Santa Ana Planning Resource Objects (Non-Funerary/Non-Ceremonial) activities and Building Safety divisions A. Upon discovery of any TCRs, all construction activities in the immediate vicinity of the discovery shall cease (i.e., not less than the surrounding 50 City of Santa Ana 4-26 Final Supplemental EIR September 2024 Related Bristol Specific Plan Project 4. Mitigation Monitoring and Reporting Program Standard Condition/ Plan, Program, Policy / Mitigation Measure/ Condition of Approval Timing Responsible for Ensuring Compliance / Verification Date Completed and Initials feet) and shall not resume until the discovered TCR has been fully assessed by the Kizh monitor in consultation with a qualified archaeologist. The Kizh will recover and retain all discovered TCRs in the form and/or manner the Tribe deems appropriate, in the Tribe's sole discretion, and for any purpose the Tribe deems appropriate, including for educational, cultural and/or historic purposes. Mitigation Measure TCR-3: Unanticipated Discovery of Human Remains In construction plans and City of Santa Ana Planning and Associated Funerary or Ceremonial Objects Specifications. and Building Safety divisions A. Native American human remains are defined in PRC 5097.98 (d)(1) as During all ground an inhumation or cremation, and in any state of decomposition or skeletal disturbing activities completeness. Funerary objects, called associated grave goods in Public Resources Code Section 5097.98, are also to be treated according to this statute. B. If Native American human remains and/or grave goods are discovered or recognized on the project site, then Public Resource Code 5097.9 as well as Health and Safety Code Section 7050.5 shall be followed. C. Human remains and grave/burial goods shall be treated alike per California Public Resources Code section 5097.98(d)(1 ) and (2). D. Preservation in place (i.e., avoidance) is the preferred manner of treatment for discovered human remains and/or burial goods. E. Any discovery of human remains/burial goods shall be kept confidential to prevent further disturbance. City of Santa Ana 4-27 Final Supplemental EIR September 2024 Related Bristol Specific Plan Project 4. Mitigation Monitoring and Reporting Program This page intentionally left blank. City of Santa Ana 4-28 Final Supplemental EIR September 2024 RESOLUTION NO. 2024-XXX A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA ANA, CALIFORNIA, OVERRULING THE ORANGE COUNTY AIRPORT LAND USE COMMISSION'S DETERMINATION THAT THE PROPOSED RELATED BRISTOL SPECIFIC PLAN IS INCONSISTENT WITH THE AIRPORT ENVIRONS LAND USE PLAN FOR JOHN WAYNE AIRPORT, INCLUDING SUPPORTIVE FINDINGS WHEREAS, Steven Oh, with RCR Bristol, LLC ("Applicant"), on behalf of Greenville Ranch LLC, BSG West Bristol LLC, and MCG Bristol West LLC ("Property Owners"), is requesting adoption of the Related Bristol Specific Plan (SP No. 5) a change of zone for the Project Site to the new Related Bristol Specific Plan (SP No. 5) designation to facilitate the construction of a mixed -use development ("Project"), known as the Related Bristol Specific Plan Project, at 3600 Bristol Street ("Project Site"); and WHEREAS, the Project entails, among other things, (1) demolition of the existing sixteen (16) structures on the Project Site; (2) the establishment of a new Related Bristol Specific Plan (SP No. 5) and a change of zone for the Project Site to the new Related Bristol Specific Plan (SP No. 5) designation; (3) redevelopment of the Project Site into 3,750 residential units, up to 350,000 square feet of commercial space, 250 hotel rooms, and 200 senior care units, including 6,520 onsite parking spaces, and 13.1 acres of onsite open space; and (4) approval of Vesting Tentative Tract Map ("VTTM") No. 2023-01; and WHEREAS, the City of Santa Ana ("City") is located partially within the area contained within the scope of the Airport Environs Land Use Plan for John Wayne Airport (the "AELUP"); and WHEREAS, consistent with the requirements of California Public Utilities Code Section 21676 et seq., because a portion of the proposed Related Bristol Specific Plan (SP No. 5) is within the area covered by the AELUP, subsequent to its introduction, the Related Bristol Specific Plan (SP No. 5) was submitted to the Orange County Airport Land Use Commission (the "ALUC") for consideration of the Specific Plan's consistency with the AELUP; and WHEREAS, at its meeting on July 20, 2023, the ALUC determined that the Related Bristol Specific Plan (SP No. 5) is inconsistent with the AELUP; and WHEREAS, on August 31, 2023 and September 26, 2023, the City provided a notice of intent to overrule ALUC's determination of inconsistency pursuant to California Public Utilities Code section 21676, subdivision (b); and WHEREAS, on October 24, 2023, ALUC provided a response to the City's notice of intent to overrule ALUC's consistency determination and submitted additional comments; and Resolution No. 2024-XXX Page 1 of 5 WHEREAS, pursuant to California Public Utilities Code Sections 21670 and 21676, if an ALUC determines that a proposed adoption or amendment of a specific plan or zoning ordinance is inconsistent with an AELUP, the referring local agency may, after a public hearing, propose to overrule the ALUC by a two-thirds vote of its governing body, upon making specific findings that the proposed action is consistent with the purposes of the Public Utilities Code Section 21670; and WHEREAS, pursuant to City Council direction given at a City Council meeting on August 29, 2023, City staff has provided appropriate notice of the City Council's intent to override the ALUC's determination; and WHEREAS, on September 17, 2024, the City Council held a duly -noticed public hearing regarding the City Council's intent to overrule the ALUC's determination of inconsistency, after which the item was continued to the regularly -scheduled City Council meeting of October 1, 2024; and WHEREAS, the City Council finds that the Specific Plan is in the best interests of the City and is consistent with the purposes set forth in Public Utilities Code Section 21670. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Santa Ana as follows: Section 1. The City prepared a Draft Supplemental Environmental Impact Report ("SEIR") that analyzed the Project's environmental impacts in accord with the California Environmental Quality Act (Public Resources Code, §§ 21000 et seq., "CEQA"), the regulations promulgated thereunder (14 Cal. Code of Regulations, §§ 15000 et seq., the "CEQA Guidelines"), and the City's Local CEQA Guidelines. The Draft SEIR was made available for public review for 45 days between July 6, 2023 and August 21, 2023. The document was made available online at the City of Santa Ana website and available for review at City Hall and the City of Santa Ana Public Library in hard copy form. In response to comments received on the Draft SEIR, the City prepared a Final SEIR and released it to the public on August 1, 2024. The Final SEIR in the City Council Resolution approving the Final SEIR is incorporated herein by reference. The City Council Resolution recommends certification of the Final SEIR (SCH No. 2020029087), adoption of findings under CEQA, and adoption of the Mitigation Monitoring and Reporting Program and the Statement of Overriding Considerations, and among other things, properly assesses the environmental impact of the Project in accordance with CEQA. This Resolution incorporates by reference the environmental findings and analysis set forth in the City Council Resolution as if fully set forth herein. Section 2. The City Council is required to provide findings of fact supporting the overrule of ALUC's determination of inconsistency as required by California Public Utilities Code Section 21676, subdivision (b). The City Council of the City of Santa Ana hereby Resolution No. 2024-XXX Page 2 of 5 adopts the findings set forth in Exhibit "A" to this Resolution, attached hereto and incorporated herein by this reference (the "Findings"). Section 3. Based on these Findings and the associated substantial evidence in the public record, the City Council of the City of Santa Ana hereby finds that the proposed action by the City on the Related Bristol Specific Plan (SP No. 5) is consistent with the purposes of the State Aeronautics Act as stated in California Public Utilities Code Section 21670, and consistent with the AELUP. Section 4. Based on the above evidence and Findings made, and the remainder of the record in this matter, the City Council of the City of Santa Ana hereby overrules the ALUC's determination that the Related Bristol Specific Plan (SP No. 5) is inconsistent with AELUP. Section 5. This Resolution shall take effect immediately upon its adoption by the City Council, and the City Clerk shall attest to and certify the vote adopting this Resolution. Section 6. The documents and materials associated with this Resolution that constitute the record of proceedings on which these findings are based are located at Santa Ana City Hall, 20 Civic Center Plaza, Santa Ana, CA 92701. The City Clerk is the custodian of records for the record of proceedings. Section 7. The Applicant shall indemnify, protect, defend and hold the City and/or any of its officials, officers, employees, agents, departments, agencies, authorized volunteers, and instrumentalities thereof, harmless from any and all claims, demands, lawsuits, writs of mandamus, and other and proceedings (whether legal, equitable, declaratory, administrative or adjudicatory in nature), and alternative dispute resolution procedures (including, but not limited to arbitrations, mediations, and such other procedures), judgments, orders, and decisions (collectively "Actions"), brought against the City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof, that challenge, attack, or seek to modify, set aside, void, or annul, any action of, or any permit or approval issued by the City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof (including actions approved by the voters of the City) for or concerning the Project, whether such Actions are brought under the Ralph M. Brown Act, California Environmental Quality Act, the Planning and Zoning Law, the Subdivision Map Act, Code of Civil Procedure sections 1085 or 1094.5, or any other federal, state or local constitution, statute, law, ordinance, charter, rule, regulation, or any decision of a court of competent jurisdiction. It is expressly agreed that the City shall have the right to approve the legal counsel providing the City's defense, and that Applicant shall reimburse the City for any costs and expenses directly and necessarily incurred by the City in the course of the defense. City shall promptly notify the Applicant of any Action brought and City shall cooperate with Applicant in the defense of the Action. Section 8. If any section, subsection, sentence, clause, phrase, or portion of this Resolution is for any reason held to be invalid or unconstitutional by the decision of any Resolution No. 2024-XXX Page 3 of 5 court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this Resolution. The City Council of the City of Santa Ana hereby declares that it would have adopted this Resolution and each section, subsection, sentence, clause, phrase, or portion thereof irrespective of the fact that any one or more sections, subsections, sentences, clauses, phrases, or portions be declared invalid or unconstitutional. ADOPTED this 1 st day of October, 2024. Valerie Amezcua Mayor APPROVED AS TO FORM: SONIA R. Carvalho City Attorney By: cl aw'o- Laura A. Rossini Chief Assistant City Attorney AYES: Councilmembers: NOES: Councilmembers: ABSTAIN: Councilmembers: NOT PRESENT: Councilmembers: Resolution No. 2024-XXX Page 4 of 5 CERTIFICATE OF ATTESTATION AND ORIGINALITY I, Jennifer L. Hall, City Clerk, do hereby attest to and certify the attached Resolution No. 2024-XXX to be the original ordinance adopted by the City Council of the City of Santa Ana on October 1, 2024. Date: Jennifer L. Hall City Clerk City of Santa Ana Resolution No. 2024-XXX Page 5 of 5 EXHIBIT A FINDINGS OF FACT SUBJECT: CITY OF SANTA ANA NOTICE OF INTENT TO OVERRULE THE ORANGE COUNTY AIRPORT LAND USE COMMISSION'S DETERMINATION OF INCONSISTENCY FOR THE RELATED BRISTOL SPECIFIC PLAN PROJECT I. INTRODUCTION The City of Santa Ana ("City") is required to provide findings supporting the overrule of the Orange County Airport Land Use Commission's (" ALUC") determination of inconsistency as required in the California Public Utilities Code ("PUC") Section 21676(b). Based on the following Findings of Fact and the associated substantial evidence in the public record, the proposed action by the City on the Related Bristol Specific Plan Project ("Project") is consistent with the purposes of the State Aeronautics Act as stated in PUC Section 21670, which provides, in relevant part: It is the purpose of this article to protect public health, safety, and welfare by ensuring the orderly expansion of airports and the adoption of land use measures that minimize the public's exposure to excessive noise and safety hazards within areas around public airports to the extent that these areas are not already devoted to incompatible uses." Specifically, the City's proposed action on the Project provides for the orderly development of John Wayne Airport (" JWA"), and its surrounding area and promotes the overall goals and objectives of the State noise standards by avoiding new noise and safety problems, and protecting the public health, safety and welfare through the adoption of land use measures that minimize the public's exposure to excessive noise and safety hazards to the extent that this area is not already devoted to incompatible uses. II. FRAMEWORK It is in the public interest to: ( 1) provide for the orderly development of each public use airport in this state and the area surrounding these airports so as to ( 2) promote the overall goals and objectives of the California airport noise standards adopted pursuant to PUC Section 21669 and to ( 3) prevent the creation of new noise and safety problems. A. To provide for the orderly development of JWA and the area surrounding the airport, the ALUC adopted the 2008 Airport Environs Land Use Plan for John Wayne Airport (" JWA AELUP") on April 17, 2008. The JWA AELUP guides development proposals to provide for orderly development of the airport and the area surrounding the airport through implementation of the standards in Section Resolution No. 2024-XXX Page 6 of 18 2.1 (aircraft noise, safety compatibility zones, building height restrictions). B. The ALUC also adopted a separate Airport Environs Land Use Plan for Heliports ("Heliports AELUP") on June 19, 2008. C. The ALUC is required to use the California Airport Land Use Planning Handbook ("Handbook") that was updated by the California Department of Transportation, Division of Aeronautics (" Caltrans") in 2011. Neither the JWA AELUP nor the Heliports AELUP have been updated to incorporate the Handbook's guidance. Likewise, the JWA AELUP has not been updated with information about the operation and environmental effects of JWA as reflected in its most recent Final Environmental Impact Report ("EIR"), certified by the Orange County Board of Supervisors on June 25, 2019 for the General Aviation Improvement Program ("GAI P"). D. The City of Santa Ana is required to provide findings supporting the overrule of the Orange County ALUC determination as required in PUC Section 21676(b). Based on the following Findings of Fact and the associated substantial evidence in the public record, the proposed action by the City on the Project at 3600 South Bristol Street and related zoning change (amendment application) are consistent with the purposes of the State Aeronautics Act as stated in PUC Section 21670. E. The proposed Project provides for the orderly development of JWA, and its surrounding area and promotes the overall goals and objectives of the State noise standards by avoiding new noise and safety problems, and protecting the public health, safety and welfare through the adoption of land use measures that minimize the public's exposure to excessive noise and safety hazards to the extent that this area is not already devoted to incompatible uses. This Project would not add any new residential or commercial noise impacts to the JWA 65 dBA Community Noise Equivalent Level (CNEL) noise area. F. As the Project proposes a zone change and adoption of a Specific Plan, and pursuant to PUC Section 21676, the City of Santa Ana referred the proposed Project to the ALUC for review. G. The ALUC has adopted FAR Part 77 as the criteria for determining height restrictions in Orange County. FAR Part 77 requires notification to FAA for any project that would be more than 200 feet in height above ground level or within the imaginary surface of a 100:1 slope extending outward for 20,000 feet from the nearest runway. Here, the Project site is located within the 206-foot-high imaginary surface area for JWA, and the proposed mixed -use buildings that are a part of the Project would be a maximum of 25 stories high, with the tallest point on the buildings being 285 feet above the existing ground level. Thus, FAA notification is required. H. On July 20, 2023, the City of Santa Ana presented the Project to the ALUC for a determination of consistency with the JWA AELUP. Resolution No. 2024-XXX Page 7 of 18 The ALUC staff report for that hearing recommended that the ALUC find the proposed Project consistent with AELUP issues of aircraft noise, flight tracks and safety, and heliports. The staff report noted that with regard to AELUP issues of height restrictions, the Project is inconsistent per Section 3.2.1 of the AELUP, which states that "within the boundaries of the AELUP, any land use may be found to be inconsistent with the AELUP which... permits structures of excessive height in areas which would affect adversely the continued operation of the airport; or permit activities or facilities that would affect adversely aeronautical operations." The proposed Project would allow buildings up to 25 stories and/or 285 feet, which would penetrate the FAR Part 77 Horizontal Obstruction Imaginary Surface for JWA. J. On July 20, 2023, the ALUC held a public hearing and, by unanimous vote, adopted a resolution finding the Project inconsistent with the AELUP for the stated reasons set forth in the staff report. K. The City of Santa Ana has the general police power to control land use within its territorial jurisdiction. (Cal. Const., art. XI 11, § 7). This constitutional authority is acknowledged in State law (PUC §§ 21676, 21676.5) and the ALUC process allowing for overrule of an ALUC finding of inconsistency. L. Pursuant to PUC Section 21676(b), the City may overrule the commission by a two-thirds vote of the City Council if it makes specific findings that the Project is consistent with the purposes of the State Aeronautics Act. M. The City finds that the Project is consistent with the AELUP and with the purposes of the State Aeronautics Act based on the following Findings of Fact and substantial evidence. III. FINDINGS OF FACT A. Related Bristol Specific Plan Project. The Project consists of a specific plan for a 42-acre site to allow up to 3,750 residential units, up to 350,000 square feet of commercial space, 250 hotel rooms, and 200 senior care units, including 6,520 onsite parking spaces, and 13.1 acres of onsite open space. The Project requires discretionary approval of a tentative tract map, amendment application (zone change) for a specific plan, development agreement, and inclusionary housing plan. The specific plan contains permissive uses and development standards, but does not specify exact locations and heights of each implementing development that falls within the scope of the specific plan. B. The comments in ALUC's staff report and ALUC's determination of inconsistency found the Project inconsistent with AELUP for JWA per Section 3.2.1 because the Project would allow buildings up to 25 stories and/or 285 feet which would penetrate the FAR Part 77 Horizontal Obstruction Imaginary Surface for JWA. Resolution No. 2024-XXX Page 8 of 18 C. During the July 20, 2023 ALUC hearing on the Project, City staff and the project applicant provided supplemental information about the nature of a specific plan, how implementing projects will be reviewed, information on existing high-rises in the vicinity, and FAA notification requirements for buildings exceeding 200 feet in height, and that conditions of approval for the Project would contain a condition requiring "Notice of Airport in Vicinity," to be included in all lease/rental agreements and post outdoor signage informing the public of the presence of operating aircraft, which demonstrates further compliance with the AELUP and to minimize potential future noise complaints. Despite this information, the ALUC voted to find the Project inconsistent per Section 3.2.1 of the AELUP. D. Justification for Finding Project Consistent with the Purposes of PUC Section 21670. Noise. The residential and commercial land uses under the proposed Project are consistent with the aircraft noise standards of the AELUP and the requirements of PUC Section 21670. a. The Project is located outside of the JWA 60 to 65 dBA CNEL aircraft noise contours. Aircraft noise analysis was completed in the Project's SEIR (State Clearinghouse No. 2020029087) and presented at the ALUC hearing. 1) The AELUP establishes aircraft noise exposure exterior noise level compatibility thresholds for new development by land use category. According to the exterior noise thresholds outlined in the AELUP, multi -family residential development is considered normally consistent with exterior noise levels of less than 60 dBA CNEL, conditionally consistent with exterior noise levels between 60 and 65 dBA CNEL and normally inconsistent with exterior noise level above 65 Dba cnel. For commercial retail land use, exterior noise levels are considered normally consistent with exterior noise levels of less than 65 dBA CNEL and conditionally consistent with exterior noise level above 65 dBA CNEL. b. According to Section 5.9 of the SEIR, the Project site is located outside of both the airport's planned and actual (2019) 60 CNEL contours of JWA. Thus, according to the AELUP, the Project residential, open space, and commercial retail land uses are normally consistent with JWA aircraft noise exposure exterior noise level compatibility thresholds. c. The airport related noise on the Project site does not exceed the City's Municipal Code permissible noise levels. d. The County's General Aviation Noise Ordinance prohibits commercial Resolution No. 2024-XXX Page 9 of 18 aircraft departures between the hours of 10:00 p.m. and 7:00 a.m. and arrivals between the hours of 11:00 p.m. and 7:00 a.m. e. Based on the foregoing, these restrictions substantially limit the aircraft noise during the noise sensitive nighttime hours for residential use. Thus, noise impacts related to JWA would be less than significant. f. The JWA GAIP EIR also contains noise analysis demonstrating that the Project is outside of the 60 dBA CNEL noise contour. This noise analysis is based on one year's worth of aircraft operations in all runway operating configurations with for both existing aircraft fleet mixes and future fleet forecasts. This analysis includes the time of day of all operations and includes noise penalties for evening (7 pm to 10 pm) and night (10 pm to 7 am) aircraft operations of five and ten decibels per operation. Residential land uses are normally consistent in areas impacted by aircraft noise up to 60 dBA CNEL and commercial land uses up to 65 dBA CNEL as shown in the AELUP Table 1. These are the same noise standards used by the FAA and the State of California to identify compatible land uses near airports. g. The Project is located outside of the JWA single -event aircraft noise contours. The detailed aircraft noise analysis completed as part of the JWA GAIP EIR included analysis of single event aircraft noise. This analysis included single event noise contours for the noisiest aircraft making regular use of JWA. The Project developer's consultant provided analysis and information at the ALUC hearing showing the Project site is located outside of the JWA 85 dB single event noise contours for all aircraft making regular use of the Airport. h. The Project includes a condition of approval notifying future residents. The conditions of approval also include notification measures, which includes a "Notice of Airport in Vicinity," to be included in all lease/rental agreements and post outdoor signage informing the public of the presence of operating aircraft, which demonstrates further compliance with the AELUP and to minimize potential future noise complaints. The General Plan Update (GPU) in 2022 addresses noise, safety, hazards, and other related impacts from development in the vicinity of the Airport. Projects approved under the GPU would be required to comply with FAA airspace protection regulations using the AELUP consistency determination process. j. Based on the foregoing, the Project will not result in the exposure of City residents to excess noise within the meaning if PUC Section 21670. Resolution No. 2024-XXX Page 10 of 18 2. Safety. The residential and commercial land uses under the proposed project are consistent with the safety standards of the AELUP. a. Section 2. 1. 2 of the JWA AELUP describes the airport's safety compatibility zones. 1) Per Section 2. 1. 2 of the JWA AELUP, " Safety and compatibility zones depict which land uses are acceptable and which are unacceptable in various portions of airport environs." 2) The purpose of these zones, per the JWA AELUP, is to " support the continued use and operation of an airport by establishing compatibility and safety standards to promote air navigational safety and to reduce potential safety hazards for persons living, working or recreating near JWA." b. The JWA AELUP identifies the following Safety Zones: 1) Zone 1: Runway Protection Zone 2) Zone 2: Inner Approach/ Departure 3) Zone 3: Inner Turning Zone 4) Zone 4: Outer Approach/ Departure Zone 5) Zone 5: Sideline Zone 6) Zone 6: Traffic Pattern Zone c. According to the ALUC staff report, the Project is not in any of the AELUP safety zones. The Project is located outside of the airport's 60 CNEL contours. Table 1 of the Airport Environs Land Use Plan for JWA shows that residential land uses outside of the 60 CNEL contour are "normally consistent." The Project is located more than 0.29 miles from the outer edge of AELUP Zone 6, Traffic Pattern Zone as depicted in Appendix D. Further, AELUP Appendix D states the "Basic Compatibility Qualities" of Zone 6 as "Allow residential uses" and "Allow most nonresidential uses." d. The Project is not in the JWA runway protection zones (RPZ). The Project is located nearly two miles from the outer edge of the nearest JWA RPZ. e. No part of the Project will be inconsistent with the policies set forth in Section 2.1.2 of the JWA AELUP regarding Safety Compatibility Resolution No. 2024-XXX Page 11 of 18 Zones. Furthermore, the ALUC did not find, and cannot find, that the Project is inconsistent with Section 2.1.2 of the JWA AELUP. f. Based on the foregoing, the Project will not result in the exposure of City residents to excessive safety hazards within the meaning of PUC Section 21670. 3. Height. The residential and commercial land uses under the proposed Project are consistent with the height standards of the AELUP. The allowable height of structures surrounding an airport is described in FAR Part 77 as the allowable height at which safe movement of aircraft occurs. The regulation requires that notice be given to the FAA if there is a proposal to construct a structure that would exceed a 100:1 slope of an imaginary surface extending outward for 20,000 feet from the nearest runway at JWA. Beyond the 100:1 imaginary surface, FAR Part 77 requires notification to FAA for any project that will be more than 200 feet in height above the ground level. a. The proposed buildings associated with the Specific Plan would not exceed the sloping, three-dimensional 100:1 (one percent sloping surface from the nearest runway over 3,200 feet in actual length) FAA notification surface to require the Filing of FAA Form 7460-1. This information was provided by the Project applicant's representative during the ALUC hearing on the Project. b. The buildings exceeding 200 feet in height in the Specific Plan area will not exceed the sloping, three-dimensional 50:1 FAA precision instrument Approach Surface to JWA Runway 20R. This information was provided by the Project applicant's representative during the ALUC hearing on the Project. c. Each future site -specific implementing development under the Project will be required to be submitted through the City's development review process, at which point if a specific building is proposed within the Federal Aviation Administration (FAA) Notification Area that exceeds 200 feet in height, FAA notification compliance would be required through the development review process. d. In addition to requiring FAA notification for any buildings exceeding 200 feet in height within the Project area, AELUP and FAR Part 77 require an FAA aeronautical study to be conducted to ensure that the proposed structures would not constitute a hazard to air navigation. e. The FAA's Determinations of No Hazard to Air Navigation for the Mixed -Use development structures are the only source of authoritative, aviation safety findings regarding the Project because: 1) "The United States Government has exclusive sovereignty of Resolution No. 2024-XXX Page 12 of 18 airspace of the United States" (49 U.S.C. § 40103(a)(1)). 2) In order to use this airspace, the FAA Administrator is responsible for: Plans and policy for the safe use of the navigable airspace (49 U.S.C. § 40103(b)(1); and ii. "[R]egulations on the flight of aircraft (including regulations on safe altitudes) for navigating, protecting and identifying aircraft; protecting individuals and property on the ground; using the navigable airspace efficiently; and preventing collision between aircraft, between aircraft and land or water vehicle, and between aircraft and airborne objects" (49 U.S.C. § 40103(b)(2)). 3) The FAA's aeronautical studies for project structures are the definitive standard for assessing compliance with federal aviation safety laws and regulations (49 U.S.C. § 77.1(c)). This federal authority is recognized in State law (Cal. PUC §21240). f. The FAA will conduct an aeronautical study (49 U.S.C. §44718 and 14 CFR Part 77) and issue its Determinations for individual implementing projects that exceed 200 feet in height and are submitted within the Specific Plan area. g. The Project is an approval only as to the specific plan. No specific structures are contemplated as part of the Project. Therefore, nothing in the Project will create an obstruction or hazard to air navigation within the meaning of 14 CFR Part 77, and no part of the Project involves the proposed construction or alteration of any structures. Accordingly, no aeronautical study is required as part of the Project. See 49 USC 44718; 14 CFR Part 77; FAA Order JO 7400.2M. h. Based on the foregoing, the Project is consistent with AELUP's height standards. i. The other entities that have processed or commented on this project have aviation safety duties and responsibilities related to this matter. E a c h of these entities relies on or ultimately defers to the FAA's authoritative aviation safety role in airspace determinations. 1) The AELUP for JWA, Section 2.1.3 Building Height Restrictions states, "In adopting criteria for building height restrictions in the vicinities of airports, the Commission considered only one standard and that was Federal Aviation Regulations Part 77 ([14 Resolution No. 2024-XXX Page 13 of 18 CFR] Part 77) entitled, Objects Affecting Navigable Airspace. "These regulations are the only definitive standard available [emphasis added] and the standard most generally used." 2) Section 2.1.3 also recognizes FAA aeronautical studies beyond 14 CFR Part 77 surfaces as the standard for review, "In addition to the `imaginary surfaces,' the Commission will use all of the FAR Part 77.23 standards along with the results of FAA aeronautical studies, [emphasis added] or other studies deemed necessary by the Commission, in order to determine if a structure is an `obstruction."' This section goes on to state: The Commission considers and recognizes the FAA as the single "Authority" for analyzing project impact on airport or aeronautical operations, or navigational -aid siting, including interference with navigational- aids or published flight paths and procedures. The Commission also considers the FAA as the "Authority" for reporting the results of such studies and project analyses. The Commission will not consider the findings of reports or studies conducted by parties other than the FAA unless the FAA certifies and adopts such findings as true and correct. 3) Section 2.1.3 adds reference to FAA Advisory Circular 150/5190- 4A, A Model Zoning Ordinance to Limit Height of Objects Around Airports for Commission Review. This FAA Advisory Circular provides specific guidance for establishing zoning regulations along with specific guidance on a "variance" process for potential obstructions. At Section 3.b., "The Federal Aviation Administration (FAA) conducts aeronautical studies on obstructions which examine their effect on such factors as: aircraft operational capabilities; electronic and procedural requirements; and, airport hazard standards. if an aeronautical study shows that an obstruction, when evaluated against these factors, has no substantial adverse effect upon the safe and efficient use of navigable airspace, then the obstruction is considered not to be a hazard to air navigation [emphasis added]." 4) CalTrans Division of Aeronautics — Caltrans publishes the Handbook in accordance with State Law with the purpose to, " provide information to ALUCs, their staffs, airport proprietors, cities, counties, consultants, and the public; to identify the requirements and procedures for preparing effective compatibility planning documents; and define exemptions where applicable (Caltrans, 2011)." The Handbook provides specific guidance for Resolution No. 2024-XXX Page 14 of 18 assessing potential airspace obstructions in Section 4.5 Airspace Protection. a. JWA — The FAA requires airport sponsors like Orange County to accept specific grant assurances when they accept federal funding. Hazard Removal and Mitigation and Compatible Land Use are two of these assurances (49 U.S.C. § 47107(a)(9) and (10)). For hazard removal, the Airport relies on the FAA's aeronautical study to meet its requirement. For compatible land use, the Airport relies on coordination with the surrounding cities and the ALUC. The following are the specific assurances: b. Hazard Removal and Mitigation. It will take appropriate action to assure that such terminal airspace as is required to protect instrument and visual operations to the airport (including established minimum flight altitudes) will be adequately cleared and protected by removing, lowering, relocating, marking, or lighting or otherwise mitigating existing airport hazards and by preventing the establishment or creation of future airport hazards. The proposed Project would not result in hazards related to excessive glare, light, steam, smoke, dust, or electronic interference. Exterior lighting fixtures and security lighting would be installed in accordance with the City's Municipal Code Division 3, Building Security Regulations, which includes specifications for shielding and intensity of security lighting. In addition, the proposed Project would not use highly reflective surfaces, and does not include large areas of glass on the buildings. Therefore, the proposed Project would not generate substantial sources of glare. Operation of the proposed residential and commercial uses would not generate substantial quantities of steam, smoke, or dust emissions. Dust emissions are regulated by SCAQMD requirements and construction related air quality emissions that could include steam, smoke, and dust emissions would be less than significant with implementation of the standard SCAQMD Rules. The proposed Project would include the use of typical electronics, such as computers, televisions, and other electronics with wireless capability. These types of electronics are currently being used by the existing industrial land uses on the site, and other uses in the vicinity Resolution No. 2024-XXX Page 15 of 18 of the site. The new residential and commercial uses on the site would use similar technology that does not cause electronic interference that could affect aircraft. Thus, impacts related to electronic interference with operations of JWA would not occur. c. Compatible Land Use. It will take appropriate action, to the extent reasonable, including the adoption of zoning laws, to restrict the use of land adjacent to or in the immediate vicinity of the airport to activities and purposes compatible with normal airport operations, including landing and takeoff of aircraft. In addition, if the Project is for noise compatibility program implementation, it will not cause or permit any change in land use, within its jurisdiction, that will reduce its compatibility, with respect to the airport, of the noise compatibility program measures upon which Federal funds have been expended. 4. Overflight. "Close to the JWA approach centerline" as identified by the ALUC is neither an FAA nor an AELUP standard. a. The FAA is the only authoritative source of aviation safety data and the FAA does not have a "close to the JWA approach centerline" standard. b. The AELUP clearly identifies its airport land use planning standards around aircraft noise, safety, and height. Objective measures of these standards are clearly identified in AELUP Section 2.1. The Specific Plan is drafted to be consistent with each of these objective standards. c. Two-dimensional flight tracks and a list of unassociated aircraft do nothing to inform the impact of overflights. The ALUC provided limited arrival flight tracks, limited departure flight tracks and lists of aircraft by time of day and altitude that were purported to have produced these flight tracks. The limited nature of the information was commented on by ALUC commissioners during the July 20, 2023 hearing. d. Aircraft noise contours used to objectively measure noise impact already assume flight tracks and actual operating conditions for a full year including future operations. Limited Resolution No. 2024-XXX Page 16 of 18 information presented within the staff report packet dated July 20, 2023 of arrival flight tracks and limited information on departure flight tracks are not representative of a general condition and are not substantive evidence. e. The project is located outside of the JWA single event noise exposure areas documented in the JWA General Aviation Improvement Program EIR certified on June 25, 2019. The project developer presented this information to the ALUC Commission at its hearing on July 20, 2023. 5. Heliports. Heliports are not a part of the Project, therefore ALUC has not reviewed this for consistency and has made no determination. 6. Zone Change. The proposed zone change (amendment application) is consistent with the objective AELUP aircraft noise, safety and height standards and is therefore consistent with the larger planning role of the ALUC. "Close to the JWA approach centerline" is not an FAA or an ALUC standard. a. ALUC offers no substantiation that overflights of new residents would be disturbed or annoyed. On the contrary, the ALUC demonstrates that the Project is located outside of the 60 dBA CNEL noise contour. As such, the Project would not add any new residential or commercial noise impacts to the JWA 65 dBA Community Noise Equivalent Level (CNEL) noise area. b. Flight tracks limited information for arrivals and departures, which was commented on by Commission members during the hearing, are not unique and are fully accounted for in the one year of overflights used to measure CNEL noise impacts associated with JWA. c. Flight tracks limited information for arrivals and departures, which was commented on by Commission members during the hearing, are not unique and are fully accounted for in the single - event noise contours produced for the JWA GAIP EIR. The Project is located outside of these single -event noise contours. d. Per Section 1.2 of the AELUP for JWA, the purpose of the AELUP is to safeguard the general welfare of the inhabitants within the vicinity of the airport and to ensure the continued Resolution No. 2024-XXX Page 17 of 18 operations of the airport. The method by which the ALUC achieves this purpose is through the application of the objective standards contained in Section 2.1 of the AELUP. As demonstrated in the ALUC staff report and, in these Findings, the Specific Plan and application for each implementing project is and will be consistent with each of the standards. As a result, the ALUC has met their duty under Section 1.2 by ensuring that the Specific Plan meets these standards. e. Additionally, Section 2.1.4 of the AELUP for JWA and PUC Section 21674 charge the Commission to coordinate at the local level to ensure compatible land use planning. The method by which the ALUC achieves this charge is through the application of the objective standards contained in Section 2.1 of the AELUP. As demonstrated in the ALUC staff report and, in these Findings, the Project is consistent with each of the standards. As a result, the ALUC has met their duty under Section 2.1.4 and PUC Section 21674 by ensuring that the Project meets these standards. Resolution No. 2024-XXX Page 18 of 18 ORDINANCE NO. NS- AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SANTA ANA APPROVING AMENDMENT APPLICATION NO. 2023-03 TO ESTABLISH THE RELATED BRISTOL SPECIFIC PLAN (SP NO. 5) AND TO APPROVE A ZONE CHANGE FOR THE 41-ACRE SITE GENERALLY LOCATED AT 3600 BRISTOL STREET FROM GENERAL COMMERCIAL (C2) AND COMMERCIAL RESIDENTIAL (CR) TO RELATED BRISTOL SPECIFIC PLAN (SP NO. 5) BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF SANTA ANA AS FOLLOWS: Section 1. The City Council of the City of Santa Ana hereby finds, determines, and declares as follows: A. Steven Oh, with RCR Bristol, LLC ("Applicant"), on behalf of Greenville Ranch LLC, BSG West Bristol LLC, and MCG Bristol West LLC ("Property Owners"), is seeking to construct a mixed -use development ("Project"), known as the Related Bristol Specific Plan Project, at 3600 Bristol Street ("Project Site"). B. The Project entails, among other things, (1) demolition of the existing sixteen (16) structures on the Project Site; (2) the establishment of a new Related Bristol Specific Plan (SP No. 5) and a change of zone for the Project Site to the new Related Bristol Specific Plan (SP No. 5) designation; (3) redevelopment of the Project Site into 3,750 residential units, up to 350,000 square feet of commercial space, 250 hotel rooms, and 200 senior care units, including 6,520 onsite parking spaces, and 13.1 acres of onsite open space; and (4) approval of Vesting Tentative Tract Map ("VTTM") No. 2023-01. C. The general northern portion of the Project Site is currently in the General Commercial (C2) zoning district and the general southern portion of the Project Site is in the Commercial Residential (CR) zoning district. D. The Applicant is requesting approval and adoption of Amendment Application No. 2023-03 to: (1) establish the new Related Bristol Specific Plan (SP No. 5) and (2) approve a change of zone for the entire Project Site from General Commercial (C2) and Commercial Residential (CR) to Related Bristol Specific Plan (SP No. 5) (the "Zone Change"). E. Pursuant to Section 27-13 of the Santa Ana Municipal Code ("SAMC"), the City Council must approve a proposed plan adoption and amendment. Moreover, pursuant to Section 27-12 of the SAMC, prior to being submitted to the City Council, each proposed plan adoption or amendment shall be submitted to the Planning Commission for its review and Ordinance No. NS- Page 1 of 16 recommendation after the Planning Commission holds at least one (1) duly -noticed public hearing on the proposed plan adoption or amendment. F. Pursuant to Section 41-667 of the SAMC, the City Council must hold a hearing on and approve any proposed amendment of any sectional district map ("Zone Change"). Moreover, pursuant to Sections 41-664 and 41- 666 of the SAMC, prior to being submitted to the City Council, a public hearing on the proposed Zone Change must be held before the Planning Commission and the Planning Commission must transmit its recommendation on the proposed Zone Change to the City Council. G. On August 12, 2024, the Planning Commission of the City of Santa Ana held a duly -noticed public hearing on the entirety of Amendment Application No. 2023-03, including both the proposed adoption of the Related Bristol Specific Plan (SP No. 5) and the proposed Zone Change, recommending approval of the Amendment Application No. 2023-03 to the City Council. H. Based on the entire record before the City Council and all written and oral evidence presented, the City Council finds that the entirety of Amendment Application No. 2023-03, including both the proposed adoption of the Related Bristol Specific Plan (SP No. 5) and the proposed Zone Change, is consistent with the General Plan, including, but not limited to, its goals and policies, as follows: The Project and requested Amendment Application No. 2023-03 to establish Specific Plan No. 5 are consistent with the following General Plan goals and policies: • Goal CM-1: Recreation and Culture. Provide opportunities for public and private recreation and cultural programs that meet the needs of Santa Ana's diverse population. o Policy CM-1.6 Recreation on Private Property. Promote the development and use of privately -owned recreation and entertainment facilities that help meet the needs of Santa Ana residents. • Goal CM-3- Active Living and Well-being. Promote the health and wellness of all Santa Ana residents. o Policy CM-3.2 Healthy Neighborhoods. Continue to support the creation of healthy neighborhoods by addressing public safety, land use conflicts, hazardous soil contamination, incompatible uses, and maintaining building code standards. o Policy CM-3.5 Community Spaces. Encourage positive community interactions and neighborhood pride to create secure communities and promote safe public spaces. Ordinance No. NS- Page 2 of 16 o Policy CM-3.8 Underutilized Spaces. Repurpose underutilized spaces and City -owned vacant land as a strategy to improve community health and increase the number and accessibility of opportunities for health and recreation activities. Prioritize the redevelopment of such sites within environmental justice area boundaries and other areas underserved by parks and recreation opportunities The Project is consistent with these General Plan Community Element goals and policies, as it provides for publicly -accessible recreation opportunities on the Project Site through its 13.1 acres of publicly - accessible, programmable open space areas. The Project results in the redevelopment of a 41-acre site by introducing a mixed -use, urban village that encourages active and passive recreation. While the existing commercial development has no onsite open space acreage, the proposed specific plan requires the provision of onsite open space for both publicly -accessible and private open space areas. • Goal M-1: Comprehensive Circulation. A comprehensive and multimodal circulation system that facilitates the safe and efficient movement of people, enhances commerce, and promotes a sustainable community. o Policy M-1.6 Complete Streets. Transform travelways to accommodate all users through street design and amenities, such as sidewalks, trees, landscaping, street furniture, and bus shelters. • Goal M-3: Active Transportation. A safe, balanced, and integrated network of travelways for nonmotorized modes of transportation that connects people to activity centers, inspiring healthy and active lifestyles. o Policy M-3.2 Nonmotorized Travelway Amenities. Enhance nonmotorized travelways with amenities such as landscaping, shade trees, lighting, benches, crosswalks, rest stops, bicycle parking, and support facilities that promote a pleasant and safe experience. o Policy M-3.7 Complete Streets Design. Enhance streets to facilitate safe walking, bicycling, and other nonmotorized forms of transportation through community participatory design. • Goal M-4: Transportation, Land Use, and Design. Coordinated transportation planning efforts with land use and design strategies that encourage sustainable development and achieve broader community goals. Ordinance No. NS- Page 3 of 16 o Policy M-4.1 Intense Development Areas. Program multimodal transportation and public realm improvements that support new development in areas along transit corridors and areas planned for high intensity development. o POLICY M-4.2 Project Review. Encourage active transportation, transit use, and connectivity through physical improvements and public realm amenities identified during the City's Development Review process. o Policy M-4.5 Land Use Development Design. Ensure that building placement and design features create a desirable and active streetscape, by prioritizing pedestrian access directly from the street and placing parking lots to the rear of a development site. o Policy M-4.7 Parking. Explore and implement a flexible menu of parking options and other strategies to efficiently coordinate the response to parking demands. • Goal M-5: Sustainable Transportation. A transportation system that is attractive, safe, state-of-the-art, and supports community, environmental, and conservation goals. o Policy M-5.1 Enhanced Street Design. Improve the beauty, character, and function of travelways with amenities such as landscaped parkways and medians, bike lanes, public art, and other amenities. The Project is consistent with these General Plan Mobility Element goals and policies, as it provides for redevelopment of an existing, auto -oriented commercial center with a new mixed -use urban village that encourages multi -modal transit. Moreover, the proposed specific plan will introduce a walkable grid of streets and paseos, further encouraging pedestrian, bicycle, and alternate means of transportation both within and to/from the Project Site. • Goal EP-1: Job Creation and Retention. Foster a dynamic local economy that provides and creates employment opportunities for all residents in the city. o Policy Attract Business business attraction efforts employment potential. Strengthen and expand citywide in order to achieve the city's full • Goal EP-3: Business Friendly Environment. Promote a business friendly environment where businesses thrive and build on Santa Ana's strengths and opportunities. Ordinance No. NS- Page 4 of 16 o Policy EP-3.4 Complete Communities. Encourage the development of "complete communities" that provide a range of housing, services, amenities, and transportation options to support the retention and attraction of a skilled workforce and employment base. o Policy EP-3.10 Rethinking Strip -Commercial. Promote the creation of distinctive neighborhood serving districts through the renovation or redevelopment of existing strip -commercial development. The Project is consistent with these General Plan Economic Prosperity Element goals and policies, as it provides for redevelopment of an existing, auto -oriented commercial center with a new mixed -use urban village. The Project will contain a diverse range of employment opportunities for the commercial, senior continuum care, hotel, and residential communities that will take shape on the Project Site. • Goal OS-1: Parks, Open Space, and Recreation. Provide an integrated system of accessible parks, recreation facilities, trails, and open space to serve the City of Santa Ana. o Policy OS-1.2 Parks and Recreation System. Provide and support a comprehensive and integrated network of parks, recreation facilities, trails, and open space that is diverse, with a variety of active and passive recreational opportunities. o Policy OS-1.5 Park and Open Space Types. Provide a mix of community, neighborhood, and special use parks, along with greenway corridors, natural areas, and landscape areas, to meet community needs for greenspace, recreation space, social space, and trail connectivity. o Policy OS-1.9 New Development. Require all new development to provide adequate parks and open space, including via parkland dedication or development fees, in order to meet the City's park standard. Ensure that new development includes pedestrian and multi -modal travelways to promote a quality living environment. For new development within park deficient and environmental justice areas, prioritize the creation and dedication of new public parkland over the collection of impact fees. o Policy OS-1.10 Creative Solutions for Deficiencies. Develop creative and flexible solutions to provide greenspace and recreation activities in park -deficient neighborhoods. Encourage private and commercial recreational facilities that are physically Ordinance No. NS- Page 5 of 16 open to the public and are affordable to residents of surrounding neighborhoods, and serve community needs. The Project is consistent with these General Plan Open Space Element goals and policies, as it provides for redevelopment of an existing, auto -oriented commercial center with a new mixed -use urban village. The Project will contain 13.1 acres of total onsite public open space, which will be maintained for public access and enjoyment through both the Specific Plan's goals and development standards, as well as the Project's proposed Development Agreement (No. 2023-02). The 13.1 acres of onsite open space comprise almost one-third of the entire site's 41 acres, and will be programmed for both passive and active uses, with a minimum of four community events per year. Moreover, the Project's street frontages will contain new bike lanes, with stretches built as protected bike lanes, encouraging active recreation to and from the Project Site. • Goal LU-1: Growing Responsibly. Provide a land use plan that improves quality of life and respects our existing community o Policy LU-1.1 Compatible Uses. Foster compatibility between land uses to enhance livability and promote healthy lifestyles. o Policy LU-1.3 Equitable Creation and Distribution of Open Space. Promote the creation of new open space and community serving amenities in park -deficient areas that keeps pace with the increase in multi -unit housing development, with priority given to those that are also within environmental justice area boundaries. o Policy LU-1.5 Diverse Housing Types. Incentivize quality infill residential development that provides a diversity of housing types and accommodates all income levels and age groups. o Policy LU-1.6 Transit Oriented Development. Encourage residential mixed -use development, within the City's District Centers, Urban Neighborhoods, and adjacent to high quality transit. o Policy LU-1.8 Development Tradeoffs. Ensure that new development projects provide a net community benefit. o Policy LU-1.9 Public Facilities and Infrastructure. Evaluate individual new development proposals to determine if the proposals are consistent with the General Plan and to ensure that they do not compound existing public facility and service deficiencies. Ordinance No. NS- Page 6 of 16 • Goal LU-2: Land Use Needs. Provide a balance of land uses that meet Santa Ana's diverse needs. o Policy LU-2.1 Employment Opportunities. Provide a broad spectrum of land uses and development that offer employment opportunities for current and future Santa Ana residents. o Policy LU-2.2 Capture Local Spending. Encourage a range of commercial uses to capture a greater share of local spending, and offer a range of employment opportunities. o Policy LU-2.3 Supportive Spaces. Provide a diversity of land uses that support residents, visitors, and businesses, such as open space, areas for community gatherings, and outdoor entertainment venues o Policy LU-2.4 Cost and Benefit of Development. Balance the benefits of development with its fiscal impacts on the city and on quality of life for the community. o Policy LU-2.5 Benefits of Mixed -Use. Encourage infill mixed -use development at all ranges of affordability to reduce vehicle miles traveled, improve jobs/housing balance, and promote social interaction. o Policy LU-2.7 Business Incubator. Support land use decisions that encourage the creation, development, and retention of businesses in Santa Ana. o Policy LU-2.8 City Image. Encourage land uses, development projects, and public art installations that promote the city's image as a cultural, governmental, and business -friendly regional center. o Policy LU-2.10 Smart Growth. Focus high density residential in mixed -use villages, designated planning focus areas, Downtown Santa Ana, and along major travel corridors. • Goal LU-4: Complete Communities. Support a sustainable Santa Ana through improvements to the built environment and a culture of collaboration. o Policy LU-4.5 VMT Reduction. Concentrate development along high quality transit corridors to reduce vehicle miles traveled (VMT) and transportation -related carbon emissions. The Project is consistent with these General Plan Land Use Element goals and policies, as it provides for redevelopment of an existing, auto -oriented commercial center with a new mixed -use urban village. Ordinance No. NS- Page 7 of 16 The Project has been thoroughly evaluated for environmental impacts, as well as for market, fiscal impact, economic impact, and community benefits through multiple analyses. The proposed specific plan establishes a foundation for future developments within the specific plan area that provide a balance of commercial and residential land uses, conforming to the General Plan's DC-5 land use designation and the South Bristol Street Focus Area's goals. The infill nature of the Project encourages smart growth by conserving resources and locating new development in an already -urbanized, transit -oriented area adjacent to or near major employment centers. The Project conforms to all Vehicle Miles Travelled (VMT) guidelines adopted by the City and enhances the City's image at a major intersection leading into Santa Ana. • Goal UD-1: Physical Character. Improve the physical character and livability of the City to promote a sense of place, positive community image, and quality environment. o Policy UD-1.1 Design Quality. Ensure all developments feature high quality design, materials, finishes, and construction. o Policy UD-1.2 Public Art. Require public art as part of major developments and the public realm improvements. o Policy UD-1.4 Safety Through Design. Incorporate public safety design features into private and public developments to prevent loitering, vandalism, and other undesirable activities. o Policy UD-1.5 Attractive Public Spaces. Encourage community interaction through the development and enhancement of plazas, open space, people places, and pedestrian connections with the public realm. o Policy UD-1.6 Active Transportation Infrastructure. Support the creation of citywide public street and site amenities that accommodate and promote an active transportation -friendly environment. • Goal UD-2: Sustainable Environment. Improve the built environment through sustainable development that is proportional and aesthetically related to its setting. o Policy UD-2.1 Enhanced Public Realm Experience. Encourage development to enhance the existing environment through the use of creative architectural design and sustainable streetscape treatments that are consistent on each corridor. Ordinance No. NS- Page 8 of 16 o Policy UD-2.2 Compatibility and Use With Setting. Employ buffers and other urban design strategies to encourage the compatibility of new development with the scale, bulk, and pattern of existing development. o Policy UD-2.4 Intentional Design. Encourage design and architecture on private and public property that accentuate focal points, activity nodes, and historic areas. o Policy UD-2.5 Relation to Surroundings. Ensure new development exhibits a functional, comfortable scale in relation to its neighborhood. o Policy UD-2.7 Building and Strengthening Identity. Collaborate with community stakeholders to strengthen and foster development of community and neighborhood identity and district character through complementary architecture, unique streetscapes, and programming. o Policy UD-2.10 Greening the Built Environment. Promote planting of shade trees and require, where feasible, preservation and site design that uses appropriate tree species to shade parking lots, streets, and other facilities, with the goal of reducing the heat island effect. • Goal UD-3: Attractive Travelways. Create and maintain safe and attractive travelways through coordinated streetscape design. o Policy UD-3.3 Foster Community Building. Promote a safe environment that facilitates social interaction and improves active transportation along corridors. o Policy UD-3.4 Improvements to Streetscape. Promote streetscape improvement plans that are responsive to community needs, the nature of adjacent uses, path characteristics, street classification, pedestrian scale, and view corridors. o Policy UD-3.6 Linear Park System. Support open space improvements along roadways and nonvehicular paths, such as bike or multiuse trails, to create linear open space that connect to a network of parks and activity areas throughout the city. o Policy UD-3.8 Pleasant Travel Experience. Maximize the use of street trees and parkway landscaping to create a pleasant travel experience and positive city image. • Goal UD-4: Nodes and People Places. Create nodes and urban hubs throughout the City to foster community, education, arts and culture, Ordinance No. NS- Page 9 of 16 business activities, entertainment, and establish Santa Ana as a vibrant center. o Policy UD-4.1 Intentional Development. Support development growth in nodes consistent with the City's vision as the dynamic urban center of Orange County. o Policy UD-4.2 Image Making Through Architecture. Promote development within nodes to reflect the significance of the area and cultivate a positive image of Santa Ana through high quality architecture. o Policy UD-4.3 Activate Open Space. Ensure architectural and landscape design activates open space as a means to promote community interaction and enhance the aesthetic quality of development. o Policy UD-4.4 Vibrant Street Life. Encourage development within nodes that promotes pedestrian activities, enhanced amenities, and engaging designs that allow for discovery, excitement, and social interaction. • Goal UD-5: Focus Intersections. Create focal points at major intersections to enhance community identity and open space. o Policy UD-5.1 Building Presence at Intersections. Create a strong presence at focus intersections by locating intense building mass and open space areas along the street that include high quality design and materials. • Goal UD-7: Gateways. Create and strengthen gateways into the City that promote a sense of arrival. o Policy UD-7.1 First Impression. Strengthen the architectural design of developments near gateways to communicate a sense of arrival and inspire positive images of the City. o Policy UD-7.2 Streetscape Improvements. Enhance Santa Ana's gateways to include unique and distinctive streetscape improvements. The Project is consistent with these General Plan Urban Design Element goals and policies. The Project improves a major site at a gateway intersection leading into Santa Ana by redeveloping an outdated, auto - oriented strip -commercial center with a dynamic, mixed -use urban village that complements the scale an intensity of existing developments surrounding the Project Site. Through onsite private streets and improvements to public streets along the site's street frontages, the specific plan will create attractive travelways and establish activity nodes Ordinance No. NS- Page 10 of 16 at the intersections of Bristol Street and Sunflower Avenue, and Bristol Street and MacArthur Boulevard, near the interchange of Bristol Street and the San Diego (1-405) Freeway. The redevelopment of the existing site will establish a new gateway into Santa Ana that is consistent with the South Bristol Street Focus Area's vision for the Project Site. • Goal HE-1: Livable and affordable neighborhoods with healthy and safe housing conditions, community services, well -maintained infrastructure, and public facilities that inspire neighborhood pride and ownership. o Policy HE-1.3 Complete Neighborhoods. Improve neighborhood quality by locating or providing access to complementary services and public facilities, including the integration of community gardens and access to healthy food options in neighborhoods. o Policy HE-1.4. Healthy Neighborhoods. Create and maintain parks and open spaces; plant trees, green parkways, and medians; support access to healthy food options; and maintain a continuous pattern of pathways that encourage an active and healthy lifestyle. o Policy HE-1.10. Parking Management. Support innovative and creative strategies that proactively minimize parking impacts and deficiencies within residential neighborhoods, including parking management requirements, installation of parking lifts, and incentives for active transportation. • Goal HE-2. Foster an inclusive community with a diversity of quality housing, affordability levels, and living experiences that accommodate Santa Ana's residents and workforce of all household types, income levels, and age groups. o Policy HE 2.3. Urban Villages. Create higher intensity, mixed - use urban villages and pedestrian -oriented experiences that access and support the office centers, commercial services, and cultural activities within District Centers and Urban Neighborhood designated areas. o Policy HE-2.4. Rental Housing. Facilitate the construction of rental housing for Santa Ana's residents and workforce, with a commitment to provide rental housing for extremely low-, very low-, and low-income residents as well as moderate income Santa Ana workers. o Policy HE-2.6. Housing Design. Require excellence in architectural design through the use of materials and colors, Ordinance No. NS- Page 11 of 16 building treatments, landscaping, open space, parking, and environmentally sensitive ("green") building and design practices. • Goal HE-4. Provide sufficient rental and ownership housing opportunities and supportive services for seniors, people with disabilities, families with children, and people experiencing homelessness. o Policy HE-4.1. Senior Housing. Support development of affordable senior rental and ownership housing, readily accessible to support services; provide assistance for seniors to maintain and repair their homes to facilitate the maximum independent living. The Project is consistent with these General Plan Housing Element goals and policies. The Project will provide high -quality diversity of rental housing for Santa Ana's residents and workforce. Through the Project's Development Agreement, the Project will provide inclusionary housing fees that will be used by the City to provide onsite affordable housing opportunities in the community. Through innovative use of land, the Project will provide for healthy communities with 13.1 acres of onsite open space, a full -service grocer, and underground parking, freeing up valuable acreage for the development of community -serving commercial, residential, and open space land uses. Moreover, the SP and requested entitlements address General Plan consistency for the South Bristol Street Focus Area in the following manners: • The District Center -High is a mixed -use designation identified in the General Plan as including "high density urban villages consisting of visually striking and dynamic buildings and spaces with a wide range and mix of residential, live -work, commercial, hotel, and employment - generating uses." • Table LU-2 of the General Plan (Buildout) identifies an assumed housing growth of 5,272 units in the District; the proposed 3,750 falls within the assumed growth. • Table LU-8 of the General Plan identifies the DC-5 area as allowing a maximum Floor Area Ratio of 5.0, or 125 dwelling units per acre and a maximum height of 25 stories. The General Plan allows the FAR to be calculated on a gross basis for an individual development Project. • The General Plan's District Center designation would allow up to 8,733,780 square feet of mixed uses, inclusive of residential uses, based on the maximum FAR of 5.0 over the 41.13-acre (gross) site. As proposed, the Related Bristol will result in an FAR of 2.7, well within the maximums allowed in the General Plan. No General Plan Amendment is required nor proposed. Ordinance No. NS- Page 12 of 16 • The General Plan envisions "urban villages", "an intense multistory presence" and "mixed use opportunities". The Development Plan implements this vision with a range of building heights and configurations in two mixed -use Districts/Villages, with heights and intensities within the limits identified in the General Plan. • The General Plan requires fiscal neutrality (Policy LU 2.4). The Project results in positive fiscal impacts. • The General Plan calls for community involvement (Policy LU 3.2). Significant outreach has occurred as outlined in Specific Plan Section 2.5, Community Engagement. • The General Plan encourages areas for community gathering and outdoor entertainment (Policy LU 2.3). The Specific Plan includes approximately 13 acres of open space, which includes public plaza areas and a central park, accessible to the public and allowing for outdoor entertainment. • The Specific Plan area is not within an Environmental Justice area. However, as designed, the provision of nearly one-third of the 41-acre site for publicly accessible open space with active and passive recreation opportunities is a means of addressing open space deficiencies prevalent in many portions of Santa Ana. G. The City Council has weighed and balanced the General Plan's policies and has determined that, based upon this balancing, the Project at 3600 Bristol Street and Amendment Application No. 2023-03, including the Related Bristol Specific Plan (SP No. 5) and the Zone Change, are consistent with the purpose of the General Plan. H. The City Council also adopts as findings all facts presented in the Request for City Council Action dated September 17, 2024 and October 1, 2024 and exhibits attached thereto; and the public testimony, written and oral, all of which are incorporated herein by this reference. For these reasons, and each of them, Amendment Application No. 2023-03 is hereby found and determined to be consistent with the General Plan of the City of Santa Ana and otherwise justified by the public necessity convenience and general welfare. Section 2. The City prepared a Draft Supplemental Environmental Impact Report ("SEIR") that analyzed the Project's environmental impacts in accord with the California Environmental Quality Act (Public Resources Code, §§ 21000 et seq., "CEQA"), the regulations promulgated thereunder (14 Cal. Code of Regulations, §§ 15000 et seq., the "CEQA Guidelines"), and the City's Local CEQA Guidelines. The Draft SEIR was made available for public review for 45 days between July 6, 2023 and August 21, 2023. The document was made available online at the City of Santa Ana website and available for review at City Hall and the City of Santa Ana Public Library in hard copy form. In response to comments received on the Draft SEIR, the City prepared a Final SEIR and released it to the public on August 1, 2024. The Final SEIR in the City Council Resolution approving the Final SEIR is incorporated herein by reference. The City Council Resolution recommends certification of the Final SEIR (SCH No. Ordinance No. NS- Page 13 of 16 2020029087), adoption of findings under CEQA, and adoption of the Mitigation Monitoring and Reporting Program and the Statement of Overriding Considerations, and among other things, properly assesses the environmental impact of the Project in accordance with CEQA. This Resolution incorporates by reference the environmental findings and analysis set forth in the Resolution for the Final SEIR (SCH No. 2020029087) as if fully set forth herein. Section 3. The City Council of the City of Santa Ana, after conducting the public hearing, hereby approves the Amendment Application No. 2023-03, and specifically, approves and adopts the Related Bristol Specific Plan (SP No. 5), a true and correct copy of which is attached hereto as Exhibit A and incorporated herein by this reference. This approval is based upon the evidence submitted at the above said hearing, which includes, but is not limited to: The Request for City Council Action dated September 17, 2024 and October 1, 2024, and exhibits attached thereto; and the public testimony, written and oral, all of which are incorporated herein by this reference. Section 4. The City Council of the City of Santa Ana, after conducting the public hearing, also hereby approves the Zone Change for the Project Site from General Commercial (C2) and Commercial Residential (CR) to Related Bristol Specific Plan (SP No. 5), as set forth in Amended Sectional District Map No. 35-5-10, a true and correct copy of which is attached hereto as Exhibit B and incorporated herein by this reference. This approval is based upon the evidence submitted at the above said hearing, which includes, but is not limited to: The Request for City Council Action dated September 17, 2024 and October 1, 2024, and exhibits attached thereto; and the public testimony, written and oral, all of which are incorporated herein by this reference. Section 5. The documents and materials associated with this Ordinance that constitute the record of proceedings on which these findings are based are located at Santa Ana City Hall, 20 Civic Center Plaza, Santa Ana, CA 92701. The City Clerk is the custodian of records for the record of proceedings. Section 6. Pursuant to Government Code Section 66020, the Applicant may protest the imposition of fees, dedications, reservations, or other exactions imposed on this development Project by taking the necessary steps and following the procedures established by Sections 66020 through 66022 of the California Government Code. Section 7. The Applicant shall indemnify, protect, defend and hold the City and/or any of its officials, officers, employees, agents, departments, agencies, authorized volunteers, and instrumentalities thereof, harmless from any and all claims, demands, lawsuits, writs of mandamus, and other and proceedings (whether legal, equitable, declaratory, administrative or adjudicatory in nature), and alternative dispute resolution procedures (including, but not limited to arbitrations, mediations, and such other procedures), judgments, orders, and decisions (collectively "Actions"), brought against the City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof, that challenge, attack, or seek to modify, set aside, void, or annul, any action of, or any permit or approval issued by the City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof (including actions approved by the voters of the City) for or Ordinance No. NS- Page 14 of 16 concerning the Project, whether such Actions are brought under the Ralph M. Brown Act, California Environmental Quality Act, the Planning and Zoning Law, the Subdivision Map Act, Code of Civil Procedure sections 1085 or 1094.5, or any other federal, state or local constitution, statute, law, ordinance, charter, rule, regulation, or any decision of a court of competent jurisdiction. It is expressly agreed that the City shall have the right to approve the legal counsel providing the City's defense, and that Applicant shall reimburse the City for any costs and expenses directly and necessarily incurred by the City in the course of the defense. City shall promptly notify the Applicant of any Action brought and City shall cooperate with Applicant in the defense of the Action. Section 8. If any section, subsection, sentence, clause, phrase, or portion of this Ordinance is for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this Ordinance. The City Council of the City of Santa Ana hereby declares that it would have adopted this Ordinance and each section, subsection, sentence, clause, phrase, or portion thereof irrespective of the fact that any one or more sections, subsections, sentences, clauses, phrases, or portions be declared invalid or unconstitutional. ADOPTED this 1st day of October, 2024. Valerie Amezcua Mayor APPROVED AS TO FORM: SONIA R. CARVALHO City Attorney By: Q -0-'k. Laura A. Rossini Chief Assistant City Attorney AYES: Councilmembers: NOES: Councilmembers: ABSTAIN: Councilmembers: NOT PRESENT: Councilmembers: Ordinance No. NS- Page 15 of 16 CERTIFICATE OF ATTESTATION AND ORIGINALITY I, Jennifer L. Hall, City Clerk, do hereby attest to and certify the attached Ordinance No. NS-XXXX to be the original ordinance adopted by the City Council of the City of Santa Ana on October 1, 2024. Date: Jennifer L. Hall City Clerk City of Santa Ana Ordinance No. NS- Page 16 of 16 The Final Draft Related Bristol Specific Plan document is available: Online on the City's project webpage at: https://www.santa-ana.org/related- california-bristol-specific-plan/ Physically at: City Hall, Planning Counter 20 Civic Center Plaza Santa Ana, CA 92701 or Santa Ana Newhope* Library 122 N. Newhope Street Santa Ana, CA 92703 Copies of the Related Bristol Final Supplemental Environmental Impact Report (SEIR) are also available for viewing online and in print at the same locations. *Please note that the Final Draft Related Bristol Specific Plan and the Draft SEIR were originally posted at the Santa Ana Main Library, but due to a temporary closure of the facility stemming from renovations, the Final SEIR and related materials are physically available at the Newhope Library Exhibit A to Exhibit 3 — Link to Specific Plan Document 0 ry6�f�26-S-10 0 N Al 0 26-5 �Ill KI OARRYAV Ki A7 A7 m A7 A7 % c A7 w A7 W R1-PRD g R1-PRD 9wY u o R1-PRD O M1 R7 C4 rn a Cl 0 s Q s a MOORE AV M1 A'1 R1-PRD R1 O UPRR 0 O O O WALTONAV SD4 0l iw SD51 ; MCA120MROOKD a U R3 PICASSO REMBRANDT IELD RD W MACARTHU ~ R1 ZONING DISTRICTS SD5 C4 R BLVD y O � Q y � WEST W IND m m yF y C2 F R1-PRD gSD7 03 WIND WIND BAY rc x CREST°I ' R Q O R6 U w aq0 6 CR — •. �.. �.. �'pKNNM1iM �.. �.. �� ' R7 ••.••."."...... 1RFEMERAV_••�••�•• m N O PAINT D— 7/30/24 N/A Al GENERAL AGRICULTURAL CSM SOUTH MAIN STREET COMMERCIAL DIST. R2 TWO-FAMILY RESIDENCE -B PARKING MODIFICATION Cl COMMUNITY COMMERCIAL GC GOVERNMENT CENTER R3 MULTIPLE -FAMILY RESIDENCE -OZ OVERLAY ZONE Cl-MD COMMUNITY COMMERCIAL - MUSEUMDIST. M1 LIGHT INDUSTRIAL R4 SUBURBAN APARTMENT PLANNED RESIDENTIAL PRO DEVELOPMENT C2 GENERAL COMMERCIAL M2 HEAVY INDUSTRIAL RE RESIDENTIAL ESTATE C4 PLANNED SHOPPING CENTER 0 OPENSPACE SO SPECIFIC DEVELOPMENT -HD2 HEIGHT DISTRICT II C5 ARTERIAL COMMERCIAL P PROFESSIONAL SP SPECIFICPLAN CR COMMERCIAL RESIDENTIAL R1 SINGLE-FAMILY RESIDENCE OZ1 I METRO EAST OVERLAY ZONE SECTIONAL DISTRICT MAP: 35-5-10 e CITY OF SANTA ANA, CALIFORNIA Exhibit: B ORDINANCE NO. NS- AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SANTA ANA APPROVING DEVELOPMENT AGREEMENT NO. 2023-02 FOR A MIXED -USE DEVELOPMENT, KNOWN AS THE RELATED BRISTOL SPECIFIC PLAN PROJECT, AT 3600 BRISTOL STREET BETWEEN THE CITY OF SANTA ANA AND GREENVILLE RANCH LLC, BSG WEST BRISTOL LLC, AND MCG BRISTOL WEST LLC BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF SANTA ANA AS FOLLOWS: Section 1. The City Council of the City of Santa Ana hereby finds, determines, and declares as follows: A. Steven Oh, with RCR Bristol, LLC ("Applicant"), on behalf of Greenville Ranch LLC, BSG West Bristol LLC, and MCG Bristol West LLC ("Property Owners"), is seeking to construct a mixed -use development ("Project"), known as the Related Bristol Specific Plan Project, at 3600 Bristol Street ("Project Site"). B. The Project entails, among other things, (1) demolition of the existing sixteen (16) structures on the Project Site; (2) the establishment of a new Related Bristol Specific Plan (SP No. 5) and a change of zone for the Project Site to the new Related Bristol Specific Plan (SP No. 5) designation; (3) redevelopment of the Project Site into 3,750 residential units, up to 350,000 square feet of commercial space, 250 hotel rooms, and 200 senior care units, including 6,520 onsite parking spaces, and 13.1 acres of onsite open space; and (4) approval of Vesting Tentative Tract Map ("VTTM") No. 2023-01. C. The City of Santa Ana ("City") is authorized, pursuant to Government Code Sections 65864 through 65869.5, to enter into development agreements with persons having legal or equitable interests in real property for the purpose of establishing certainty for both City and owner in the development process. D. Because of the logistics, magnitude of the expenditure and considerable lead time prerequisite to planning and developing the Project, Applicant has proposed to enter into a development agreement concerning the Project ("Development Agreement No. 2023-02") to provide assurances that the Project can proceed without disruption caused by a change in the City's planning policies and requirements except as provided in the Development Agreement No. 2023-02, which assurance will thereby Ordinance No. NS- Page 1 of 5 55394.00062\42643158.1 reduce the actual or perceived risk of planning for and proceeding with development of the Project. E. On August 12, 2024, the Planning Commission of the City of Santa Ana held a duly -noticed public hearing on the proposed Development Agreement No. 2023-02, recommending City Council approval of Development Agreement No. 2023-02. F. Entering into this Development Agreement No. 2023-02 would provide the City with extraordinary and significant benefits that are of regional significance, relate to existing deficiencies in public facilities, require the Property Owners to contribute a greater percentage of benefits than would otherwise be required, and represent benefits which would not otherwise be required as part of the development process. G. The Project and the use that the Property Owners propose in connection with the Project have been extensively reviewed and considered by the City Council, and such proposed development and use have been found to accommodate the City's recommendations and suggestions in order to protect the public's interest to enhance the desirability of such proposed development and use. The terms and conditions of this Development Agreement No. 2023-02 are fair, just and reasonable, and the City Council has concluded that the pursuit of the Project will serve the interests of the City. H. Based on the entire record before the City Council and all written and oral evidence presented, the City Council finds the Development Agreement No. 2023-02 in the public's interest and results in substantial community benefits because it meets and facilitates the fulfillment of many of the City's adopted General Plan "Issues, Goals and Policies" for each individual element, as further documented in the Ordinance of the City Council approving Amendment Application No. 2023-03 to establish the Related Bristol Specific Plan (SP No. 5) and approve the Zone Change. Section 2. The City prepared a Draft Supplemental Environmental Impact Report ("SEIR") that analyzed the Project's environmental impacts in accord with the California Environmental Quality Act (Public Resources Code, §§ 21000 et seq., "CEQA"), the regulations promulgated thereunder (14 Cal. Code of Regulations, §§ 15000 et seq., the "CEQA Guidelines"), and the City's Local CEQA Guidelines. The Draft SEIR was made available for public review for 45 days between July 6, 2023 and August 21, 2023. The document was made available online at the City of Santa Ana website and available for review at City Hall and the City of Santa Ana Public Library in hard copy form. In response to comments received on the Draft SEIR, the City prepared a Final SEIR and released it to the public on August 1, 2024. The Final SEIR in the City Council Resolution approving the Final SEIR is incorporated herein by reference. The City Council Resolution recommends certification of the Final SEIR (SCH No. 2020029087), adoption of findings under CEQA, and adoption of the Mitigation Ordinance No. NS- Page 2 of 5 55394.00062\42643158.1 Monitoring and Reporting Program and the Statement of Overriding Considerations, and among other things, properly assesses the environmental impact of the Project in accordance with CEQA. This Resolution incorporates by reference the environmental findings and analysis set forth in the Resolution for the Final SEIR (SCH No. 2020029087) as if fully set forth herein. Section 3. The City Council of the City of Santa Ana, after conducting the public hearing, hereby approves the Development Agreement No. 2023-02, a true and correct copy of which is attached hereto as Exhibit A and incorporated herein by this reference, and authorizes the City Manager and Clerk of the Council to execute it on behalf of the City with such non -substantive changes as may be authorized by the City Manager and City Attorney. The Clerk of the Council is hereby authorized and directed to cause this Development Agreement No. 2023-02 to be recorded with the County Recorder's Office. Section 4. This Ordinance shall not be effective unless and until the City Council Resolution for Final SEIR No. 2020029087, the Planning Commission Resolution for VTTM No. 2023-01, the City Council Ordinance for AA No. 2023-03, and the City Council Resolution to Overrule the Orange County/John Wayne Airport Land Use Commission's determination of inconsistency are adopted and become effective. If said resolutions and ordinance are for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, or otherwise do not go into effect for any reason, then this Ordinance shall be null and void and have no further force and effect. Section 5. This Ordinance shall not be effective unless and until the City receives a fully executed copy of the Development Agreement No. 2023-02, including the executed Joinder of the Fee Owners of the Property. If the fully executed copy of the Development Agreement No. 2023-02 is not received by the City Clerk within 30 days of the approval of this Ordinance by the City Council, then this Ordinance shall be null and void and have no further force and effect. Section 6. The documents and materials associated with this Ordinance that constitute the record of proceedings on which these findings are based are located at Santa Ana City Hall, 20 Civic Center Plaza, Santa Ana, CA 92701. The City Clerk is the custodian of records for the record of proceedings. Section 7. Pursuant to Government Code Section 66020, the Applicant may protest the imposition of fees, dedications, reservations, or other exactions imposed on this development project by taking the necessary steps and following the procedures established by Sections 66020 through 66022 of the California Government Code. Section 8. The Applicant shall indemnify, protect, defend and hold the City and/or any of its officials, officers, employees, agents, departments, agencies, authorized volunteers, and instrumentalities thereof, harmless from any and all claims, demands, lawsuits, writs of mandamus, and other and proceedings (whether legal, equitable, declaratory, administrative or adjudicatory in nature), and alternative dispute resolution procedures (including, but not limited to arbitrations, mediations, and such Ordinance No. NS- Page 3 of 5 55394.00062\42643158.1 other procedures), judgments, orders, and decisions (collectively "Actions"), brought against the City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof, that challenge, attack, or seek to modify, set aside, void, or annul, any action of, or any permit or approval issued by the City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof (including actions approved by the voters of the City) for or concerning the Project, whether such Actions are brought under the Ralph M. Brown Act, California Environmental Quality Act, the Planning and Zoning Law, the Subdivision Map Act, Code of Civil Procedure sections 1085 or 1094.5, or any other federal, state or local constitution, statute, law, ordinance, charter, rule, regulation, or any decision of a court of competent jurisdiction. It is expressly agreed that the City shall have the right to approve the legal counsel providing the City's defense, and that Applicant shall reimburse the City for any costs and expenses directly and necessarily incurred by the City in the course of the defense. City shall promptly notify the Applicant of any Action brought and City shall cooperate with Applicant in the defense of the Action. Section 9. If any section, subsection, sentence, clause, phrase, or portion of this Ordinance is for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this Ordinance. The City Council of the City of Santa Ana hereby declares that it would have adopted this Ordinance and each section, subsection, sentence, clause, phrase, or portion thereof irrespective of the fact that any one or more sections, subsections, sentences, clauses, phrases, or portions be declared invalid or unconstitutional. Section 10. This Ordinance shall be effective thirty days after its adoption provided the conditions precedent set forth above have been satisfied. The City Clerk shall certify the adoption of this Ordinance and shall cause the same to be posted as required by law. Pursuant to Government Code Section 65868.5, within 10 days following the entering into of the Development Agreement, as evidenced by full execution thereof, the City Clerk shall record with the Orange County Recorder a copy of the Development Agreement. ADOPTED this 1st day of October, 2024. Valerie Amezcua Mayor Ordinance No. NS- Page 4 of 5 55394.00062\42643158.1 APPROVED AS TO FORM: City Attorney iaun-o- �. Vg for Sonia R. Carvalho City Attorney AYES: Councilmembers: NOES: Councilmembers: ABSTAIN: Councilmembers: NOT PRESENT: Councilmembers: CERTIFICATE OF ATTESTATION AND ORIGINALITY I, Jennifer L. Hall, City Clerk, do hereby attest to and certify the attached Ordinance No. NS-XXXX to be the original ordinance adopted by the City Council of the City of Santa Ana on October 1, 2024. Date: City Clerk City of Santa Ana Ordinance No. NS- Page 5 of 5 55394.00062\42643158.1 Exhibit A Development Agreement No. 2023-02 55394.00062\42643158.1 RECORDED AT REQUEST OF AND WHEN RECORDED RETURN TO: ) City of Santa Ana ) 20 Civic Center Plaza (M-30) ) Santa Ana, CA 92702 ) Attention: Clerk of the Council ) Exempt from filing fees pursuant to Government Code §27383 DEVELOPMENT AGREEMENT NO. 2023-02 A DEVELOPMENT AGREEMENT BETWEEN CITY OF SANTA ANA and RCR BRISTOL, LLC A DELAWARE LIMITED LIABILITY COMPANY Exhibit 4 DEVELOPMENT AGREEMENT NO. 2023-02 This Development Agreement ("Agreement") is entered into as of this � day of 2024 by and between the City of Santa Ana, California ("City") on the one hand, and RCR BRISTOL, LLC, a Delaware limited liability company ("Owner" or "RCR"), on the other hand. City and Owner may be referred to in this Agreement individually as a "party" or collective as the "parties." RECITALS A. City is authorized to enter into binding development agreements with persons having legal or equitable interests in real property for the development of such property, pursuant to Section 65864, et seq. of the Government Code. RCR has an option to enter into a long-term ground lease to the Property, which ground lease constitutes an equitable interest in the Property. B. This Agreement constitutes a current exercise of City's police powers to provide predictability to RCR in the development approval process by vesting the permitted uses, density, intensity of use, timing and phasing of development, and applicable ordinances consistent with the Development Plan in exchange for RCR's commitment to provide significant public benefits to City as set forth in Section 4 below. C. RCR has requested that City enter into this Agreement and proceedings have been taken in accordance with applicable State law and the rules and regulations of the City in furtherance thereof. D. The best interests of the citizens of the City of Santa Ana and the public health, safety and welfare will be served by entering into this Agreement. E. The City Council hereby finds and determines that this Agreement is of major significance because it will provide significant economic benefit to the City through additional jobs created by the construction and operation of the Project, property and sales tax revenue to the City, infrastructure improvements, neighborhood revitalization, and general economic benefit. F. The provision by RCR of the public benefits as set forth in Section 4 below allows the City to realize significant economic, recreational, open space, educational, social, and other public benefits to City. These public benefits will advance the interests and meet the needs of Santa Ana residents and visitors to a significantly greater extent than would development of the Property without this Agreement. G. The physical effects, if any, of the Project and this Agreement have been analyzed pursuant to the California Environmental Quality Act as amended to date and as documented in the Final Environmental Impact Report entitled "Related Bristol Specific Plan Final Supplemental Environmental Impact Report" (State Clearinghouse House No. 2020029087 and City of Santa Ana DP No. 2022-31 ("Project FEIR"). H. This Agreement and the Project are consistent with the Santa Ana General Plan. I. All actions taken and approvals given by City have been duly taken or approved in accordance with all applicable legal requirements for notice, public hearings, findings, votes, and other procedural matters. -I- Exhibit 4 Development of the Property in accordance with this Agreement will provide substantial benefits to City, as set forth in Section 4 below, and as stated Sections 1.4 and 2.1 of the Specific Plan. will further important policies and goals of City. K. This Agreement will eliminate uncertainty in planning and provide for the orderly development of the Property, provide for public services appropriate to the development of the Project, and generally serve the purposes for which development agreements under Section 65864, et sec.. of the Government Code are intended. L. On August 29, 2023, the City Council held a public hearing and authorized the City's Planning Division to draft findings and issue a determination overruling the County of Orange Airport Land Use Commission's Determination of Inconsistency associated with the Project and to provide notice of same in accordance with Section 21676(b) of the Public Utilities Code to the County of Orange Airport Land Use Commission and the State of California Department of Transportation's Division of Aeronautics. M. On August 12, 2024 City's Planning Commission held a public hearing on this Agreement, made findings and determinations with respect to this Agreement, and recommended to the City Council that the City Council approve this Agreement. N. On September 17, 2024, the City Council held a public hearing introducing this Agreement and considered the Planning Commission's recommendations and the testimony and information submitted by City staff, RCR, and members of the public. On F, consistent with applicable provisions of State law and the rules and regulations of the City, the City Council adopted Ordinance No. M finding this Agreement consistent with the City's General Plan and approving and adopting this Agreement. COVENANTS NOW, THEREFORE, in consideration of the above recitals and of the mutual covenants hereinafter contained and for other good and valuable consideration, the receipt and adequacy of which is hereby acknowledged, City and Owner hereby agree as follows: 1. DEFINITIONS AND EXHIBITS. 1.1. Definitions. The following terms when used in this Agreement (including in the recitals above) shall be defined as follows: I.I.I. "Assigned Rights" has the meaning set forth in Section 2.5.1 hereof. 1.1.2. "Assignment and Assumption Agreement" has the meaning set forth in Section 2.5.1 hereof. 1.1.3. "Assumed Obligations" has the meaning set forth in Section 2.5.1 hereof. 1.1.4. "Agreement" means this Development Agreement. 1.1.5. "City" means the City of Santa Ana, a charter city and California municipal corporation. -2- Exhibit 4 1.1.6. "City Attorney" means the City of Santa Ana City Attorney. 1.1.7. "City Council" means the duly elected city council of the City of Santa Ana. 1.1.8. "Development" means the improvement of the Property for the purposes of completing the structures, improvements, and facilities comprising the Project including, but not limited to: grading; construction of infrastructure and other public facilities; construction of buildings and structures; installation of landscaping consistent with this Agreement. "Development" does not include the maintenance, repair, reconstruction or redevelopment of any building, structure, improvement or facility after the construction and completion thereof. 1.1.9. "Development Impact Fee" means a monetary exaction other than a tax or special assessment, whether established for a broad class of projects by legislation of general applicability or imposed on a specific project on an ad hoc basis, that is charged by a local agency to the applicant in connection with approval of a development project for the purpose of defraying all or a portion of the cost of public facilities related to the development project, but does not include fees for processing applications for governmental regulatory actions or approvals. 1.1.10. "Development Plan" means the plan for development of the Property pursuant to the Project Approvals as set forth in Exhibit "C." 1.1.11. "Development Project Review Approvals" refers to the administrative review of all projects meeting the requirements of Division 3 of Article V of Chapter 41 (Zoning) of the Santa Ana Municipal Code as may be required by the Project Approvals. 1.1.12. "Discretionary Action" or "Discretionary Approval" means an action that requires the exercise of judgment, deliberation, or discretion on the part of the City, including any board, agency, commission, or department and any officer or employee thereof, in the process of approving or disapproving Development of the Project, as distinguished from an activity that is defined herein as a Ministerial Permit or Ministerial Approval (i.e., Development Project Review Approvals). 1.1.13. "Effective Date" means the date the ordinance approving and authorizing this Agreement becomes effective. 1.1.14. "Executive Director" has the meaning set forth in Section 2.5.1 hereof. 1.1.15. "Existing Land Use Regulations" means the Land Use Regulations that are in effect on the Effective Date, pursuant to California Government Code Section 65866. 1.1.16. "Existing Project Approvals" means all Project Approvals approved or issued on or before the Effective Date. 1.1.17. "Fee Owners" shall collectively mean Greenville Ranch, LLC, BSG West Bristol, LLC, and MCG Bristol West, LLC, and their respective successors and assigns. 1.1.18. "Future Project Approvals" means Project Approvals for the Project that are adopted, approved, or issued after the Effective Date. -3- Exhibit 4 1.1.19. "Ground Lease" means the long term ground lease to be entered into by and between the Fee Owners, as ground lessors, and Owner, as ground lessee. 1.1.20. "Land Use Regulations" means all ordinances, laws, resolutions, codes, rules, regulations, policies, requirements, guidelines, or other actions of City, including but not limited to the provisions set forth in the City's General Plan, Municipal Code, that affect, govern, or apply to the Development of the Project and use of the Property in a manner consistent with this Agreement, including, without limitation, the permitted use of land, the density or intensity of use, subdivision requirements, the maximum height and size of proposed buildings, the provisions for reservation or dedication of land for public purposes, and the design, improvement and construction standards and specifications applicable to the Development of the Property, subject to the terms of this Agreement, whether adopted by the City Council or the voters in an initiative. "Land Use Regulations" does not include any City ordinance, resolution, code, rule, regulation or official policy, governing: (a) the conduct of businesses, professions, and occupations; (b) taxes (special or general) and assessments; (c) the control and abatement of nuisances; (d) the granting of encroachment permits and the conveyance of rights and interests that provide for the use or the entry upon public property; (e) the exercise of the power of eminent domain. 1.1.21. "Leasehold Estate" means the leasehold estate to be created under the Ground Lease. 1.1.22. "Owner" means RCR or, as to each Project Phase that is the subject of a Sub Ground Lease, the Sub Ground Lessee under such Sub Ground Lease, and their successors in interest to all or any part of the applicable leasehold estate. 1.1.23. "Ministerial Approval," or "Ministerial Act" means the nondiscretionary permits, plans, inspections, certificates, documents and licenses required to be taken, issued, or approved by the City in order for Owner to develop the Project, including, without limitation, building permits, grading permits, Development Project Review Approvals, and other similar permits and approvals. Any approval or act that is not a Discretionary Approval is a Ministerial Approval. 1.1.24. "Mortgagee" means a mortgagee of a mortgage, a beneficiary under a deed of trust or any other security -device lender, and their successors and assigns. 1.1.25. "Project" means the development of the Property, as more specifically described in Exhibit "A" and shown on Exhibit "B," pursuant to the Project Approvals and the Development Plan, as such Development Plan may be further defined, enhanced, or modified pursuant to the provisions of this Agreement. 1.1.26. "Project Open Space" means the approximately 13.1 acres of publicly accessible open -space areas, as defined in the Specific Plan, to be ground leased and maintained by Owner. -4- Exhibit 4 1.1.27. "Project Phase" shall mean a portion of the development of the Property as contemplated by the Project Approvals. To avoid confusion, a "Project Phase" may include one or more Development phases and shall not be limited to any single Specific Plan Phase and may consist of a portion of a Specific Plan Phase. 1.1.28. "Project Approvals" means all site -specific (meaning specifically applicable to the Project only and not generally applicable to some or all other properties within the City) plans, maps, permits, entitlements, approvals (including Development Project Review Approvals), and entitlements of every kind and nature that are sought or agreed to in writing by Owner in its sole and absolute discretion for Development of the Project and that are approved by the City. Project Approvals include, but are not limited to, general plan amendments, specific plan approvals or amendments, site plans, development project review approvals, tentative and final subdivision maps, design guidelines, variances, zoning designations, conditional use permits, grading, building, and other similar permits, the site -specific provisions of general plans, environmental assessments, including environmental impact reports and negative declarations. A list of the Project Approvals is set forth in Exhibit "C." 1.1.29. "Property" means the real property described in Exhibit "A" and shown in Exhibit `B" to this Agreement. The Property is approximately 41.13 gross acres in size and is occupied by the Metro Town Square commercial development as of the Effective Date. It is composed of nine Assessor Parcel Numbers (APNs): 412-131-12, 412-131-13, 412-131-14, 412- 131-16, 412-131-17, 412-131-22, 412-131-24, 412-131-25 and 412-131-26. 1.1.30. "Public Benefit" refers to those benefits provided to the City and the community by Owner pursuant to Section 4 below. 1.1.31. "Reservation of Rights" means the rights and authority excepted from the assurances and rights provided to Owner under this Agreement and reserved to City under Section 3.3 of this Agreement. 1.1.32. "Specific Plan Phase" means any one of the three phases as shown on Figure 6-2 (Conceptual Phasing Plan) of the Related Bristol Specific Plan. 1.1.33. "Sub Ground Lease" shall mean a sub ground lease entered into by Owner with a third party pursuant to the terms of which Owner sub ground leases to such third party the portion of the Property referenced therein. 1.1.34. "Sub Ground Lessee" shall mean the lessee under any Sub Ground Lease. 1.1.35. "Sub Leasehold Estate" means the leasehold estate created under any Sub Ground Lease. 1.1.36. "Term" has the meaning ascribed thereto in Section 2.4.1 below. 1.2. Exhibits. The following documents are attached to, and by this reference made a part of, this Agreement: Exhibit "A" — Legal Description of the Property Exhibit `B" — Map showing Property and its location -5- Exhibit 4 Exhibit "C" — Development Plan and list of Project Approvals 2. GENERAL PROVISIONS. 2.1. Binding Effect of Agreement. The Property is hereby made subject to this Agreement. Development of the Property is hereby authorized and shall be carried out in accordance with the terms of the Development Plan, the Project Approvals, and this Agreement. This Agreement shall be recorded against the Property, subject to the terms and conditions of the Joinder attached hereto, which shall be executed by the Fee Owners and shall also bind the fee title to the Property subject to the terms and conditions of the Joinder attached hereto. 2.2. Ownership of Property. Owner represents and covenants that it has an option to enter into the Ground Lease, which Ground Lease constitutes an equitable interest in the Property. The Property's fee simple owners are the Fee Owners as defined in Section 1.1.18. Owner does not have a fee simple interest in the Property. 2.3. City Council Findings. The City Council finds that: 2.3.1. This Agreement is consistent with the City's General Plan. 2.3.2. This Agreement ensures a desirable and functional community environment, provides effective and efficient development of public facilities, infrastructure, and services appropriate for the development of the Project, and enhances effective utilization of resources within the City. 2.3.3. This Agreement provides public benefits beyond those that are necessary to mitigate the development of the Project, as set forth in Section 4 below. 2.3.4. This Agreement strengthens the public planning process, encourages private participation in comprehensive planning, and reduces costs of development and government. 2.3.5. The best interests of the citizens of the City and the public health, safety, and welfare will be served by entering into this Agreement. 2.4. Term. 2.4.1. The initial term of this Agreement shall commence on the Effective Date and shall continue for a period of twenty (20) years thereafter (the "Initial Term"), unless modified or extended pursuant to the provisions of this Agreement. Together, the Initial Term and any extension under this Agreement shall constitute the "Term." The Term, including all possible extensions, shall not exceed twenty -five -years unless this Agreement is amended to allow further extensions. Owner shall execute this Agreement which shall be recorded against the Property no later than ten (10) days following Owner's receipt of the fully -executed, recordable Agreement from the City. If Owner fails to enter into the Ground Lease within one (1) year of the Effective Date then this Agreement shall be null and void and of no further force or effect and the parties shall record a "Termination Release" as set forth in Section 10.1 below. (a) Owner has represented to City that Fee Owners are aware and understand of all of the terms of this Agreement and have consented to recordation of this Agreement against the Property subject to the terms and conditions of the Joinder attached hereto. Fee Owner shall -6- Exhibit 4 execute the Joinder attached to this Agreement and the properly executed Joinder shall be provided to City no later than ten (10) days after approval of this Agreement by the City Council. (b) It is anticipated that Parties will sign the Development Agreement upon approval of the Agreement by the City Council. Owner and Fee Owner shall cause this Agreement to be timely recorded against the Property no later than ten (10) days following Owner's receipt of the fully -executed, recordable Agreement from the City. (c) Failure of Owner to record this Agreement against the Property within ten (10) days following the receipt of the fully -executed, recordable Agreement from the City shall constitute an event of default by Owner under this Agreement. 2.4.2. The Initial Term of this Agreement shall be automatically extended by up to five (5) years if Owner achieves the following milestones: grading permits have been issued and construction has commenced on: (i) no less than 250,000 square feet of non-residential floor area (e.g., grocer, retail, restaurants); and (ii) a hotel, subject to financial feasibility. Owner shall remain eligible for the five (5) year extension if Owner determines that a hotel is financially infeasible and City, employing a commercial reasonableness standard, affirms same. Owner shall within 30 days reimburse City for the reasonable cost of the City's review of the hotel financial feasibility study. 2.4.3. If Owner fails to satisfy the prerequisites to securing the automatic extension, the City Council may nonetheless elect, in its sole discretion, to grant one or more extensions if Owner provides the City with a plan that includes a Development timeline and specific Development milestones. 2.4.4. When the Term ends, Owner shall have no vested right under this Agreement, regardless of whether or not Owner has paid City any Development Impact Fee. 2.4.5. If any party other than Owner initiates litigation that challenges the Project, this Agreement (and/or the ordinance approving this Agreement), or any of the Existing Project Approvals, the Owner will have the right to toll commencement of the Term, except for the duty to record this Agreement within ten (10) days of receipt of the fully -executed, recordable Agreement from the City, and any obligations of Owner under this Agreement during the period of such litigation. The tolling shall commence upon receipt by the City of written notice from Owner invoking this right to tolling. The tolling shall terminate when the action, including any appeal, is finally resolved, whether by entry of a final, non -appealable judgment that upholds the Project and the Existing Project Approvals or voluntary or involuntary dismissal of the entire action (and the passage of time required to appeal an involuntary dismissal) by the moving party. Owner shall similarly have the right to toll commencement of the Term, except for the duty to record this Agreement within ten (10) days of receipt of the fully -executed, recordable Agreement from the City, and any obligations of Owner under the Agreement in the event a referendum petition challenging the Project, the ordinance approving this Agreement, or any of the Project Approvals is submitted to the City Clerk. The tolling shall terminate if and when: (1) the City Clerk determines the referendum petition did not receive sufficient signatures to qualify for the ballot; or (2) the election results of the referendum uphold the Project and the Existing Project Approvals and are certified by the City Council. This Agreement shall be null and of no further force and effect in the event that the City Council rescinds the challenged action. -7- Exhibit 4 2.5. Assi ng ment. 2.5.1. Right to Sell, Transfer, Assign and Sub Ground Lease. Owner shall have the right, from time to time, to transfer all or portions of its interest in the Leasehold Estate and any Sub Leasehold Estate (including through the entering into of one or more Sub Ground Leases) (provided that no such partial transfer shall violate the Subdivision Map Act, Government Code Section 66410, et seq.) to any person, partnership, joint venture, firm, limited liability company, or corporation and, in connection therewith, to assign its rights under this Agreement, in whole or in part, to said person, partnership, joint venture, firm, limited liability company (collectively, the "Assigned Rights"); provided, however, that any such assignment of any rights and obligations under this Agreement shall include the assignment and assumption of the rights, duties and obligations arising under or from this Agreement that pertain to the Project Phase that is the subject of such transfer, and be made in compliance with the following conditions precedent: (a) No transfer or assignment of any right or interest under this Agreement (in whole or in part) shall be made unless made together with the transfer of all or a part of the Leasehold Estate or Sub Leasehold Estate, as applicable, to which such rights or interests apply. (b) In connection with any such assignment of an Owner's rights and obligations under this Agreement (in whole or in part), Owner shall notify City in writing at least sixty (60 days) in advance of any sale assignment and shall provide City with a draft assignment and assumption agreement ("Assignment and Assumption Agreement"), in a form reasonably satisfactory to City, to be entered into by Owner, such assignee, and the City, pursuant to the terms of which such assignee shall expressly and unconditionally assume those duties, obligations, agreements, covenants, and waivers of Owner under this Agreement that are applicable to the Project Phase that is the subject of the portion of the Leasehold Estate, or Sub Leasehold Estate, as applicable, being transferred, including, without limitation, the covenants not to sue and waivers contained in Sections 7.3.1 and 9.5.1 hereof (collectively, the "Assumed Obligations"). Notwithstanding the failure of any assignee to execute the Assignment and Assumption Agreement, as required by Section 2.5.1(b) above, the burdens of this Agreement (as they relate to the Project Phase that is the subject of the Leasehold Estate or Sub Leasehold Estate being transferred) shall be binding upon such transferee, but the benefits of this Agreement shall not inure to such transferee unless the Assignment and Assumption Agreement is executed. (c) The Executive Director for the Planning and Building Agency (the "Executive Director") shall have the administrative authority to approve of the Assignment and Assumption Agreement and to determine whether Owner has complied with the above conditions, which approval and determination shall not be unreasonably withheld or conditioned. The Executive Director shall use best efforts to approve of the Assignment and Assumption Agreement and to determine whether the Owner has complied with the above conditions within five (5) business days following receipt of Owner's written request. The Executive Director's failure to approve or disapprove the foregoing within thirty (30) days following the Executive Directors receipt of Owner's written request shall constitute City's approval of the same. (d) Owner shall include the following sentence in each assignment, transfer or other conveyance document: "The Parties agree and acknowledge that no building permits will be issued by the City for a particular Project Phase unless and until the Community Benefit -8- Exhibit 4 Payment has been made for the applicable Specific Plan Phase which the particular Project Phase is in." 2.5.2. No Release of Transferring Owner. Notwithstanding any sale, transfer or assignment as provided in any Assignment and Assumption Agreement delivered in accordance with the provisions of Section 2.5.1 above, a transferring Owner shall continue to be obligated to comply with all of the terms and conditions set forth in this Agreement (and such transferring Owner shall not be released from any of such obligations) with respect to the transferred Leasehold Estate or Sub Leasehold Estate, or any transferred portion thereof, as applicable, and following any such transfer the transferring Owner and the transferee under the Assignment and Assumption Agreement shall be jointly and severally liable with respect to all of the obligations assumed by such transferee under such Assignment and Assumption Agreement. 2.6. Administrative Changes and Modifications. 2.6.1. Owner and City acknowledge that further planning and development of the Project may demonstrate that refinements and changes are appropriate with respect to the details and performance of the parties under this Agreement. The parties desire to retain a certain degree of flexibility with respect to the details of the Project development and with respect to those items covered in general terms under this Agreement, the Project Approvals, the Existing Land Use Regulations, and, once issued, any Future Project Approvals. 2.6.2. If and when the parties find that "Substantially Conforming Changes," as herein defined, are necessary, desirable or appropriate, they may, unless otherwise required by law, effectuate such changes or adjustments through an administrative operating memorandum that is executed by Owner and the Executive Director of the City's Planning and Building Agency or the Director's designee. As used herein, a "Substantially Conforming Change" is a minor change, modification, or adjustment that is deemed to be in substantial conformance with the Development Plan at the City's sole and absolute discretion. The following are excluded from the definition of "Substantially Conforming Changes": (1) changes to the timing or amount of the Project's Twenty -Two Million dollar ($22,000,000) Community Benefit Payment; (2) changes to the In -Lieu Fee; (3) changes to the Project Open Space; and (4) changes to the Timing of Development as set forth in Sections 3.5.1 and 3.5.2. A Substantially Conforming Change is not considered an amendment to this Agreement or to Development Plan and so does not require prior notice or hearing by the Planning Commission or City Council. 2.7. Amendment or Cancellation of Agreement. Except for Substantially Conforming Changes as defined by Section 2.6.2 above, this Agreement may be amended or modified from time to time only with the written consent of Owner and the City or their successors and assigns, and only upon approval of an amendment by the City Council after a public hearing in accordance with Government Code Section 65868. This provision shall not limit any remedy of City or Owner as provided by this Agreement. For avoidance of doubt, no modification of the Development Agreement pursuant to this Section 2.7 shall limit or impair the rights of Fee Owners under the attached Joinder without the consent of Fee Owners. 2.8. Termination. This Agreement shall be deemed terminated and of no further effect upon the occurrence of any of the following events: 2.8.1. Expiration of the stated Term of this Agreement as set forth in Section 2.4, including any extension(s). -9- Exhibit 4 2.8.2. Entry of a final judgment by a court of competent jurisdiction setting aside, voiding, or annulling the adoption of the ordinance approving this Agreement and/or any Project Approvals as set forth in Exhibit C. 2.8.3. The adoption of a referendum measure overriding or repealing the ordinance approving this Agreement and/or any Project Approvals. In the event a referendum petition challenging the ordinance approving this Agreement and/or any Project Approvals is submitted to the City Clerk, Owner shall deposit with the City Ten Thousand Dollars ($10,000) ("Petition Deposit") to cover the actual cost incurred by the City examining the petition and verifying signatures. Should the referendum qualify for the ballot, Owner may request, at or prior to the Council meeting at which the Council will take up the referendum issue, that the City Council repeal the ordinance and/or any Project Approvals rather than submitting it to the voters. If Owner does not request that the City Council repeal the ordinance and/or any Project Approvals and the City Council submits the referendum to the voters, Owner shall deposit Fifty Thousand Dollars ($50,000) ("Referendum Deposit") with the City. City may use the Referendum Deposit to pay any and all costs associated with the said referendum measure (e.g., legal fees for outside counsel). Any funds remaining in the Petition Deposit may be put toward the Referendum Deposit at the Owner's request. If at any time the Referendum Deposit account has Five Thousand Dollars ($5,000) or less remaining, Owner shall, within three (3) business days of receiving notice from the City, deposit with the City Twenty -Five Thousand Dollars ($25,000) as requested by the City to cover necessary costs and expenses associated with the referendum and holding the related election. Following certification of the election results, any funds remaining in the Petition Deposit or the Referendum Deposit account shall be returned to the Owner within thirty (30) days of certification of the election results. In the event Owner requests that the City Council repeal the ordinance and the City Council nonetheless determines to submit the ordinance to the voters, Owner shall have no financial responsibility for the costs associated with holding the election, including any obligation to make a Referendum Deposit. 2.8.4. Completion of the Project in accordance with the terms of this Agreement, which is hereby defined to be: (i) issuance by the City of all required occupancy permits and final approvals for occupancy for the Project's 3,750 multi -family residential units, 350,000 square feet of commercial uses, 250 room hotel, and 200 senior living/continuum of care units; (ii) acceptance by City or applicable public agency of all required dedications in connection with same; and (iii) written notification by City to Owner that the Project is complete. 2.8.5. Termination of the Agreement as provided under this Agreement, including but not limited to Section 7.4 herein, shall not constitute termination of any other Project Approvals. Upon the termination of this Agreement, no party shall have any further right or obligation hereunder except with respect to any obligation to have been performed prior to such termination or with respect to any default in the performance of the provisions of this Agreement that has occurred prior to such termination or with respect to any obligations that are specifically set forth as surviving this Agreement. Upon such termination, any Development Impact Fees paid by Owner to City on which construction has not yet begun shall be refunded to Owner by City. 2.9. Notices. 2.9.1. As used in this Agreement, "notice" includes, but is not limited to, the communication of notice, request, demand, approval, statement, report, acceptance, consent, waiver, appointment or other communication required or permitted hereunder. -]0- Exhibit 4 2.9.2. All notices shall be in writing and shall be considered given either: (i) when delivered in person to the recipient named below; or (ii) on the date of delivery shown on the return receipt, after deposit in the United States mail in a sealed envelope as either registered or certified mail with return receipt requested, and postage and postal charges prepaid, and addressed to the recipient named below. All notices shall be addressed as follows: If to City: City Clerk 20 Civic Center Plaza, 8" Floor PO Box 1988 M-30 Santa Ana, Ca 82702 Copies to: City Manager City Attorney Executive Director of Planning and Building Agency If to Owner: Related California Residential, LLC 18201 Von Karman Avenue, Ste 900 Irvine, CA 92612 Attn: Steven S. Oh E-mail: Steven.Oh@Related.com Copies to: Sean Matsler, Esq. Cox, Castle & Nicholson LLP 3121 Michelson Drive, Ste 200 Irvine, CA 92612 E-mail: smatsler@coxcastle.com If to Fee Owners: Greenville Ranch, LLC 8856 Sutter Circle, Unit 526b Huntington Beach, CA 92646 Attn: Alice Z. Callens And BSG West Bristol, LLC c/o Eide Bailly LLP 1505 Madrona St. N., Ste 800 Twin Falls, ID 83301 Attn: Jeff Spackman -1 ]- Exhibit 4 And MCG Bristol West, LLC 6618 Avenida Bizarro La Jolla, CA 92037 Attn: David Cortney 2.9.3. Either party may, by written notice given at any time, require subsequent notices to be given to another person or entity, whether a party or an officer or representative of a party, or to a different address, or both. Notices given before actual receipt of notice of change shall not be invalidated by the change. 2.9.4. Consistent with the Joinder attached hereto, Fee Owners shall receive notice of any default and have the right, but not obligation, to cure any default as permitted in Sections 9.1.2 and 9.1.3 below. Fee Owners and their lenders shall also be entitled to receive a Certificate of Compliance upon request as provided in Section 10.20. 3. DEVELOPMENT OF THE PROPERTY. 3.1. Rights to Develop. Subject to the terms of this Agreement, including the Reservation of Rights in Section 3.3 below, Owner shall have a vested right to develop the Property in accordance with, and to the extent of, this Agreement, and the Project Approvals, and the Development Plan for the duration of the Term. Owner may proceed with demolition permits prior to pulling building permits provided Owner has provided proof of financing for that portion of the Project that demolition permits are being sought for. From the commencement of demolition until issuance of the Certificate of Occupancy, Owner shall ensure that the Property is secured and that all construction walls are maintained in a good condition and repair with no graffiti. 3.1.1. Except as expressly provided otherwise herein, the Project shall remain subject to all Existing Land Use Regulations and Project Approvals for the Term. Except as otherwise provided in this Agreement, and notwithstanding the authority of the City to further revise the Land Use Regulations pursuant to Government Code Section 65866, the permitted uses of the Property, the density and intensity of use, the maximum height and size of proposed buildings, and provisions for reservation and dedication of land for public purposes shall be those set forth in the Existing Land Use Regulations and Project Approvals. 3.1.2. In accordance with Government Code Section 66452.6(a), any subdivision map approved which relates to all or a portion of the Property shall be extended for the greater of (i) the Term of this Agreement or (ii) expiration of the tentative map pursuant to Section 66452.6. 3.1.3. Owner shall comply with all mitigation measures required to be undertaken pursuant to any document prepared in compliance with the California Environmental Quality Act with respect to the Project. 3.1.4. Notwithstanding Section 3.1.1 above, Owner acknowledges and agrees that the Project requires additional Project Approvals (the Future Project Approvals identified in Section 1.1.19). These Future Project Approvals shall be consistent with the Existing Project Approvals and this Agreement as to the permitted uses of the Property, the density and intensity of use, the maximum height and size of proposed buildings, and provisions for reservation and dedication -12- Exhibit 4 of land for public purposes; however the Future Project Approvals may include additional conditions that are lawful and appropriate to the type of Project Approval. 3.2. Effect of Agreement on Land Use Regulations. Except as otherwise provided under the terms of this Agreement including the Reservation of Rights in Section 3.3 below, the rules, regulations and official policies governing, inter alia, permitted uses and Development of the Property, the density and intensity of use and of the Property, the maximum height and size of proposed buildings, and the design, improvement and construction standards and specifications applicable to development of the Property, shall be the Existing Land Use Regulations and Project Approvals. In connection with any subsequent Project Approvals and except as specifically provided otherwise herein, City may exercise its discretion as set forth in Section 3.3.2. 3.2.1. City shall reasonably strive to complete: (a) its initial review of individual development projects within 30 days after the application is deemed complete, (b) any second plan review within 15 days after submission, and (c) any third plan review within 10 days after submission. 3.2.2. Notwithstanding the foregoing, the City does not guarantee that the timelines above will be met, and failure to meet these timelines does not constitute a default. 3.2.3. To help ensure expedited review of its development approvals, Owner may elect to pay for City to use a contract planner. City agrees to retain a contract planner to expedite review, if Owner so elects. 3.3. Reservation of Rights. 3.3.1. Limitations, Reservations and Exceptions. Notwithstanding any other provision of this Agreement, the following are not Existing Land Use Regulations, but shall apply to the development of the Property as they are in effect at the time of application for Development Project Review Approvals, provided such regulations and/or fees (as applicable) are not designed in a manner such that they are applicable only, to the Project and/or Property: (a) Processing fees and charges of every kind and nature imposed by City to cover the actual costs to City of processing applications for Project Approvals or for monitoring compliance with any Project Approvals granted or issued. (b) Procedural regulations relating to hearing bodies, petitions, applications, notices, findings, records, hearings, reports, recommendations, appeals and any other matter of procedure, provided that such procedural regulations do not conflict with the Project Approvals. (c) Regulations, policies, and rules governing engineering and construction standards and specifications applicable to public and private improvements, including, without limitation, all uniform codes adopted by the City and any local amendments to those codes adopted by the City, including, without limitation, the City's Building Code, Plumbing Code, Mechanical Code, Electrical Code, and Grading Ordinance. -13- Exhibit 4 (d) Regulations that are in material conflict with this Agreement but that are reasonably necessary to protect the residents of the Project or the immediate community from a condition perilous to their health or safety. To the maximum extent possible, any such regulations shall be applied and construed so as to provide Owner with the rights and assurances provided under this Agreement. (e) Regulations that are not in material conflict with this Agreement or the Development Plan. For avoidance of doubt, any regulation, whether adopted by initiative or otherwise, limiting the rate or timing of development of the Property shall be deemed to materially conflict with the Development Plan and shall therefore not be applicable to the development of the Property. (f) Regulations that are in material conflict with the Development Plan; provided Owner has given written consent to the application of such regulations to Development of the Property. (g) Regulations that impose, levy, alter or amend fees, or charges relating to consumers or end users, including, without limitation, trash can placement, service charges and limitations on vehicle parking. (h) Regulations of other public agencies, including Development Impact Fees adopted or imposed by such other public agencies, although collected by City. 3.3.2. Subsequent Project Approvals. This Agreement shall not prevent City from exercising its rights under Government Code Section 65866 when acting on subsequent Project Approvals provided that such City actions do not materially conflict with this Agreement, the Development Plan, the Existing Land Use Regulations, and/or the Project Approvals. 3.3.3. Modification or Suspension by State or Federal Law. In the event that State, County or Federal laws or regulations, enacted after the Effective Date of this Agreement, prevent or preclude compliance with one or more of the provisions of this Agreement, such provisions of this Agreement shall be modified or suspended as may be necessary to comply with such State or Federal laws or regulations; provided, however, that this Agreement shall remain in full force and effect to the extent it is not inconsistent with such laws or regulations and to the extent such laws or regulations do not render such remaining provisions impractical to enforce. 3.3.4. Intent. The parties acknowledge and agree that City is restricted in its authority to limit certain aspects of its police power by contract and that the foregoing limitations, reservations and exceptions are intended to reserve to City all of its police power that cannot be or are not expressly so limited. This Agreement shall be construed, contrary to its stated terms if necessary, to reserve to City all such power and authority that cannot be or is not by this Agreement's express terms so restricted. 3.4. Regulation by Other Public Agencies. It is acknowledged by the parties that other public agencies not within the control of City may possess authority to regulate aspects of the development of the Property separately from or jointly with City and this Agreement does not limit the authority of such other public agencies. 3.5. Timing of Development. Because the California Supreme Court held in Pardee Construction Co. v. City of Camarillo, 37 Cal. 3d 465 (1984), that the failure of the parties in that -14- Exhibit 4 case to provide for the timing of development resulted in a later -adopted initiative restricting the timing of development to prevail over the parties' agreement, it is the specific intent of the parties to provide for the timing of the Project in this Agreement. To do so, the parties acknowledge and provide that Owner shall have the right, but not the obligation, to complete the Project in such order, at such rate, at such times, and in as many development phases and sub -phases as Owner deems appropriate in its sole subjective business judgment, except for the following: 3.5.1. No building permits for residential units shall be issued in excess of 1,875 residential units unless and until Owner commences construction activities for at least 175,000 square feet of commercial development. Owner may construct commercial square footage beyond 175,000 square feet if and when such additional commercial development is supported by market conditions, as determined by Owner in its sole discretion. Owner understands that commercial development is a priority to the City and agrees to exercise its discretion in good faith. 3.5.2. No less than 35,000 square feet of commercial development in Phase 1 or Phase 2 (as shown on Specific Plan Figure 6-2) shall consist of a grocer. 3.6. Moratoria. Except as specifically set forth in this section, City agrees that to the extent permitted by law, no moratorium or other similar limitation (whether relating to the rate, timing, or sequencing of the development of the Project or any part thereof and whether or not enacted by local initiative or otherwise) affecting subdivision maps, grading or building permits, occupancy certificates, or other entitlements approved, issued, or granted within the City, after the Effective Date of this Agreement, shall apply to the Project. Owner acknowledges and agrees that the provisions hereof shall not preclude the application to the Project of a moratorium or other similar limitation (of the type described in the preceding sentence) enacted in order to protect an imminent threat to the public health or safety. 3.7. Development Agreement/Project Approvals. In the event of any inconsistency between any Existing Land Use Regulation and a Project Approval, the provisions of the Project Approval shall control. In the event of any inconsistency between any Existing Land Use Regulation or Project Approval and this Agreement, the provisions of this Agreement shall control. 4. PUBLIC AND COMMUNITY SAFETY BENEFITS. 4.1. Public Benefits. The Project is expected to bring significant fiscal benefits to the City. The Project will also serve to implement the City's General Plan vision for the Property, which has long been designated as a District Center where intense mixed -use development is encouraged. hi addition, Owner has committed by this Agreement to contribute the public and community safety benefits, as provided below. 4.2. Community Benefits. 4.2.1. Santa Ana Police Department Substation: Prior to or concurrent with the construction completion of the Project's Phase 1, as contemplated by the Development Approvals), Owner shall provide City, upon the City's written request, with exclusive use of a 500 square foot space and 3 dedicated parking stalls within the Property for use by the Santa Ana Police Department as an administrative substation. This substation space and parking stalls will be owned by Owner but improved (tenant improvements), operated and maintained by the Santa Ana Police Department. The final location of the substation and its parking stalls are -15- Exhibit 4 envisioned to be located in one of the buildings along Plaza Drive or MacArthur in Phase 3 of the Project, as contemplated by the Development Approvals, but may be temporarily located anywhere on the Property, including potentially within existing commercial center. The substation and its parking stalls may be relocated within the Property subject to the mutual agreement of the parties. For the Term of the Agreement, Owner shall maintain private onsite security to monitor all areas of the Property. 4.2.2. Project Community Benefit Package: The Project will provide significant economic benefit to the City through additional jobs created by the construction and operation of the Project, property and sales tax revenue to the City, infrastructure improvements, neighborhood revitalization, and general economic benefit. In addition, Owner has agreed to provide the City with a Twenty -Two Million dollar ($22,000,000) payment ("Community Benefit Payment"), which Community Benefit Payment shall be allocated at the City's sole discretion. The Community Benefit Payment shall be paid to City by Owner pursuant to the following schedule: (1) Eight Million dollars ($8,000,000) prior to or concurrent with the issuance of the first demolition permit in furtherance of the Project's first Specific Plan Phase ("Community Benefit Payment No. 1"); (2) Six Million dollars ($6,000,000) prior to the issuance of the first building permit in furtherance of the Project's second Specific Plan Phase ("Community Benefit Payment No. 2"); and (3) Eight Million dollars ($8,000,000) prior to the issuance of the first building permit in furtherance of any component of the Project's third Specific Plan Phase except for building permits in furtherance of the Project Open Space ("Community Benefit Payment No. 3"). If the City has not received Community Benefit Payment No. 2 on or before the date that is 36 months and 1 day from the date of the Community Benefit Payment No. 1 payment, then Community Benefit Payment No. 2 shall accrue simple interest at a rate of five percent (5%) per annum until such time as it is paid to the City. Similarly, if the City has not received Community Benefit Payment No. 3 on or before the date that is 36 months and 1 day from the date of the Community Benefit Payment No. 2 payment, then Community Benefit Payment No. 3 shall accrue simple interest at a rate of five percent (5%) per annum until such time as it is paid to the City. Developer may commence construction of the Specific Plan Phases in any order. Notwithstanding the Specific Plan Phase order, Community Benefit Payment No. 1 shall be paid prior to or concurrent with the issuance of the first demolition permit in furtherance of any Specific Plan Phase; Community Benefit Payment No. 2 shall be paid prior to or concurrent with the issuance of the first building permit in furtherance of a different Specific Plan Phase; and Community Benefit Payment No. 3 shall be paid prior to or concurrent with the issuance of the first building permit in furtherance of the final Specific Plan Phase. 4.2.3. Business Retention and Local Vendors. Owner assumes the risk and shall be solely liable for any and all relocation benefits that are payable to any existing tenants in accordance with Government Code Sections 7260 et. seq. (See also Kong v. City of Hawaiian Gardens Redevelopment Agency (2002) 101 Cal.AppAth 1317). Owner shall defend and indemnity the City against any and all relocation claims. 4.2.4. Hotel Economic Benefits. The hotel(s) shall be operated under a recognized hotel flag or by a boutique hotel operator with a demonstrated track record of success operating similar hotels. Owner shall employ commercially reasonable efforts to secure a four -star hotel or above out of a five-star rating system as widely recognized and commonly used in the hospitality industry. 4.2.5. Project Open Space. In accordance with the Specific Plan, Owner shall construct, own, and maintain the Project Open Space. -16- Exhibit 4 (a) Owner shall design the Project Open Space to promote biodiversity, extend thermal comfort, and to promote biophilic design, health, and wellness. (b) Owner shall provide a total minimum of 4 free on -site events per year for the general public (e.g., concerts or farmers markets) including programming on sustainability and wellness, subject to Force Majeure events, as follows: (a) a minimum of two (2) free events per year shall be provided commencing one year after the completion of the southern Mixed- Use/Village Core district as set forth in the Specific Plan; and (b) a minimum of two (2) free events per year shall be provided commencing one year after the completion of the northern Mixed-use/Residential district as set forth in the Specific Plan. Owner's obligation under this Section shall terminate after 25 years after the commencement of the first free on -site event or upon termination of this Agreement whichever occurs later. (c) Owner shall record one or more open space easements against the Property for the benefit of the City concurrent with the recordation of the subdivision maps that implement a given Project Phase or Development phase, as contemplated by the Project Approvals. (d) City shall provide Owner a credit against its park and open space fee obligations (e.g., Park Acquisition and Development Fee) for the hard and soft cost of all land, improvements, operation, and maintenance associated with the Project Open Space. In the event the Project Open Space is less than 13.1 acres, Owner must satisfy any required park and recreation fees or other obligations (including those specified in Chapter 35, Article IV of the Santa Ana Municipal Code) for the amount of the acreage shortfall as calculated by the City. 4.2.6. Construction Standards. (a) Leadership in Energy and Environmental Design (LEED). The Project shall be constructed to a minimum LEED Silver standard, as established by the U.S. Green Building Council. (b) Water Conservation. The Project shall include high -efficiency irrigation, native drought -tolerant plantings, low -flow plumbing fixtures, and Energy Star equipment and appliances. (c) Electric Vehicle ("EV") Parking. No less than 5% of all structured parking stalls in the Project shall be equipped with EV chargers. No less than 10% of all parking stalls located within the parking structures shall be EV ready with sufficient electrical infrastructure to enable the future installation of EV conduit and chargers. (d) Signage Program. Owner shall implement a signage program to promote mass transit, provide ride -share infrastructure & bike/e-mobility facilities. (e) Electrical Appliances: All individual residential units within the Project shall utilize electric or induction stoves, ovens, and clothing dryers. This obligation shall not apply to commercial, common area, hotel, or other non-residential uses. (f) Photovoltaic Panels: The Project shall incorporate photovoltaic panels on all residential components of the Project -17- Exhibit 4 (g) Ecology & Wellness. Owner shall exercise commercially reasonable efforts to implement a single use plastic or non -biodegradable plastic use reduction program with retail tenants where feasible, with the exception of the grocer. (h) Carbon Sequestering. Owner shall exercise commercially reasonable efforts to incorporate carbon sequestering vegetation in the landscaping plans (i) Fitwell. Owner shall exercise commercially reasonable efforts to obtain Fitwell certification for the residential components of the Project. 0) Bike Lockers. With issuance of each building permit, Owner shall provide for and maintain and secure bike lockers or bike storage rooms on the Property. At least half of the lockers shall be made available for free to Project residents and employees. 4.2.7. Orange County Flood Control District Parcel: The Orange County Flood Control District owns an approximately 0.2 acre parcel (APN 412-131-27) adjacent to, and immediately northeast of, the Property ("OCFCD Parcel"). Owner shall make a reasonable and good faith effort to work cooperatively with City and the Orange County Flood Control District to improve and maintain the OCFCD Parcel. 5. HOUSING OPPORTUNITY ORDINANCE COMPLIANCE. 5.1. Owner Exemption. During the Term of this Agreement, as such Term may be extended, Consistent with Santa Ana Municipal Code Section 41-1903(a), Owner is exempt from Santa Ana Municipal Code Article XVIII.I inclusionary housing requirements (i.e., the Affordable Housing and Opportunity Ordinance) because Owner is entering into this Agreement. In lieu of compliance with Article XVIII.I, Owner commits to the In -Lieu Fee as set forth in Section 5.1.1, below, which may be paid at the time of building permit issuance for each market rate residential unit contemplated by a given building permit or in the aggregate, at Owner's sole discretion. In - Lieu fees paid in excess of the requirements for a particular building permit may be accrued and used by Owner to satisfy future in lieu fee requirements. Upon expiration or termination of this Agreement, Owner shall be subject to Santa Ana Municipal Code Article XVIII.I for any unit that has not received a Certificate of Occupancy. 5.1.1. In -Lieu Fee. Upon timely payment of the Twenty -Two Million dollar ($22,000,000) Community Benefit Payment as provided in Section 4.2.2, Owner shall make an in -lieu fee payment at the time of building permit issuance for each market rate residential unit contemplated by the building permit equal to five dollars ($5.00) per habitable square foot of each market rate residential unit (excluding Senior Assisted Living Community units, identified in Section 4.1.3 of the Specific Plan as Congregate Housing, Assisted Living or Memory Care units). At Owner's sole discretion, Owner may convert any Senior Assisted Living Community units to Independent Living units (as defined in Section 4.1.3 of the Specific Plan) and/or multifamily market rate units by paying the in -lieu housing fee in accordance with this Agreement. 6. REVIEW FOR COMPLIANCE. 6.1. Periodic Review. -18- Exhibit 4 6.1.1. The City shall review this Agreement annually, on or before July 1, 2025, and annually thereafter until the expiration of this Agreement, in order to ascertain the compliance by Owner with the terms of this Agreement ("Annual Review"). Owner shall timely submit an Annual Monitoring Report, in a form acceptable to the City Manager on or before the first anniversary of the Effective Date and annually thereafter until the expiration of this Agreement. If the Annual Review is not submitted within thirty (30) days after written notice from the City Manager, then Owner shall be in breach of this Agreement. The failure of the City to conduct the Annual Review shall not constitute a default by Owner. The Annual Monitoring Report shall be accompanied by an "Annual Review and Administration Fee" sufficient to defray the estimated costs of review and administration of the Agreement during the succeeding year. The amount of the Annual Review and Administration Fee" shall be set annually by resolution of the City Council. 6.1.2. The Annual Review shall include a progress report on the status of the implementation of the Project and the new tax revenue generated by the Project, including, but not limited to, the following: components: (a) Development and construction progress of the following uses and Project (i) Site development (ii) Public infrastructure, (iii) Project design features, (iv) Community benefits, (v) Plaza, (vi) Hotel, (vii) Residential, (viii) Commercial, (ix) Office (x) Parking (xi) Philanthropic activities (education, culture, arts) (b) Reporting for items listed in Section 6.1.2(a) shall be include a table substantially similar to the following: An example of a compliance report for site development and can be applied to other above criteria and metrics. Reporting Period: 2025 —1 st Report Year 1 of 20 of Agreement -19- Exhibit 4 Use Approved Total Cumulative Remaining to Status & Look Ahead SF/Units/Rooms Completed In Total Be Period Completed Completed Residential 3,750 100 200 3,550 On target with 300 to be completed in the next period Hotel 250 250 250 0 Completed Commercial 350,000 150,000 150,000 200,000 150k completed for Tenant X. New 20-Year lease. Negotiating with Tenant Y for a 15 year lease. (c) Progress relative to economic projections of- (i) Increases in property tax, (ii) Property Tax In -Lieu of VLF received by the City, (iii) Sales tax received from the Project, (iv) Business tax received from the Project, (v) Hotel Visitors Tax (HVT) (vi) Utility User Tax received from the Project, (d) Reporting for items listed in Section 6.1.2(c) shall be include a table, prepared by Owner with City's cooperation, substantially similar to the following: Reporting Period: 2024 — Year 1 of 20 of Agreement Revenue Total for Period Cumulative to Percentage Status & Look Ahead date increase over 2018 Base Year Property Tax Property Tax In -Lieu of VLF Sales Tax TOT (HVT) Business Tax Franchise Tax UUT -20- Exhibit 4 6.2. Special Review. The City Council may order a special review of compliance with this Agreement at any time commencing one year following the issuance of the Project's first building permit, but not more than once during any 12-month period. The City Manager, or his or her designee, shall conduct such special reviews. 6.3. Review Procedure. 6.3.1. During either an Annual Review or a special review, Owner shall be required to demonstrate good -faith compliance with the terms of this Agreement. The burden of proof on this issue shall be on Owner. 6.3.2. Upon completion of an Annual Review or a special review, the City Manager, or the City Manager's designee, shall submit a receive and file report to the Planning Commission if he or she finds that Owner is in good -faith compliance with the terms of this Agreement. If the City Manager, or the City Manager's designee, finds on the basis of reasonable evidence that Owner is not in good -faith compliance with the terms of this Agreement, he or she shall set the matter for hearing before the Planning Commission and shall submit a report setting forth said evidence concerning compliance by Owner with the terms of this Agreement and his or her recommended finding on that issue. 6.3.3. If the Planning Commission finds on the basis of substantial evidence that Owner is in good -faith compliance with the terms of this Agreement, it shall confirm same and formally conclude the review by resolution. If the Planning Commission finds and determines on the basis of substantial evidence that Owner has not complied in good faith with the terms and conditions of this Agreement: (a) The Planning Commission shall provide written notice to Owner of such findings setting forth the nature of the problem and the actions, if any, required of Owner to cure such problem. (b) If the problem can be cured and Owner fails to take such actions and cure such problem within sixty (60) days after of the effective date of the Planning Commission's notice or, in the event that such problem cannot be cured within such sixty (60) day period but can be cured within a longer time, has failed to commence the actions necessary to cure such problem within such sixty (60) day period and to diligently proceed to complete such actions and cure such problem, then the Planning Commission may recommend to the City Council modification or termination of this Agreement. (c) Owner may appeal a Planning Commission determination pursuant to this Section 6.3.3 pursuant to City's rules for consideration of appeals in zoning matters then in effect. If a Planning Commission determination is appealed, any cure ordered by the Planning Commission shall be tolled until a decision is reached by the City Council on the appeal. Notice of default as provided under Section 7 of this Agreement shall be given to such Owner prior to or concurrent with proceedings under Section 6.4 and Section 6.5. 6.4. Proceedings Upon Modification or Termination. If, upon a finding under Section 6.3, City determines to proceed with modification or termination of this Agreement, City shall give -21- Exhibit 4 written notice to Owner of its intention so to do. The notice shall be given at least ten (10) calendar days prior to the scheduled hearing and shall contain: 6.4.1. The time and place of the hearing; 6.4.2. A statement as to whether or not City proposes to terminate or to modify this Agreement; and, 6.4.3. Such other information that the City considers necessary to inform Owner of the nature of the proceeding. 6.5. Hearing on Modification or Termination. At the time and place set for the hearing on modification or termination, Owner shall be given an opportunity to be heard. Owner shall be required to demonstrate good -faith compliance with the terms and conditions of this Agreement. The burden of proof on this issue shall be on Owner. If the City Council finds, based upon substantial evidence, that Owner has not complied in good faith with the terms or conditions of this Agreement, the City Council may terminate this Agreement or, in lieu of termination and with the consent of Owner, modify this Agreement and impose such conditions as are reasonably necessary to protect the interests of the City. The decision of the City Council shall be final. 6.6. Certificate of Agreement Compliance. 6.6.1. If, at the conclusion of a Periodic or Special Review, Owner is found to be in compliance with this Agreement, City shall, upon request by Owner, issue a Certificate of Agreement Compliance ("Certificate") to Owner stating that after the most recent Periodic or Special Review and based upon the information known or made known to the City Manager and City Council that: (1) this Agreement remains in effect; and (2) Owner is not in default. The Certificate shall be in recordable form, shall contain information necessary to communicate constructive record notice of the finding of compliance, shall state whether the Certificate is issued after a Periodic or Special Review and shall state the anticipated date of commencement of the next Periodic Review. Owner may record the Certificate with the County Recorder. 6.6.2. Whether or not the Certificate is relied upon by assignees or other transferees or Owner, City shall not be bound by a Certificate if a default existed at the time of the Periodic or Special Review, but was concealed from or otherwise not known to the City Manager or City Council. 6.7. Conditions of Discretionga Approvals. The requirements imposed as conditions of any discretionary approval received through the City's existing regulatory process shall be governed by the terms of those approvals, and in no event shall such conditions be affected by the termination, cancellation, rescission, revocation, or default or expiration of this Development Agreement (although such conditions must comply with the Applicable Rules). 7. DEFAULT AND REMEDIES. 7.1. Remedies in General. It is acknowledged by the parties that City and Owner would not have entered into this Agreement if either party were to be liable in damages arising out of a breach or default under this Agreement and, therefore, each of the parties hereto hereby acknowledge and agree that the sole remedies that either party hereto may pursue and enforce against the other arising out of a default or breach under this Agreement by the other party (and -22- Exhibit 4 the expiration of all applicable notice and cure periods) shall be an action for specific performance or a termination of this Agreement by such non -defaulting party's obligations under this Agreement (subject to the terms and provisions of Section 6.3.3), and each party hereto expressly waives any other remedy they might otherwise be entitled to pursue, at law or in equity, against the other, and each party hereto expressly waives any right to sue the other for damages or claim any damages. 7.2. Release. 7.2.1. Except for specific performance, Owner, for itself, its successors and assignees, hereby releases City, its officers, agents and employees, from any and all claims, demands, actions, or suits of any kind or nature arising out of any liability, known or unknown, present or future, because it entered into this Agreement or because of the terms of this Agreement. Owner hereby acknowledges that it has read and is familiar with the provisions of California Civil Code Section 1542, which is set forth below: "A GENERAL RELEASE DOES NOT EXTEND TO CLAIMS THAT THE CREDITOR OR RELEASING PARTY DOES NOT KNOW OR SUSPECT TO EXIST IN HIS OR HER FAVOR AT THE TIME OF EXECUTING THE RELEASE AND THAT, IF KNOWN BY HIM OR HER, WOULD HAVE MATERIALLY AFFECTED HIS OR HER SETTLEMENT WITH THE DEBTOR OR RELEASED PARTY.." By initialing below, Owner hereby waives the provisions of Section 1542 in connection with the matters that are the subject of the foregoing waivers and releases. Owner's Initials 7.2.2. Except for specific performance, City, for itself, its successors and assignees, hereby releases Owner, its officers, agents and employees, from any and all claims, demands, actions, or suits of any kind or nature arising out of any liability, known or unknown, present or future, because it entered into this Agreement or because of the terms of this Agreement. City hereby acknowledges that it has read and is familiar with the provisions of California Civil Code Section 1542, which is set forth below: "A GENERAL RELEASE DOES NOT EXTEND TO CLAIMS THAT THE CREDITOR OR RELEASING PARTY DOES NOT KNOW OR SUSPECT TO EXIST IN HIS OR HER FAVOR AT THE TIME OF EXECUTING THE RELEASE AND THAT, IF KNOWN BY HIM OR HER, WOULD HAVE MATERIALLY AFFECTED HIS OR HER SETTLEMENT WITH THE DEBTOR OR RELEASED PARTY.." By initialing below, City hereby waives the provisions of Section 1542 in connection with the matters that are the subject of the foregoing waivers and releases. City's Initials 7.3. Termination or Modification of Agreement for Default of an Owner. City may terminate or modify this Agreement for any failure of Owner to perform any material duty or obligation of -23- Exhibit 4 Owner under this Agreement, or to comply in good faith with the terms of this Agreement (hereinafter referred to as "default"); provided, however, City may terminate or modify this Agreement pursuant to this Section 7.4 only after providing written notice to Owner of default setting forth the nature of the default and the actions, if any, required by Owner to cure such default and, where the default can be cured Owner has failed to take such actions and cure such default within sixty (60) days after the effective date of such notice or, in the event that such default cannot be cured within such sixty (60) day period but can be cured within a longer time, has failed to commence the actions necessary to cure such default within such sixty (60) day period and to diligently proceed to complete such actions and cure such default. 7.3.1. No Cross Default. Parties agree and acknowledges that, notwithstanding anything stated to the contrary in this Agreement: (a) the failure of RCR to comply with or satisfy any of RCR's obligations under this Agreement shall not limit or impair a transferee's rights and benefits under this Agreement with respect to its Assigned Rights (as they apply to the Project Phase owned by such transferee) under Section 2.5.1 of this Agreement and (b) the failure of any transferee to satisfy such transferee's Assumed Obligations as provided for under Section 2.5.1 of this Agreement shall not, as to the Project Phase to which those Assumed Obligations apply, limit or impair any of the Assigned Rights of any other transferee as to the Project Phase owned by such other transferee. 7.4. Voluntary Termination of Agreement by In the event RCR determines, in its sole discretion, prior to issuance of the first demolition permit implementing the first Specific Plan Phase, that it no longer wishes to proceed with the Project pursuant to the terms of this Agreement, RCR may terminate this Agreement by providing the City with 30 days written notice. Notwithstanding this or other provisions herein, RCR's indemnity and defense obligations shall survive such termination for the later of twelve (12) months or expiration of the statute of limitations on any and all potential causes of action against the City as set forth in Section 8 of this Agreement. 7.5. Notice and Cure Rights. Notwithstanding anything stated to the contrary in this Agreement, City shall have no right to terminate any of the rights of any Owner under this Agreement unless such Owner has failed to cure any default under this Agreement giving rise to any such termination right within the cure periods expressly provided for above in this Section 7. 8. LITIGATION 8.1. Third -Party Litigation Concerning Agreement. Owner shall defend, at its expense, including attorneys' fees, indemnify, and hold harmless City, its agents, officers and employees from any claim, action or proceeding against City, its agents, officers, or employees to attack, set aside, void, or annul the approval of this Agreement, any document prepared for the Project in compliance with the California Environmental Quality Act, or the approval of any permit or entitlement granted pursuant to this Agreement for the Project. City shall promptly notify Owner of any claim, action, proceeding or determination included within this Section 8.1 no later than fourteen (14) business days and City's receipt of service of process and City shall cooperate in the defense. If City fails to promptly notify Owner of any such claim, action, proceeding or determination as required by this Section, or if City fails to cooperate in the defense, Owner shall not thereafter be responsible to defend, indemnify, or hold harmless City as to that claim, action, proceeding, or determination. City may in its discretion participate in the defense. 8.2. Environmental Assurances. Owner shall indemnify and hold City, its officers, agents, and employees free and harmless from any liability, based or asserted, upon any act or omission of -24- Exhibit 4 Owner, its officers, agents, employees, subcontractors, predecessors in interest, successors, assigns and independent contractors for any violation of any federal, state or local law, ordinance or regulation relating to industrial hygiene or to environmental conditions on, under or about the Property, including, but not limited to, soil and groundwater conditions, and Owner shall defend, at its expense, including attorneys' fees, City, its officers, agents and employees in any action based or asserted upon any such alleged act or omission. City may in its discretion participate in the defense. 8.3. Reservation of Rights. With respect to Section 8.1 and Section 8.2 herein, City reserves, the right to either (1) approve the attorney(s) that the indemnifying party selects, hires or otherwise engages to defend the indemnified party hereunder, which approval shall not be unreasonably withheld, conditioned, or delayed; or (2) conduct its own defense; provided, however, that the indemnifying party shall reimburse the indemnified party forthwith for any and all reasonable expenses incurred for such defense, including attorneys' fees, upon billing and accounting therefor. 8.4. Challenge to Existing Land Use Approvals. By accepting the benefits of this Agreement, Owner, on behalf of itself and its successors in interest, hereby expressly agrees and covenants not to sue or otherwise challenge any land use approval affecting the Property and in effect as of the Effective Date. Such agreement and covenant includes, without limitation, the covenant against any direct suit by Owner or its successor in interest, or any participation, encouragement or involvement whatsoever that is adverse to City by Owner or its successor in interest, other than as part of required response to lawful orders of a court or other body of competent jurisdiction. Owner hereby expressly waives, on behalf of itself and its successors in interest, any claim or challenge to any land use approval affecting the Property and in effect as of the Effective Date. 8.5. Survival. The provisions of Sections 8.1 and 8.2 shall survive the termination of this Agreement. 9. MORTGAGEE PROTECTION. 9.1. The parties hereto agree that this Agreement shall not prevent or limit Owner, in any manner, at Owner's sole discretion, from encumbering the Property or any portion thereof or any improvement thereon by any mortgage, deed of trust or other security device securing financing with respect to the Property. City acknowledges that the lenders providing such financing may require certain Agreement interpretations and modifications and agrees upon request, from time to time, to meet with Owner and representatives of such lenders to negotiate in good faith any such request for interpretation or modification. City will not unreasonably withhold its consent to any such requested interpretation or modification provided such interpretation or modification is consistent with the intent and purposes of this Agreement. In furtherance of the foregoing, and notwithstanding anything stated to the contrary in this Agreement, any Mortgagee of the Property shall be entitled to the following rights and privileges: 9.1.1. Default under Agreement Does Not Impair Lien of any Mortgage. Neither entering into this Agreement nor a breach of this Agreement shall defeat, render invalid, diminish or impair the lien of any mortgage on the Property, the Leasehold Estate, or any Sub Leasehold Estate made in good faith and for value, unless otherwise required by law. 9.1.2. Request for Notices of Default by Mortgagee. The Mortgagee of any mortgage or deed of trust encumbering the Property, the Leasehold Estate, or Sub Leasehold Estate, or any -25- Exhibit 4 part thereof, which Mortgagee, has submitted a request in writing to the City in the manner specified herein for giving notices, shall be entitled to receive written notification from City of any default by the applicable Owner in the performance of such Owner's obligations under this Agreement. 9.1.3. If City timely receives a request from a Mortgagee requesting a copy of any notice of default given to Owner under the terms of this Agreement, City shall provide a copy of that notice to the Mortgagee within ten (10) days of sending the notice of default to Owner. The Mortgagee shall have the right, but not the obligation, to cure the default during the remaining cure period allowed such party under this Agreement. 9.1.4. Lender Protection Provisions. (a) Notices to Mortgagees; Mortgagee'sght to Cure. (i) Notices to Mortgagees. City shall send to each Mortgagee which has provided City written notice of its name and address, in the manner provided by Section 9.1 above, a true, correct and complete copy of any written notice sent to Owner or any Sub Ground Lessee, as applicable, of a default by Owner or any Sub Ground Lessee under this Agreement at the same time as and whenever any such notice of default shall be given by City to Owner or any Sub Ground Lessee, addressed to such Mortgagee at the address last furnished to City by such Mortgagee. Owner and each Sub Ground Lessee, as applicable, irrevocably directs that City accept, and City agrees to accept, performance and compliance by any such Mortgagee of and with any term, covenant, agreement, provision, condition or limitation on Owner's, or any Sub Ground Lessee's, part to be kept, observed or performed hereunder with the same force and effect as though kept, observed or performed by Owner and/or any such Sub Ground Lessee, as applicable, provided that such performance and/or compliance is made in accordance with the provisions of Section 10.1.4 below. (ii) Mortgagee's Right to Cure. Notwithstanding anything stated to the contrary in this Agreement, this Agreement shall not be terminated as to any Project Phase because of a default or breach hereunder on the part of Owner or any Sub Ground Lessee until and unless: (1) written notice of any such default or breach has been delivered to Mortgagee in accordance with the provisions of Section 10.3 above, (2) with respect to a default or breach that is curable solely by the payment of money, Mortgagee, Owner and any applicable Sub Ground Lessee have failed to cure such default or breach within thirty (30) days following the expiration of any of Owner's and/or any Sub Ground Lessee's, as applicable, notice and cure periods set forth herein, and (3) with respect to a default or breach that is not curable solely by the payment of money, Mortgagee, Owner and/or any applicable Sub Ground Lessee have failed to cure such default or breach within ninety (90) days following the expiration of any of Owner's and/or any applicable Sub Ground Lessee's notice and cure periods set forth herein or, if such default or breach is curable but cannot be cured within such time period, (i) Mortgagee has failed to notify City within such ninety (90) day time period that Mortgagee intends to cure such default or breach, (ii) Mortgagee fails to commence to cure such default or breach within such ninety (90) day period, or (iii) Mortgagee fails to diligently prosecute such cure to completion. It is expressly understood and agreed that no Mortgagee shall have any obligation -26- Exhibit 4 hereunder to cure or complete any cure of any breach or default by Owner or any applicable Sub Ground Lessee hereunder. (b) Permitted Transfers to Mortgagee. (i) Notwithstanding anything stated to the contrary in this Agreement, the following transfers shall be permitted and shall not require the approval or consent of City: (1) A transfer of the Owner's or any Sub Ground Lessee's Leasehold Estate or Sub Leasehold Estate, as applicable (and the concurrent transfer of the Owner's or any Sub Ground Lessee's rights under this Agreement with respect to the Project Phase that is the subject of the Leasehold Estate or Sub Leasehold Estate provided the conditions in Section 2.5.1 hereof have been complied with as to such Project Phase), at a foreclosure sale under a Mortgage, whether pursuant to the power of sale contained therein or a judicial foreclosure decree, or by an assignment in lieu of foreclosure, or (2) Any subsequent transfer by a Mortgagee (or its nominee or designee if the Mortgagee, or such nominee or designee, is the purchaser at such foreclosure sale or under such assignment in lieu of foreclosure) with respect to the Leasehold Estate or any Sub Leasehold Estate, and the concurrent transfer of the Owner's or any Sub Ground Lessee's rights under this Agreement with respect to the Project Phase that is the subject of the Leasehold Estate or Sub Leasehold Estate so transferred, provided that the conditions in Section 2.5.1 hereof have been complied with as to such Project Phase. (ii) Any transferee arising from any transfer permitted above shall be liable to perform the obligations of Owner or any Sub Ground Lessee, as applicable, under this Agreement only so long as such transferee holds title to the Leasehold Estate or Sub Leasehold Estate, provided that upon any such conveyance of title, such transferee's transferee expressly assumes and agrees to perform all of the obligations of this Agreement first arising after the date of such conveyance to the extent applicable to the Project Phase to which such Leasehold Estate or applicable Sub Leasehold Estate applies. (iii) Following the transfer, if any, described in Section 10.1.3(b)(i) above, all non -curable defaults existing under this Agreement prior to such transfer shall be deemed waived without further notice or action of any party. (c) Rights of Mezzanine Lender. Any lender that makes a loan to Owner or to any Sub Ground Lessee, or to any entity holding an interest in Owner or any Sub Ground Lessee, direct or indirect, that is secured by a pledge of equity interests in Owner or any applicable Sub Ground Lessee, direct or indirect, shall be entitled to all of the rights and remedies under this Section 10.1.3 that are afforded to a Mortgagee under this Agreement, (i) provided that Owner or any applicable Sub Ground Lessee shall have provided to City written notice setting forth the name and address of any such lender, and (ii) except that such rights and remedies shall be subject and subordinate to the rights of any Mortgagee, and shall not impair any of the rights and remedies afforded any Mortgagee, hereunder. 9.1.5. Obligations of Mortgagee Under Agreement. Any Mortgagee who comes into possession of the Leasehold Estate, or a Sub Leasehold Estate, or any part thereof, pursuant to foreclosure of the mortgage or deed of trust, or deed in lieu of such foreclosure, shall take the Leasehold Estate or Sub Leasehold Estate=as applicable, or part thereof, subject to the terms of -27- Exhibit 4 this Agreement. Notwithstanding any other provision of this Agreement to the contrary, no Mortgagee shall have an obligation or duty under this Agreement to perform any of an Owner's obligations or other affirmative covenants of an Owner hereunder, or to guarantee such performance; provided, however, that to the extent that any covenant to be performed by an Owner is a condition precedent to the performance of a covenant by City, the performance thereof shall continue to be a condition precedent to City's performance hereunder, and further provided that any sale, transfer or assignment by any Mortgagee in possession shall be subject to the provisions of Section 2.5 of this Agreement. (a) Any Mortgagee who comes into possession of the Property, or any part thereof, pursuant to foreclosure of the mortgage or deed of trust, or deed in lieu of such foreclosure, shall take the Property as applicable, or part thereof, subject to the terms of this Agreement. Notwithstanding any other provision of this Agreement to the contrary, no Mortgagee shall have an obligation or duty under this Agreement to perform any of an Owner's obligations or other affirmative covenants of an Owner hereunder, or to guarantee such performance; provided, however, that to the extent that any covenant to be performed by an Owner is a condition precedent to the performance of a covenant by City, the performance thereof shall continue to be a condition precedent to City's performance hereunder, and further provided that any sale, transfer or assignment by any Mortgagee in possession shall be subject to the provisions of Section 2.5 of this Agreement. 9.1.6. Fee Owners' Right to Encumber Property. Fee Owners shall have the right to encumber the fee title in the Property by any mortgage, deed of trust or other security device securing financing for the fee title in the Property to the extent permitted pursuant to the terms of (and subject to all the terms and conditions set forth in) the Ground Lease, and nothing in this Agreement shall impair such right. Any Mortgagee of the fee title in the Property shall have all the benefits of a Mortgagee provided in this Agreement, including the right to receive notice of default and the right, but not obligation, to cure any default as permitted hereunder. Notwithstanding anything to the contrary in this Section 9.1, a Mortgagee of the fee title shall have no obligations under this Agreement except that upon any conveyance of fee title to such Mortgagee, the Mortgagee shall assume the express obligations of the Fee Owners under this Agreement. 10. MISCELLANEOUS PROVISIONS. 10.1. Recordation of Agreement. This Agreement and any amendment or cancellation thereof shall be recorded with the Orange County Recorder by the Clerk of the City Council against the Property within ten (10) days following Owner's receipt of the fully -executed, recordable Agreement from the City. If the parties to this Agreement or their successors in interest amend or cancel this Agreement, or if the City terminates or modifies this Agreement as provided herein for failure of the Owner to comply in good faith with the terms and conditions of this Agreement, the City Clerk shall cause notice of such action recorded with the Orange County Recorder, and in connection with any termination of this Agreement, in such form or by such recordable instrument, that will allow a reputable title company to remove the Agreement as an exception to title of the Property (a "Termination Release"). 10.2. Entire Agreement. This Agreement sets forth and contains the entire understanding and agreement of the parties, and there are no oral or written representations, understandings or ancillary covenants, undertakings or agreements that are not contained or expressly referred to herein. No testimony or evidence of any such representations, understandings or covenants shall -28- Exhibit 4 be admissible in any proceeding of any kind or nature to interpret or determine the terms or conditions of this Agreement. 10.3. Severability. If any term, provision, covenant or condition of this Agreement shall be determined invalid, void or unenforceable, the remainder of this Agreement shall not be affected thereby to the extent such remaining provisions are not rendered impractical to perform taking into consideration the purposes of this Agreement. Notwithstanding the foregoing, the provision of the Public Benefits set forth in Section 4 of this Agreement, including the payment of the Development Impact Fees set forth therein, are essential elements of this Agreement and City would not have entered into this Agreement but for such provisions, and therefore in the event such provisions are determined to be invalid, void or unenforceable, this entire Agreement shall be null and void and of no force and effect whatsoever. 10.4. Interpretation and Governing Law. This Agreement and any dispute arising hereunder shall be governed and interpreted in accordance with the laws of the State of California, with venue in Orange County. This Agreement shall be construed as a whole according to its fair language and common meaning to achieve the objectives and purposes of the parties hereto, and the rule of construction to the effect that ambiguities are to be resolved against the drafting party shall not be employed in interpreting this Agreement, all parties having been represented by counsel in the negotiation and preparation hereof. 10.5. Section Headings. All section headings and subheadings are inserted for convenience only and shall not affect any construction or interpretation of this Agreement. 10.6. Singular and Plural. As used herein, the singular of any word includes the plural. 10.7. Joint and Several Obligations. If at any time during the Term of this Agreement the Property is owned, in whole or in part, by more than one owner, all obligations of such owners under this Agreement shall be joint and several, and the default of any such owner shall be the default of all such owners. Notwithstanding the foregoing, no owner of a single lot that has been finally subdivided and sold to such owner as a member of the general public shall have any obligation under this Agreement except as expressly provided for herein. 10.8. Time of Essence. Time is of the essence in the performance of the provisions of this Agreement as to which time is an element. 10.9. Waiver. Failure by a party to insist upon the strict performance of any of the provisions of this Agreement by the other party, or the failure by a party to exercise its rights upon the default of the other party, shall not constitute a waiver of such party's right to insist and demand strict compliance by the other party with the terms of this Agreement thereafter. 10.10. Third Party Beneficiaries. This Agreement is made and entered into for the sole protection and benefit of the parties and their successors and assigns, and no other person shall have any right of action based upon any provision of this Agreement. 10.11. Force Majeure. Neither party shall be deemed to be in default where failure or delay in performance of any of its obligations under this Agreement is caused by: (1) strikes, lockouts or labor disputes; (2) inability to obtain labor or materials or reasonable substitutes therefor (including as a result of freight embargos); (3) inclement weather which delays or precludes construction; (4) acts of God, including but not limited to earthquakes, or the public enemy or civil commotion; (5) condemnation, (6) fire or other casualty; (7) shortage of fuel, electricity or -29- Exhibit 4 natural gas; (8) action or nonaction of public utilities or of local, state or federal governments, affecting the work, including, but not limited to, any delays in the permitting process as a result of the action or inaction of such governmental authorities including government shutdown for a period of time of one (1) week or more; (9) criminal acts or acts of terrorism; or (10) pandemic or government imposed quarantine (11) other conditions similar to those enumerated above which are beyond the reasonable anticipation or control of such Party, or other causes beyond the Parry's reasonable control. If any such events shall occur, the term of this Agreement and the time for performance shall be extended for the duration of each such event, provided that the Term of this Agreement shall not be extended pursuant to this section for more than five (5) years. 10.12. Mutual Covenants. The covenants contained herein are mutual covenants and also constitute conditions to the concurrent or subsequent performance by the party benefited thereby of the covenants to be performed hereunder by such benefited party. 10.13. Successors in Interest. The burdens of this Agreement shall be binding upon, and the benefits of this Agreement shall inure to, all successors in interest to the parties to this Agreement. All provisions of this Agreement shall be enforceable as equitable servitudes and constitute covenants running with the land. Each covenant to do or refrain from doing some act hereunder with regard to development of the Property: (a) is for the benefit of and is a burden upon every portion of the Property; (b) runs with the Property and each portion thereof; and (c) is binding upon each party and each successor in interest during ownership of the Property or any portion thereof. 10.14. Counterparts. This Agreement may be executed by the parties in counterparts, which counterparts shall be construed together and have the same effect as if all of the parties had executed the same instrument. 10.15. Jurisdiction and Venue. Any action at law or in equity arising under this Agreement or brought by a party hereto for the purpose of enforcing, construing or determining the validity of any provision of this Agreement shall be filed and tried in the Superior Court of the County of Orange, State of California, and the parties hereto waive all provisions of law providing for the filing, removal or change of venue to any other court. 10.16. Project as a Private Undertaking. It is specifically understood and agreed by and between the parties hereto that the development of the Project is a private development, that neither party is acting as the agent of the other in any respect hereunder, and that each party is an independent contracting entity with respect to the terms, covenants and conditions contained in this Agreement. No partnership, joint venture or other association of any kind is formed by this Agreement. The only relationship between City and Owner is that of a government entity regulating the development of private property and the owner of such property. 10.17. Further Actions and Instruments. Each of the parties shall cooperate with and provide reasonable assistance to the other to the extent contemplated hereunder in the performance of all obligations under this Agreement and the satisfaction of the conditions of this Agreement. Upon the request of either party at any time, the other party shall promptly execute and file or record such required instruments and writings and take any actions as may be reasonably necessary under the terms of this Agreement to carry out the intent and to fulfill the provisions of this Agreement or to evidence or consummate the transactions contemplated by this Agreement. 10.18. Eminent Domain. No provision of this Agreement shall be construed to limit or restrict the exercise by City of its power of eminent domain. -30- Exhibit 4 10.19. Afzent for Service of Process. In the event any Owner is not a resident of the State of California or it is an association, partnership or joint venture without a member, partner or joint venturer resident of the State of California, or it is a foreign corporation, then in any such event, Owner shall file with the City Manager, upon its execution of this Agreement, a designation of a natural person residing in the State of California, giving his or her name, residence and business addresses, as its agent for the purpose of service of process in any court action arising out of or based upon this Agreement, and the delivery to such agent of a copy of any process in any such action shall constitute valid service upon Owner. If for any reason service of such process upon such agent is not feasible, then in such event Owner may be personally served with such process and such service shall constitute valid service upon Owner. Owner is amenable to the process so served, submits to the jurisdiction of the Court so obtained and waives any and all objections and protests thereto. 10.20. Certificate of Compliance. At any time during the term of this Agreement, any lender or either Party may request either Party to this Agreement to confirm that (1) this Agreement is unmodified and in full force and effect (or if there have been modifications hereto, that this Agreement is in full force and effect as modified and stating the date and nature of such modifications); (2) to the best of such Party's knowledge, no defaults exist under this Agreement or if defaults do exist, to describe the nature of such defaults; and (3) any other information reasonably requested. Each Party hereby agrees to provide a Certificate to such lender or other Party within thirty (30) days of receipt of the written request therefor. 10.21. Authority to Execute. The person or persons executing this Agreement on behalf of Owner warrants and represents that he or she/they have the authority to execute this Agreement on behalf of his or her/their corporation, partnership or business entity and warrants and represents that he or she/they has/have the authority to bind Owner to the performance of its obligations hereunder. [Signatures on following pages] -31- Exhibit 4 IN WITNESS WHEREOF, the parties hereto have executed this Development Agreement on the last day and year set forth below. OWNER RCR BRISTOL, LLC, a Delaware limited liability company By: Name: Title: Dated: CITY City OF SANTA ANA, a California municipal corporation By: Mayor Dated: ATTEST: By: City Clerk Dated: APPROVED AS TO LEGAL FORM: BEST BEST & KRIEGER LLP City Attorney Dated: -32- Exhibit 4 JOINDER Unless expressly defined herein, all capitalized terms used herein shall have the meanings ascribed to such terms in the Development Agreement (the "Development Agreement") to which this Joinder is attached. The undersigned Fee Owners are hereby entering into this Joinder for the sole purpose of subjecting their fee title to the Property to the burden and effect of the Development Agreement and, upon the recording of the Development Agreement in the Official Records of Orange County, fee title to the Property shall be encumbered by all of the terms and conditions of the Development Agreement; provided, however, notwithstanding the foregoing, the City acknowledges and agrees that unless the Fee Owners hereafter execute an Assignment and Assumption Agreement in a form approved by Fee Owners and the City in the manner described in Section 2.5.1 of the Development Agreement (the "Approved Form"), the Fee Owners (including members, partners, officers, agents or representatives of Fee Owners) shall have no liability, rights or obligations under the Development Agreement except for such rights or obligations expressly set forth for the benefit or burden of Fee Owners under the Development Agreement. Unless and until an Assignment and Assumption Agreement, in the Approved Form, is executed by the Fee Owners and City, City shall have no recourse against the Fee Owners or the fee title to the Property. Fee Owners shall receive notice of default and have the right, but not obligation, to cure any default as permitted in Sections 9.1.2 and 9.1.3 of the Development Agreement. Fee Owners and their lenders shall be entitled to receive a Certificate of Compliance upon request as provided in Section 10.20 of the Development Agreement. In addition, in the event that the Ground Lease is terminated, Fee Owners shall thereafter have the right to terminate the Development Agreement upon written notice to City, in which event the City shall cause to record a Termination Release with the Orange County Recorder. For avoidance of doubt, no modification of the Development Agreement pursuant to Section 2.7 of the Development Agreement shall limit or impair the rights of Fee Owners under this Joinder without the consent of Fee Owners. Greenville Ranch, LLC, a California limited liability company Alice Z. Callens, President Louise A. Callens, Secretary/Treasurer Executed as of , 2024 -33- Exhibit 4 MCG Bristol West, LLC, a California limited liability company David W. Cortney, Manager Executed as of 2024 BSG West Bristol, LLC, a California limited liability company Robert Bradley Gisler, Manager Susan E. Gisler, Manager Executed as of .2024 -34- Exhibit 4 EXHIBIT "A" (Legal Description of the Property) LEGAL DESCRIPTION: PARCEL 1: PARCELS 1 AND 2. IN THE CITY OF SANTA ANA. COUNTY OF ORAME, STATE OF CAUFORNVAS SHOWN ON A MAP FILED IN BDDK 40. PAGE'S 5 AND 6 OF PARCEL MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY, CAUFORN[k EXCEPTING FROM SAID PARCEL 2 THAT PORMN THEREOF CONVEYED TO THE CITY OF ANTA ANA BY DEED RECORDED MAY 17, 1972 IN BOOK 10130, PAGE 417. OF QFFICIAL RECORDS. DESCRIBED AS FOLLOWS: BEGINNING AT THE WESTERLY TERMINUS OF THAT CERTAIN COURSE IN THE NORTHERLY BOUNDARY OF PARCEL 2 OF SAID MAP THAT READS NORTH 87 03' 58" WEST 74.47 FEET: THENCE CONTINUING ALONG SA O NORTHERLY BOUNDARY NORTH 89' 12" 27" 41fEV 75.11 FEET TO A POINT ON A W )N—TANGENT CURVE CONCAVE SOUTHEMTERLY HAVING A RADius or 30.00 FEET, A RADIAL AT SAID POINT BEARS NORTH 39` 01' 25' WEST; THENCE OONTINVINO ALW SAID NORTHERLY BMNOARY SOUTHWESTERLY 5.30 FEET ALONG THE ARC OF SAID CURVE THROUGH A CENTRAL ANGLE OF 10' 07' 33' TO A POINT ON A LIKE PARALLEL WITH AND 59.00 FEET SOUTHERLY FROM 7NE CENTERLINE OF hW ,ARTHUR BOULEVARD As SHOWN ON SAID MAP, A RADIAL AT SAID POINT BEARS NORTH 49' 08' 58" WEST; THENCE LEAVING, SAID CURVE ALONG SAID PARALLEL UNE SOUTH 89' 03' 58" EAST A DISTANCE OF 78.76 FEET TO THE POINT OF BEGINNING. PEEL 2: PARCELS 1. 2, 3 AND 4 IN THE CITY OF SANTA MIA, COUNTY OF ORANGE. STATE OF CAUFORNLA, AS SHOWN ON A MAP FILED IN BOOK 79, PAGES 19 AND 20 OF PARCEL MPS, IN THE OFFICE OF 7HE COUNTY RECORDER OF SAIO COUNTY_ Exhibit 4 u Project Site EXHIBIT "B" (Map of the Property) Exhibit 4 EXHIBIT "C" Development Plan and list of Project Approvals Development Plans and entitlement applications as presented in the City Staff Report Dated September 17, 2024 are incorporated herein by reference. Project Approvals include, but may not be limited to the following entitlements: 1. The Final Supplemental Environmental Impact Report entitled "Related Bristol Specific Plan Final Environmental Impact Report" (State Clearinghouse House No. 2020029087 and City of Santa Ana Development Project No. 2022-31 ("Project FEIR"), which tiers off the GPU FEIR (SCH# 2020029087) that was certified by the City on April 19, 2022. 2. The "Related Bristol" Specific Plan, dated July 2024, adopted by the City Council on 2024, by way of Ord. No. 0 3. The Vesting Tentative Tract Map, dated July 29, 2024, approved by the City Council on September 17, 2024, by way of Resolution No. 4. The Zoning Map Amendment dated -2023, adopted by the City Council on _, 2024, by way of Ord. No. 084542\17991095v1 Exhibit 4 RESOLUTION NO. 2024-XXX A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA ANA APPROVING VESTING TENTATIVE TRACT MAP NO. 2023-01 (COUNTY MAP NO. 19272), AS CONDITIONED, FOR A MIXED -USE DEVELOPMENT, KNOWN AS THE RELATED BRISTOL SPECIFIC PLAN PROJECT, AT THE 41-ACRE SITE GENERALLY LOCATED AT 3600 BRISTOL STREET BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF SANTA ANA AS FOLLOWS: Section 1. The City Council of the City of Santa Ana hereby finds, determines, and declares as follows: A. Steven Oh, with RCR Bristol, LLC ("Applicant"), on behalf of Greenville Ranch LLC, BSG West Bristol LLC, and MCG Bristol West LLC ("Property Owners"), is requesting approval of Vesting Tentative Tract Map ("TTM") No. 2023-01 to facilitate the construction of a mixed -use development ("Project"), known as the Related Bristol Specific Plan Project, at 3600 Bristol Street ("Project Site"). B. The Project entails, among other things, (1) demolition of the existing sixteen (16) structures on the Project Site; (2) the establishment of a new Related Bristol Specific Plan (SP No. 5) and a change of zone for the Project Site to the new Related Bristol Specific Plan (SP No. 5) designation; (3) redevelopment of the Project Site into 3,750 residential units, up to 350,000 square feet of commercial space, 250 hotel rooms, and 200 senior care units, including 6,520 onsite parking spaces, and 13.1 acres of onsite open space; and (4) approval of Vesting Tentative Tract Map ("VTTM") No. 2023-01. C. The Project Site has a General Plan land use designation of District Center High (DC-5) and is located within the General Commercial (C2) zoning designation in the general northern portion of the Project Site and within the Commercial Residential (CR) zoning designation in the general southern portion of the Project Site. The City Council is considering the recommendation of approval of the adoption of an Amendment Application No. 2023-03 to establish the Related California Specific Plan (SP No. 5) and a Zone Change for the Project Site via a separate resolution on October 1, 2024. D. Subdivision requests are governed by Chapter 34 and Chapter 41 of the Santa Ana Municipal Code ("SAMC") and the California Subdivision Map Act ("SMA"). Resolution No. 2024-XXX Page 1 of 8 E. Pursuant to Section 34-127 of the SAMC, approval of a VTTM application is required for projects proposing to create four or more parcels by the Planning Commission. F. On August 12, 2024, the Planning Commission of the City of Santa Ana held a duly -noticed public hearing on VTTM No. 2023-01. G. On September 17, 2024, the City Council of the City of Santa Ana held a duly -noticed public hearing on VTTM No. 2023-01, after which the item was continued to the regularly -scheduled City Council meeting of October 1, 2024. H. The City Council of the City of Santa Ana determines that the following findings, in accordance with Section 66473.5 and 66474 of the SMA and Section 34-127 of the SAMC, which must be established in order to approve VTTM No. 2023-01, have been established: 1. The proposed project and its design and improvements are consistent with the General Plan land use designation and are otherwise consistent with all other Elements of the General Plan. The Project and its design and improvements are consistent with the General Plan land use designation of District Center — High (DC-5), which allows a maximum floor area ratio of 5.0 and up to 125 dwelling units per acre. In addition, the project supports several goals and policies of the General Plan. Specifically, the project is consistent with General Plan Land Use Element (LU) Goal 1, which encourages projects that improve quality of life and respects the existing community. Policy LU-1.2 supports innovative development policies to expand homeownership opportunities at all income levels. Policy LU-4.7 encourages the development of mixed -income developments with mixed housing types to create inclusive communities and economically diverse neighborhoods. Lastly Policy HE-2.5 of the Housing Element supports diverse types, prices, and sizes of housing. 2. The proposed project conforms to all applicable requirements of the zoning and subdivision codes as well as other applicable City ordinances. The project is consistent with the development standards specified within the project's proposed Specific Plan (SP No. 5), including land use, height, minimum development site area, building frontages, publicly accessible open space, private/common open space, building setbacks, and parking and access. Further, the access and egress for the Project has been thoroughly review by the Public Works Agency for compliance with all applicable development standards. Resolution No. 2024-XXX Page 2 of 8 3. The project site is physically suitable for the type and density of the proposed project. There are no physical constraints on the site that would preclude development. The proposed site consists of approximately 41 acres of land and is physically suitable for the proposed development. The lot size, density, width, and lot coverage are consistent with the existing surrounding properties in the neighborhood and with proposed Specific Plan (SP No. 5) development standards. 4. The design and improvements of the proposed project will not cause substantial environmental damage or substantially and avoidably injure to fish or wildlife of their habitat. The design and improvements of the proposed project will not cause substantial environmental damage or substantially and avoidably injure fish and wildlife or their habitat. The project is located in an urbanized area, and there are no known fish or wildlife populations existing on the project site. Therefore, the proposed subdivision will not cause any substantial environmental damage or substantially and avoidably injure fish and wildlife or their habitat. 5. The design or improvements of the proposed project will not cause serious public health problems. The design or improvements of the proposed project will not cause serious health problems. The subdivision will not have any detrimental effects upon the general public. The property will include necessary utilities and infrastructure improvements as required by the SAMC and SMA. 6. The design or improvements of the proposed project will not conflict with easements necessary for public access through or use, of property within the proposed project. The design and improvements of the project will not conflict with easements necessary for public access or use of the property within the proposed project. In addition, the CC&Rs will ensure reciprocal access rights and maintenance agreements between properties. Section 2. The City prepared a Draft Supplemental Environmental Impact Report ("SEIR") that analyzed the Project's environmental impacts in accord with the California Environmental Quality Act (Public Resources Code, §§ 21000 et seq., "CEQA"), the regulations promulgated thereunder (14 Cal. Code of Regulations, §§ 15000 et seq., the "CEQA Guidelines"), and the City's Local CEQA Guidelines. The Draft SEIR was made available for public review for 45 days between July 6, 2023 and Resolution No. 2024-XXX Page 3 of 8 August 21, 2023. The document was made available online at the City of Santa Ana website and available for review at City Hall and the City of Santa Ana Public Library in hard copy form. In response to comments received on the Draft SEIR, the City prepared a Final SEIR and released it to the public on August 1, 2024. The Final SEIR in the City Council Resolution for FEIR No. 2020029087 is incorporated herein by reference. The City Council Resolution for FEIR No. 2020029087 recommends certification of the Final SEIR, adoption of findings under CEQA, and adoption of the Mitigation Monitoring and Reporting Program and the Statement of Overriding Considerations, and among other things, properly assesses the environmental impact of the Project in accordance with CEQA. This Resolution incorporates by reference the environmental findings and analysis set forth in the City Council Resolution for FEIR No. 2020029087 as if fully set forth herein. Section 3. The City Council of the City of Santa Ana, after conducting the public hearing, hereby approves VTTM No. 2023-01, as conditioned in Exhibit A, attached hereto and incorporated herein for the Project at the Project Site, and as illustrated and attached hereto and incorporated herein as Exhibit B. This decision is based upon the evidence submitted at the above said hearing, which includes, but is not limited to: The Request for City Council Staff Report dated September 17, 2024 and October 1, 2024, and exhibits attached thereto; and the public testimony, written and oral, all of which are incorporated herein by this reference. Section 4. This Resolution shall not be effective unless and until the City Council Resolution for FEIR No. 2020029087, the City Council Ordinance for Development Agreement No. 2023-02, the City Council Ordinance for Amendment Application No. 2023-03, and the City Council Resolution to overrule of Orange County John Wayne Airport Land Use Commission's determination of inconsistency for the project are adopted and become effective. If said resolutions and ordinances are for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, or otherwise do not go into effect for any reason, then this Resolution shall be null and void and have no further force and effect. Section 5. The documents and materials associated with this Resolution that constitute the record of proceedings on which these findings are based are located at Santa Ana City Hall, 20 Civic Center Plaza, Santa Ana, CA 92701. The Planning Manager is the custodian of records for the record of proceedings. Section 6. Pursuant to Government Code Section 66020, the Applicant may protest the imposition of fees, dedications, reservations, or other exactions imposed on this development project by taking the necessary steps and following the procedures established by Sections 66020 through 66022 of the California Government Code. Section 7. The Applicant shall indemnify, protect, defend and hold the City and/or any of its officials, officers, employees, agents, departments, agencies, authorized volunteers, and instrumentalities thereof, harmless from any and all claims, demands, lawsuits, writs of mandamus, and other and proceedings (whether legal, equitable, declaratory, administrative or adjudicatory in nature), and alternative dispute resolution procedures (including, but not limited to arbitrations, mediations, and such Resolution No. 2024-XXX Page 4 of 8 other procedures), judgments, orders, and decisions (collectively "Actions"), brought against the City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof, that challenge, attack, or seek to modify, set aside, void, or annul, any action of, or any permit or approval issued by the City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof (including actions approved by the voters of the City) for or concerning the Project, whether such Actions are brought under the Ralph M. Brown Act, California Environmental Quality Act, the Planning and Zoning Law, the Subdivision Map Act, Code of Civil Procedure sections 1085 or 1094.5, or any other federal, state or local constitution, statute, law, ordinance, charter, rule, regulation, or any decision of a court of competent jurisdiction. It is expressly agreed that the City shall have the right to approve the legal counsel providing the City's defense, and that Applicant shall reimburse the City for any costs and expenses directly and necessarily incurred by the City in the course of the defense. City shall promptly notify the Applicant of any Action brought and City shall cooperate with Applicant in the defense of the Action. Section 8. If any section, subsection, sentence, clause, phrase, or portion of this Resolution is for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this Resolution. The Planning Commission of the City of Santa Ana hereby declares that it would have adopted this Resolution and each section, subsection, sentence, clause, phrase, or portion thereof irrespective of the fact that any one or more sections, subsections, sentences, clauses, phrases, or portions be declared invalid or unconstitutional. ADOPTED this 1 st day of October, 2024. Valerie Amezcua Mayor APPROVED AS TO FORM: Sonia R. Carvalho, City Attorney By: iOw o- Laura A. Rossini Chief Assistant City Attorney AYES: Councilmembers: NOES: Councilmembers: ABSTAIN: Councilmembers: NOT PRESENT: Councilmembers: Resolution No. 2024-XXX Page 5 of 8 CERTIFICATE OF ATTESTATION AND ORIGINALITY I, Jennifer L. Hall, City Clerk, do hereby attest to and certify the attached Resolution No. 2024-XXX to be the original resolution adopted by the City Council of the City of Santa Ana on October 1, 2024. Date: Jennifer L. Hall City Clerk City of Santa Ana Resolution No. 2024-XXX Page 6 of 8 Exhibit A Conditions for Approval for Vesting Tentative Tract Map No. 2023-01 Resolution No. 2024-XXX Page 7 of 8 Exhibit A to Exhibit 6 — Conditions of Approval for VTTM No. 2023-01 A Vesting Tentative Tract Map (VTTM No. 2023-01) has been processed concurrently with this Specific Plan. The VTTM will create the basis for the legal lots for each development Block, rights -of -way dedications, and landscape lots as well as airspace lots for parking structures. In addition, the VTTM includes a table of anticipated airspace lots to define vertical volumes specific to use and/or to define separate interests. So long as the final mapping does not include more lots than anticipated determined across the Specific Plan area, a finding of substantial conformance can be made. See Appendix D of VTTM No. 2023-01 for a table of anticipated airspace lotting. In accordance with the subdivision map, the owner shall be subject to the following standards and conditions: 1. Record all legal documents for street dedications along Bristol Street, Plaza Drive, MacArthur Boulevards, Sunflower Avenue, Callens Commons, and all other interior streets/drive aisles that intersect with public streets in a form agreeable to the City of Santa Ana. 2. Comply with all applicable recommendations as identified by the Traffic Circulation Analysis (TCA) dated June 28, 2023. 3. Complete an approved preliminary Water Quality Management Plan (WQMP) approved by the Public Works Agency. 4. Obtain an approval from Republic Services and the City on trash circulation and collection. 5. Public improvements shall be completed in phases. Timing of improvements shall be as described in condition titled "Timing of Improvements and Project Phasing" below. 6. Water Main. Owner shall construct, at their sole expense, new public water mains, sized in accordance with hydraulic recommendations approved by the Water Resources Manager on Plaza Drive between MacArthur and Callens Commons. Owner shall construct, at their sole expense, new e w . public - water main within the Property in Bristol Paseo between W. MacArthur Boulevard and Sunflower Avenue and Callens Common between Plaza Drive and Bristol Street as necessary to supply .the project and as shown on the Vesting Tentative Tract Map. 7. Sanitary Sewers. Owner shall construct, at their sole expense, new connections and public sanitary sewer on Sunflower Avenue to convey project wastewater to a new Orange County Sanitation District manhole and trunk lines as required and allowed by Orange County Sanitation District. 8. Public Street Lights: Owner shall construct, at their sole expense, new public streetlights, including underground conduit and wiring, immediately along the Page 1 of 10 Exhibit A to Exhibit 5 — Conditions of Approval for VTTM No. 2023-01 Project's frontage on the west side of Bristol Street between Sunflower Avenue and MacArthur Boulevard, along the north side of Sunflower Avenue between Bristol Street and western edge of the property, along the south side of MacArthur Boulevard between Plaza Drive and Bristol Street, and along the east side of Plaza Drive immediately along the Project frontage. Such new public street lights shall be constructed in a phased manner to correspond to the phasing of the Project and consistent with the phasing of the public street improvements. 9. Street Medians. As specified on the Vesting Tentative Tract Map, Owner shall modify, at their sole expense, the public street medians along Bristol Street between Sunflower Avenue and MacArthur Blvd, along Sunflower Avenue between Bristol Street and the western edge of the Property, along Plaza Drive between MacArthur and Callens Common, and construct new medians on MacArthur Boulevard between Plaza Drive and Bristol Street. Medians shall be constructed in a phased manner to correspond to the phasing of the Project and consistent with the phasing of the public street improvements., 10. Bike Lanes. Owner shall, at their sole expense, stripe Class 11 buffered bike lanes along the project's frontage on the west side of Bristol Street between Sunflower Avenue and MacArthur Boulevard, along the north side of Sunflower Avenue between Bristol Street and western edge of the property, along the south side of MacArthur Boulevard between Plaza Drive and Bristol Street as shown on the VestingTentative Tract Map. Bike lanes shall be installed in a phased manner to correspond to the phasing of the Project and consistent with the phasing of the public street improvements. 11. Sidewalks. Owner shall reconstruct, at their sole expense, the sidewalks immediately along the Project's frontage on the west side of Bristol Street between Sunflower Avenue and MacArthur Boulevard, along Sunflower Avenue between Bristol Street and western edge of the property, along MacArthur Boulevard between Plaza Drive and Bristol Street, and along the east side of Plaza Drive immediately along the Project frontage, as shown on the Vesting Tentative Tract Map. Sidewalks shall be installed in a phased manner to correspond to the phasing of the Project and consistent with the phasing of the public street improvements. 12. Street Improvements. Owner shall construct, at their sole expense, new curb and gutter along the project's frontage on the west side of Bristol Street between Sunflower Avenue and MacArthur Boulevard, along the north side of Sunflower Avenue between Bristol Street and western edge of the property, along the south side of MacArthur Boulevard between Plaza Drive and Bristol Street, and along the east side of Plaza Drive immediately along the Project frontage, as shown on the Vesting Tentative Tract Map. Curb and gutter shall be installed in a phased manner to correspond to the phasing of the Project and -consistent with the phasing of the public street improvements. Owner shall complete full depth street trench restoration with all utility trench work Page 2 of .10 Exhibit A to Exhibit 5 - Conditions of Approval for VTTM No. 2023-01 per standard plans or approved street improvement plans. Owner shall apply slurry seal with REAS Type 11 slurry along the project's frontage to mitigate roadway damages due to construction and repair any major street defects twice during project buil ' dout. Additionally, Owner shall perform full depth street restoration from the new curb and gutter to the edge of the first vehicle lane line (to fully include the vehicle lane closest to curb) along the project frontage and perform a 3" grind and overlay of the following street limits (inclusive of all intersections): a. Bristol Street: Southbound lanes between MacArthur Boulevard and Sunflower Avenue b. Sunflower Avenue: Westbound lanes between Bristol Street and westerly property boundary c. MacArthur Boulevard: Eastbound lanes between Plaza Drive and Bristol Street d. Plaza Drive: Northbound lanes immediately along Project frontage Timing of improvements shall be as described in condition titled "Timing of Improvements and Project Phasing" below. 13. New and Modified Traffic Signals. Owner shall construct or modify traffic signals immediately surrounding the project boundaries, at their sole expense, as follows: a. Bristol Street at MacArthur Boulevard. Modify existing traffic signal to accommodate the intersection improvements. Remove and salvage existing impacted traffic signal poles and replace with new traffic signal poles to standard. Install new City approved controller and cabinet. Install video detection camera system for entire intersection. Install accessible pedestrian system ("APS") for entire intersection. Install new CCTV camera per City specifications and any associated appurtenances as conceptually nceptually illustrated in Exhibit A, attached. b. Bristol Street at Callens Common. Modify existing traffic signal to accommodate the intersection improvements. Remove and salvage existing impacted traffic signal poles and replace with new traffic signal poles to standard. Install new City approved controller and cabinet. Install video detection camera system for entire intersection. Install APS for entire intersection.. Install new CCTV camera per City specifications and any associated appurtenances as conceptually illustrated in Exhibit B, attached. c. Bristol Street at Sunflower Avenue. Modify existing traffic signal to accommodate the intersection improvements. Remove and salvage existing impacted traffic signal poles and replace with new traffic signal poles to standard. Install new City approved controller and cabinet. Install Page 3 of 10 Exhibit A to Exhibit 6 — Conditions of Approval for VTTM No. 2023-01 video detection camera system for entire intersection. Install APS for entire intersection. Install new CCTV camera per City specifications and any associated appurtenances as conceptually illustrated in Exhibit C, attached. d. MacArthur Boulevard at Plaza Drive. Modify existing traffic signal to accommodate the intersection improvements. Remove and salvage existing impacted traffic signal poles and replace with new traffic signal poles to standard. Install new City approved controller and cabinet. Install video detection camera system for entire intersection. Install APS for entire intersection. Install new CCTV camera per City specifications and any associated appurtenances as conceptually illustrated in Exhibit D, attached. e. Plaza Drive at Callens Common. Install new traffic signal including traffic signal poles, controller cabinet, meter pedestal, conduit, wiring, video detection system, APS, CCTV camera per City specifications, emergency vehicle preemption, signage, and fiber optic communication system to connect to City of Santa Ana traffic signal network and any associated appurtenances as conceptually illustrated in Exhibit E, attached. f. Bristol Street at Existing Driveway. Install new traffic signal including traffic signal poles, controller cabinet, meter pedestal, conduit, wiring, video detection system, APS, CCTV camera per City specifications, emergency vehicle preemption, signage, and fiber optic communication system to connect to City of Santa Ana traffic signal network and any associated appurtenances as conceptually illustrated in Exhibit F, attached. g. Sunflower Avenue at Proposed Driveway. Install new traffic signal including traffic signal poles, controller cabinet, meter pedestal, conduit, wiring, video detection system, APS, CCTV camera per City specifications, emergency vehicle preemption, signage, and fiber optic communication system to connect to City of Santa Ana traffic signal network and any associated appurtenances as conceptually illustrated in Exhibit G, attached. 14. Timing of Improvements and Project Phasing. The Development is proposed to be constructed in 3 consecutive phases as shown on Figure 6-2 (Conceptual Phasing Plan) of the Specific Plan. Construction and completion of all public improvements described shall commence and be completed in a phased manner to correspond to the phasing of the Project as follows: a. Phase I — Southerly half of project (south of proposed Callens Common). i. Prior to issuance of building permit for the first Implementing Project on Phase 1, Owner shall: 1. Submit public improvement plans and a deposit/bond for all public improvements on Sunflower Avenue, between Bristol Street and western edge of the property, and Bristol Street between Sunflower Avenue and Callens Common. ii. Prior to issuance of final Certificate of Occupancy of 50% or more of the residential units allowed for Phase 1, or any final Certificate of Occupancy on Phase 11 or III, Owner shall: Page 4 of 10 1 Exhibit A to Exhibit 5 — Conditions of Approval for VTTM No. 2023-01 1. Complete construction of sewer, medians, curb & gutters, sidewalk and street lights on Sunflower Avenue, between Bristol Street and western edge of the property, and Bristol Street between Sunflower Avenue and Callens Common. 2. Complete construction of traffic signal improvements on Sunflower Avenue and Bristol Street between Sunflower and Callens Common inclusive of the intersection of Bristol/Sunflowe'r and Bristol/Callens Common. iii. Prior to issuance of final Certificate of Occupancy for the final Implementing Project on . Phase I or any final Certificate of Occupancy on Phase 11 Or III, Owner shall: 1. Upon completion of utilities, and street improvements, Owner shall slurry seal with REAS Type 11 slurry and stripe, including Class 11 bike lane, westbound lanes on Sunflower Avenue between Bristol Street and western edge of the property and southbou.nd lanes on Bristol from Callens Common to Sunflower Avenue. b. Phase 11 —Northeast quadrant of project (north of proposed Callens Common). L Prior to issuance of building permit for the first Implementing Project on Phase II, Owner shall: 1. Submit public improvement plans and a deposit/bond for all public improvements on Bristol Street from Callens Commons to MacArthur Boulevard and on MacArthur Boulevard from Bristol Street to proposed Private Drive (Bristol Paseo). ii. Prior to issuance of final Certificate of Occupancy for the second Implementing Project on Phase 11, or any Certificate of Occupancy on Phase 111, Owner shall: 1. Complete construction of medians, bike lanes, curb & gutters, sidewalk and street lights on Bristol Street between Callens Common and MacArthur Boulevard as well as on MacArthur Boulevard from Bristol Street to Private Drive (Bristol Paseo). 2. Complete construction of traffic signal improvements at Bristol Street and MacArthur Boulevard intersection. iii. Prior to issuance of final Certificate of Occupancy for the final Implementing Project on Phase 11, or any final Certificate of Occupancy on Phase III, Owner shall: 1. Upon completion of utilities, and street improvements, Owner shall slurry seal with REAS Type 11 slurry and stripe including Class 11 bike lanes, southbound lanes on Bristol Street between Callens Common and MacArthur Boulevard and eastbound lanes on MacArthur Boulevard between Bristol Page 5 of 10 Exhibit A to Exhibit 6 — Conditions of Approval for VTTM No. 2023-01 Street and Private Drive (Bristol Paseo). 2. Repair any pavement damaged or worn from construction activities on Sunflower Avenue, Bristol Street, MacArthur Boulevard or Plaza Drive. c. Phase III —Northwest quadrant of the project (north of Callens Common) i. Prior to issuance of building permit for the first Implementing Project on Phase 111, Owner shall: 1. Submit public improvement plans and a deposit/bond for all public improvements on MacArthur Boulevard between Private Drive (Bristol Paseo) and Plaza Drive and on Plaza Drive from MacArthur Boulevard to southerly project limits. ii. Prior to issuance of final Certificate of Occupancy of 50% or more of the residential units allowed for Phase III, Owner shall: 1. Complete construction of water main, medians, bike lanes, curb & gutters, sidewalk and street lights on MacArthur Boulevard between Private Drive (Bristol Paseo) and Plaza Drive and on Plaza Drive from MacArthur Boulevard to southerly project limits. 2. Complete construction of remaining traffic signal improvements. iii. Prior to issuance of final Certificate of Occupancy for the final Implementing Project on Phase III, Owner shall: 1. Repair any pavement damaged or worn from construction activities on streets fronting project limits. 2. If Phase III does not receive a building permit for its first Implementing Project within 3 years of the final Certificate of Occupancy for the final Implementing Project in Phase 11, or if the building permit for any Implementing Project in Phase III is not issued within 3 years of the final Certificate of Occupancy of the prior Implementing Project in Phase III, Owner must proceed to complete final street improvements consisting of full depth street restoration from the new curb and gutter to the edge of the first vehicle lane line along the project frontage and 3" grind and overlay of the half streets fronting the project limits (inclusive of all intersections), including restriping with Class 11 bike lanes on Sunflower Avenue and Bristol Street. a. If Owner completes these final street improvements because Phase III did not receive a building permit for the first Implementing Project within 3 years of the final Certificate of Occupancy for the final Implementing Project on Phase 11, and Owner proceeds to complete Phase III at a future date, or if the building permit for an Page 6 of 10 Exhibit A to Exhibit 6 — Conditions of Approval for VTTM No. 2023-01 Implementing Project in Phase III was not issued within 3 years of the final Certificate of Occupancy of the prior Implementing Project in Phase III, then prior to issuance of final Certificate of Occupancy for the final Implementing Project on Phase III, Owner shall complete 3" grind and overlay of the half streets fronting the project limits (inclusive of all intersections), including restriping with Class 11 bike lanes on MacArthur Boulevard. b. Otherwise, prior to issuance of final Certificate of Occupancy for the final Implementing Project on Phase III, Owner shall complete full depth street restoration from the new curb and gutter to the edge of the first vehicle lane line along the project frontage and 3" grind and overlay of the half streets fronting the project limits (inclusive of all intersections), including restriping with Class 11 bike lanes on MacArthur Boulevard. d. Public improvements constructed in Phases shall be designed to accommodate appropriate transitions between Phases in a manner that ensures the safety of the traveling public. Temporary improvements shall be designed and built in accordance with all City standards. Detailed engineered plans for all improvements must be submitted to the Public Works Agency for review and approval. As part of the project's phasing, the following will apply: i. Maintain ADA pedestrian paths between each Project phase (as contemplated by the Development Approvals) throughout the development project and along the perimeter public streets of the project. ii. Maintain bikeway connectivity between each Project phase (as contemplated by the Development Approvals) throughout the development project and along the perimeter public streets of the project. 15. Traffic Signal Fair Share: Owner shall contribute a fair share contribution for the following traffic signal projects: a. Flower Street at MacArthur Boulevard. i. Related Bristol Proportionate Share: 17.99%. ii. Modify traffic signal to add left -turn signal for the NB and SB directions including new traffic signal poles, controller cabinet, conduit, wiring, pedestrian & bike detection, signage, fiber optic communication system. iii. Timing of Payment: Payment to be made to the City upon issuance of building permits for first development project for southerly Phase (Phase 1) of the Project. Page 7 of 10 Exhibit A to Exhibit 5 ® Conditions of Approval for VTTM No. 2023-01 b. Intersection of Fairview Street at Segerstrom Avenue i. Restripe to provide an exclusive WB right turn lane and eliminate the existing street parking. ii. Owner Proportionate Share: 2.51 %. iii. Timing of Payment: Payment to be made to the City upon issuance of building permits for first development project for northerly Phase (Phase II) of the Project. c. Intersection of Bristol Street at Segerstrom Avenue i. Restripe to provide exclusive NB right turn lane ii. Owner Proportionate Share: 6.70%. iii. Timing of Payment: Payment to be made to the City upon issuance of building permits for first development project for northerly Phase (Phase II) of the Project. d. Intersection of Main Street and MacArthur Boulevard i. Owner Proportionate Share: 15.65%. ii. Modify the traffic signal to provide NB and SB right -turn overlap phasing. iii. Timing of Payment: Payment to be made to the City upon issuance of building permits for first development project for northerly Phase (Phase II) of the Project. e. SR-73 NB Off Ramp at Bear Street i. Related Bristol Proportionate Share: 6.31%. ii. Scope: Restripe the NB off -ramp to convert the existing left -turn lane to a shared left/right lane. iii. Timing of Payment: Payment to be to the City prior to issuance of building permits for the first development project in Phase III (last phase) of the Project. f. Flower Street at Segerstrom Avenue/Dyer Road i. Related Bristol Proportionate Share: 4.10%. ii. Scope: Modify traffic signal to add left -turn signal for the NB and SB directions including new traffic signal poles, controller cabinet, conduit, wiring, pedestrian & bike detection, signage, fiber optic communication system. iii. Timing of Payment: Payment to be to the City prior to issuance of building permits for the first development project in Phase III (last phase) of the Project. 16. Plans & Standards. All public improvements will require engineered plans to be approved by the Public Works Agency and permits issued for such improvements. Improvements will be in conformance with City standards, rules and regulations in place at time of plan approvals. 17. Right of Way Maintenance Agreement. Owner shall enter into a Right of Way maintenance agreement, conforming to the City's standard Right of Way maintenance agreement. Through the agreement, Owner agrees to maintain the new public sidewalks, parkways, irrigation, landscaping, trees, furnishings, waste Page 8 of 10 Exhibit A to Exhibit 5 — Conditions of Approval for VTTM No. 2023-01 receptacles, weed abatement, graffiti removal and vandalism, specialty pavement, and specialty lighting above and beyond standard street lights along the Project's frontage on Bristol Street, Sunflower Avenue, MacArthur Boulevard and Plaza Drive. Owner may elect to, but is not obligated to, install specialty lighting above and beyond standard street lights along the Project's frontage on Bristol Street, Sunflower Avenue, MacArthur Boulevard and Plaza Drive. If Owner installs standard streetlights, City shall operate and maintain same at City's cost. If Owner installs specialty lighting, Owner shall operate and maintain same at Owner's cost. The Right of Way maintenance agreement shall not obligate Owner to maintain any street medians, street signals, street signs, nor to remove City's obligation to provide police and public safety monitoring and/or enforcement on the public sidewalks and medians. 18. Impact Fees. Prior to receiving building permits for each individual building, Developer shall pay all development impact fees associated with each building that is the subject of said building permit. 19. Public Improvement Guarantee Bonds/Deposit. Prior to receiving building permits for the first Implementing Project on each Phase, Developer shall submit to the City either a cash deposit or public improvements agreement and bond in the amount of the cost of public improvements per each Phase of the project. The total amount will be in accordance with the Developer's engineer's cost estimate and approved by the Public Works Agency. The City will release deposit and/or bond as Owner completes related improvements to the City's satisfaction. Additional, ongoing standards for the required subdivision include: 1. Any amendment to this tentative tract map must be submitted to the Planning Division and Public Works Agency for review. At that time, staff will determine if administrative relief is available or if the tentative tract map must be amended. 2. The project shall comply with all applicable mitigation measures as identified by the Mitigation Monitoring and Reporting Program of the Supplemental Environmental Impact Report (EIR) for the Related Bristol Specific Plan (SCH No. 2020029087). 3. The Applicant must submit Covenants, Conditions and Restrictions (CC&Rs) for the Project to the Planning Division for review and approval prior to the Final Map being recorded for any portion of phase of the Specific Plan area. 4. The Final Map must be approved and recorded prior to issuance of Certificate of Occupancy or permit finals for any building or structure on any phased final map portion of the subdivision area. Page 9 of 10 Exhibit A to Exhibit 6 — Conditions of Approval for VTTM No. 2023-01 5. The Final Map and all improvements required to be made ade or installed by the subdivider must be in accordance with the design standards and specifications of the Santa Ana Municipal Code and the requirements of the State Subdivision Map Act. 6. Two copies of the recorded Final Map and CC&Rs shall be submitted to the Planning Division, Building Division, Public Works Agency and Orange County Fire Authority (OCFA) within 10 days of recordation. 7. A "Notice of Airport in Vicinity" shall be included in all lease/rental agreements, and the applicant shall post outdoor signage informing the public of the presence of operating aircraft, which demonstrates further compliance with the Orange County/John Wayne Airport Environs Land Use Plan and to minimize potential future noise complaints. 8. The applicant shall submit a construction phasing plan for each development within the Specific Plan area prior to the issuance of building permits for any grading, excavation, or above -ground construction. Said plan shall be accompanied by a site plan illustrating any phasing, temporary closures, construction material and equipment staging areas, construction hours, and other information as requested by the City for the benefit of understanding any temporary impacts resulting from construction activities. 9. The applicant shall record, as determined to be necessary, an avigation easement with the City of Santa Ana and the County of Orange in a template and form agreeable to the City of Santa Ana, the County of Orange, and the applicant, prior to issuance of building permits for above -ground construction. 10. The owner shall record one or more open space easements against the Property for the benefit of the City concurrent with the recordation of the subdivision maps that implement a given Project Phase or Development phase, as contemplated by the Project Approvals. Such easements.. shall not be retired until the property is no longer zoned by the Specific Plan, or zoned or used for residential purposes. 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Pmpomd � for PREPARED UNDER THE %ff-RVISION OF. L� f` 11 '4 E PROJECT N0. 9M?UIURD GARBAGE TRUCK EXHIBIT e2zDls RCR BRISTOL LLC OR" SlA50R 4 W `Ae' e n o 1 N e it R I n• VESTING TENTATIVE TRACT NO.19272 SHEET te2Ot vox KARYAN Cams 00 JD a a a a . � a r FOR AIRSPACE SUBDIVISION AND CONDOMINIUM PURPOSES AVENUE, SORE 900 R.C.E N0: E,IP. DATE ism sand Carryon Ave 949A74.1960 IRVINE, S 92612 "'= SUNa100 RELATED BRISTOL 949.050.7272 Irvine, California 9261a ruuox.eom SANTA ANA, CALIFORNIA 1 O W 1. 0 The Final Supplemental Environmental Impact Report (SEIR), Environmental Findings, Statement of Overriding Considerations, and the Mitigation, Monitoring, and Reporting Program for the Related Bristol Specific Plan are available: Online on the City's project webpage at: https://www.santa-ana.org/related- california-bristol-specific-plan/ Physically at: City Hall, Planning Counter 20 Civic Center Plaza Santa Ana, CA 92701 or Santa Ana Newhope* Library 122 N. Newhope Street Santa Ana, CA 92703 Copies of the Specific Plan are also available for viewing online and in print at the same locations. *Please note that the Draft SEIR was originally posted at the Santa Ana Main Library, but due to a temporary closure of the facility stemming from renovations, the Final SEIR and related materials are physically available at the Newhope Library Exhibit 6 The Final Draft Related Bristol Specific Plan document is available: Online on the City's project webpage at: https://www.santa-ana.org/related- california-bristol-specific-plan/ Physically at: City Hall, Planning Counter 20 Civic Center Plaza Santa Ana, CA 92701 or Santa Ana Newhope* Library 122 N. Newhope Street Santa Ana, CA 92703 Copies of the Related Bristol Final Supplemental Environmental Impact Report (SEIR) are also available for viewing online and in print at the same locations. *Please note that the Final Draft Related Bristol Specific Plan and the Draft SEIR were originally posted at the Santa Ana Main Library, but due to a temporary closure of the facility stemming from renovations, the Final SEIR and related materials are physically available at the Newhope Library Exhibit 7 — Link to Specific Plan Document and Parking Study RECORDED AT REQUEST OF AND WHEN RECORDED RETURN TO: ) City of Santa Ana ) 20 Civic Center Plaza (M-30) ) Santa Ana, CA 92702 ) Attention: Clerk of the Council ) Exempt from filing fees pursuant to Government Code §27383 DEVELOPMENT AGREEMENT NO. 2023-02 A DEVELOPMENT AGREEMENT BETWEEN CITY OF SANTA ANA and RCR BRISTOL, LLC A DELAWARE LIMITED LIABILITY COMPANY DEVELOPMENT AGREEMENT NO. 2023-02 This Development Agreement ("Agreement") is entered into as of this � day of 2024 by and between the City of Santa Ana, California ("City") on the one hand, and RCR BRISTOL, LLC, a Delaware limited liability company ("Owner" or "RCR"), on the other hand. City and Owner may be referred to in this Agreement individually as a "party" or collective as the "parties." RECITALS A. City is authorized to enter into binding development agreements with persons having legal or equitable interests in real property for the development of such property, pursuant to Section 65864, et seq. of the Government Code. RCR has an option to enter into a long-term ground lease to the Property, which ground lease constitutes an equitable interest in the Property. B. This Agreement constitutes a current exercise of City's police powers to provide predictability to RCR in the development approval process by vesting the permitted uses, density, intensity of use, timing and phasing of development, and applicable ordinances consistent with the Development Plan in exchange for RCR's commitment to provide significant public benefits to City as set forth in Section 4 below. C. RCR has requested that City enter into this Agreement and proceedings have been taken in accordance with applicable State law and the rules and regulations of the City in furtherance thereof. D. The best interests of the citizens of the City of Santa Ana and the public health, safety and welfare will be served by entering into this Agreement. E. The City Council hereby finds and determines that this Agreement is of major significance because it will provide significant economic benefit to the City through additional jobs created by the construction and operation of the Project, property and sales tax revenue to the City, infrastructure improvements, neighborhood revitalization, and general economic benefit. F. The provision by RCR of the public benefits as set forth in Section 4 below allows the City to realize significant economic, recreational, open space, educational, social, and other public benefits to City. These public benefits will advance the interests and meet the needs of Santa Ana residents and visitors to a significantly greater extent than would development of the Property without this Agreement. G. The physical effects, if any, of the Project and this Agreement have been analyzed pursuant to the California Environmental Quality Act as amended to date and as documented in the Final Environmental Impact Report entitled "Related Bristol Specific Plan Final Supplemental Environmental Impact Report" (State Clearinghouse House No. 2020029087 and City of Santa Ana DP No. 2022-31 ("Project FEIR"). H. This Agreement and the Project are consistent with the Santa Ana General Plan. I. All actions taken and approvals given by City have been duly taken or approved in accordance with all applicable legal requirements for notice, public hearings, findings, votes, and other procedural matters. -1- Development of the Property in accordance with this Agreement will provide substantial benefits to City, as set forth in Section 4 below, and as stated Sections 1.4 and 2.1 of the Specific Plan. will further important policies and goals of City. K. This Agreement will eliminate uncertainty in planning and provide for the orderly development of the Property, provide for public services appropriate to the development of the Project, and generally serve the purposes for which development agreements under Section 65864, et sec.. of the Government Code are intended. L. On August 29, 2023, the City Council held a public hearing and authorized the City's Planning Division to draft findings and issue a determination overruling the County of Orange Airport Land Use Commission's Determination of Inconsistency associated with the Project and to provide notice of same in accordance with Section 21676(b) of the Public Utilities Code to the County of Orange Airport Land Use Commission and the State of California Department of Transportation's Division of Aeronautics. M. On August 12, 2024 City's Planning Commission held a public hearing on this Agreement, made findings and determinations with respect to this Agreement, and recommended to the City Council that the City Council approve this Agreement. N. On September 17, 2024, the City Council held a public hearing introducing this Agreement and considered the Planning Commission's recommendations and the testimony and information submitted by City staff, RCR, and members of the public. On F, consistent with applicable provisions of State law and the rules and regulations of the City, the City Council adopted Ordinance No. M finding this Agreement consistent with the City's General Plan and approving and adopting this Agreement. COVENANTS NOW, THEREFORE, in consideration of the above recitals and of the mutual covenants hereinafter contained and for other good and valuable consideration, the receipt and adequacy of which is hereby acknowledged, City and Owner hereby agree as follows: 1. DEFINITIONS AND EXHIBITS. 1.1. Definitions. The following terms when used in this Agreement (including in the recitals above) shall be defined as follows: I.I.I. "Assigned Rights" has the meaning set forth in Section 2.5.1 hereof. 1.1.2. "Assignment and Assumption Agreement" has the meaning set forth in Section 2.5.1 hereof. 1.1.3. "Assumed Obligations" has the meaning set forth in Section 2.5.1 hereof. 1.1.4. "Agreement" means this Development Agreement. 1.1.5. "City" means the City of Santa Ana, a charter city and California municipal corporation. -2- 1.1.6. "City Attorney" means the City of Santa Ana City Attorney. 1.1.7. "City Council" means the duly elected city council of the City of Santa Ana. 1.1.8. "Development" means the improvement of the Property for the purposes of completing the structures, improvements, and facilities comprising the Project including, but not limited to: grading; construction of infrastructure and other public facilities; construction of buildings and structures; installation of landscaping consistent with this Agreement. "Development" does not include the maintenance, repair, reconstruction or redevelopment of any building, structure, improvement or facility after the construction and completion thereof. 1.1.9. "Development Impact Fee" means a monetary exaction other than a tax or special assessment, whether established for a broad class of projects by legislation of general applicability or imposed on a specific project on an ad hoc basis, that is charged by a local agency to the applicant in connection with approval of a development project for the purpose of defraying all or a portion of the cost of public facilities related to the development project, but does not include fees for processing applications for governmental regulatory actions or approvals. 1.1.10. "Development Plan" means the plan for development of the Property pursuant to the Project Approvals as set forth in Exhibit "C." 1.1.11. "Development Project Review Approvals" refers to the administrative review of all projects meeting the requirements of Division 3 of Article V of Chapter 41 (Zoning) of the Santa Ana Municipal Code as may be required by the Project Approvals. 1.1.12. "Discretionary Action" or "Discretionary Approval" means an action that requires the exercise of judgment, deliberation, or discretion on the part of the City, including any board, agency, commission, or department and any officer or employee thereof, in the process of approving or disapproving Development of the Project, as distinguished from an activity that is defined herein as a Ministerial Permit or Ministerial Approval (i.e., Development Project Review Approvals). 1.1.13. "Effective Date" means the date the ordinance approving and authorizing this Agreement becomes effective. 1.1.14. "Executive Director" has the meaning set forth in Section 2.5.1 hereof. 1.1.15. "Existing Land Use Regulations" means the Land Use Regulations that are in effect on the Effective Date, pursuant to California Government Code Section 65866. 1.1.16. "Existing Project Approvals" means all Project Approvals approved or issued on or before the Effective Date. 1.1.17. "Fee Owners" shall collectively mean Greenville Ranch, LLC, BSG West Bristol, LLC, and MCG Bristol West, LLC, and their respective successors and assigns. 1.1.18. "Future Project Approvals" means Project Approvals for the Project that are adopted, approved, or issued after the Effective Date. -3- 1.1.19. "Ground Lease" means the long term ground lease to be entered into by and between the Fee Owners, as ground lessors, and Owner, as ground lessee. 1.1.20. "Land Use Regulations" means all ordinances, laws, resolutions, codes, rules, regulations, policies, requirements, guidelines, or other actions of City, including but not limited to the provisions set forth in the City's General Plan, Municipal Code, that affect, govern, or apply to the Development of the Project and use of the Property in a manner consistent with this Agreement, including, without limitation, the permitted use of land, the density or intensity of use, subdivision requirements, the maximum height and size of proposed buildings, the provisions for reservation or dedication of land for public purposes, and the design, improvement and construction standards and specifications applicable to the Development of the Property, subject to the terms of this Agreement, whether adopted by the City Council or the voters in an initiative. "Land Use Regulations" does not include any City ordinance, resolution, code, rule, regulation or official policy, governing: (a) the conduct of businesses, professions, and occupations; (b) taxes (special or general) and assessments; (c) the control and abatement of nuisances; (d) the granting of encroachment permits and the conveyance of rights and interests that provide for the use or the entry upon public property; (e) the exercise of the power of eminent domain. 1.1.21. "Leasehold Estate" means the leasehold estate to be created under the Ground Lease. 1.1.22. "Owner" means RCR or, as to each Project Phase that is the subject of a Sub Ground Lease, the Sub Ground Lessee under such Sub Ground Lease, and their successors in interest to all or any part of the applicable leasehold estate. 1.1.23. "Ministerial Approval," or "Ministerial Act" means the nondiscretionary permits, plans, inspections, certificates, documents and licenses required to be taken, issued, or approved by the City in order for Owner to develop the Project, including, without limitation, building permits, grading permits, Development Project Review Approvals, and other similar permits and approvals. Any approval or act that is not a Discretionary Approval is a Ministerial Approval. 1.1.24. "Mortgagee" means a mortgagee of a mortgage, a beneficiary under a deed of trust or any other security -device lender, and their successors and assigns. 1.1.25. "Project" means the development of the Property, as more specifically described in Exhibit "A" and shown on Exhibit "B," pursuant to the Project Approvals and the Development Plan, as such Development Plan may be further defined, enhanced, or modified pursuant to the provisions of this Agreement. 1.1.26. "Project Open Space" means the approximately 13.1 acres of publicly accessible open -space areas, as defined in the Specific Plan, to be ground leased and maintained by Owner. -4- 1.1.27. "Project Phase" shall mean a portion of the development of the Property as contemplated by the Project Approvals. To avoid confusion, a "Project Phase" may include one or more Development phases and shall not be limited to any single Specific Plan Phase and may consist of a portion of a Specific Plan Phase. 1.1.28. "Project Approvals" means all site -specific (meaning specifically applicable to the Project only and not generally applicable to some or all other properties within the City) plans, maps, permits, entitlements, approvals (including Development Project Review Approvals), and entitlements of every kind and nature that are sought or agreed to in writing by Owner in its sole and absolute discretion for Development of the Project and that are approved by the City. Project Approvals include, but are not limited to, general plan amendments, specific plan approvals or amendments, site plans, development project review approvals, tentative and final subdivision maps, design guidelines, variances, zoning designations, conditional use permits, grading, building, and other similar permits, the site -specific provisions of general plans, environmental assessments, including environmental impact reports and negative declarations. A list of the Project Approvals is set forth in Exhibit "C." 1.1.29. "Property" means the real property described in Exhibit "A" and shown in Exhibit `B" to this Agreement. The Property is approximately 41.13 gross acres in size and is occupied by the Metro Town Square commercial development as of the Effective Date. It is composed of nine Assessor Parcel Numbers (APNs): 412-131-12, 412-131-13, 412-131-14, 412- 131-16, 412-131-17, 412-131-22, 412-131-24, 412-131-25 and 412-131-26. 1.1.30. "Public Benefit" refers to those benefits provided to the City and the community by Owner pursuant to Section 4 below. 1.1.31. "Reservation of Rights" means the rights and authority excepted from the assurances and rights provided to Owner under this Agreement and reserved to City under Section 3.3 of this Agreement. 1.1.32. "Specific Plan Phase" means any one of the three phases as shown on Figure 6-2 (Conceptual Phasing Plan) of the Related Bristol Specific Plan. 1.1.33. "Sub Ground Lease" shall mean a sub ground lease entered into by Owner with a third party pursuant to the terms of which Owner sub ground leases to such third party the portion of the Property referenced therein. 1.1.34. "Sub Ground Lessee" shall mean the lessee under any Sub Ground Lease. 1.1.35. "Sub Leasehold Estate" means the leasehold estate created under any Sub Ground Lease. 1.1.36. "Term" has the meaning ascribed thereto in Section 2.4.1 below. 1.2. Exhibits. The following documents are attached to, and by this reference made a part of, this Agreement: Exhibit "A" — Legal Description of the Property Exhibit `B" — Map showing Property and its location -5- Exhibit "C" — Development Plan and list of Project Approvals 2. GENERAL PROVISIONS. 2.1. Binding Effect of Agreement. The Property is hereby made subject to this Agreement. Development of the Property is hereby authorized and shall be carried out in accordance with the terms of the Development Plan, the Project Approvals, and this Agreement. This Agreement shall be recorded against the Property, subject to the terms and conditions of the Joinder attached hereto, which shall be executed by the Fee Owners and shall also bind the fee title to the Property subject to the terms and conditions of the Joinder attached hereto. 2.2. Ownership of Property. Owner represents and covenants that it has an option to enter into the Ground Lease, which Ground Lease constitutes an equitable interest in the Property. The Property's fee simple owners are the Fee Owners as defined in Section 1.1.18. Owner does not have a fee simple interest in the Property. 2.3. City Council Findings. The City Council finds that: 2.3.1. This Agreement is consistent with the City's General Plan. 2.3.2. This Agreement ensures a desirable and functional community environment, provides effective and efficient development of public facilities, infrastructure, and services appropriate for the development of the Project, and enhances effective utilization of resources within the City. 2.3.3. This Agreement provides public benefits beyond those that are necessary to mitigate the development of the Project, as set forth in Section 4 below. 2.3.4. This Agreement strengthens the public planning process, encourages private participation in comprehensive planning, and reduces costs of development and government. 2.3.5. The best interests of the citizens of the City and the public health, safety, and welfare will be served by entering into this Agreement. 2.4. Term. 2.4.1. The initial term of this Agreement shall commence on the Effective Date and shall continue for a period of twenty (20) years thereafter (the "Initial Term"), unless modified or extended pursuant to the provisions of this Agreement. Together, the Initial Term and any extension under this Agreement shall constitute the "Term." The Term, including all possible extensions, shall not exceed twenty -five -years unless this Agreement is amended to allow further extensions. Owner shall execute this Agreement which shall be recorded against the Property no later than ten (10) days following Owner's receipt of the fully -executed, recordable Agreement from the City. If Owner fails to enter into the Ground Lease within one (1) year of the Effective Date then this Agreement shall be null and void and of no further force or effect and the parties shall record a "Termination Release" as set forth in Section 10.1 below. (a) Owner has represented to City that Fee Owners are aware and understand of all of the terms of this Agreement and have consented to recordation of this Agreement against the Property subject to the terms and conditions of the Joinder attached hereto. Fee Owner shall 0 execute the Joinder attached to this Agreement and the properly executed Joinder shall be provided to City no later than ten (10) days after approval of this Agreement by the City Council. (b) It is anticipated that Parties will sign the Development Agreement upon approval of the Agreement by the City Council. Owner and Fee Owner shall cause this Agreement to be timely recorded against the Property no later than ten (10) days following Owner's receipt of the fully -executed, recordable Agreement from the City. (c) Failure of Owner to record this Agreement against the Property within ten (10) days following the receipt of the fully -executed, recordable Agreement from the City shall constitute an event of default by Owner under this Agreement. 2.4.2. The Initial Term of this Agreement shall be automatically extended by up to five (5) years if Owner achieves the following milestones: grading permits have been issued and construction has commenced on: (i) no less than 250,000 square feet of non-residential floor area (e.g., grocer, retail, restaurants); and (ii) a hotel, subject to financial feasibility. Owner shall remain eligible for the five (5) year extension if Owner determines that a hotel is financially infeasible and City, employing a commercial reasonableness standard, affirms same. Owner shall within 30 days reimburse City for the reasonable cost of the City's review of the hotel financial feasibility study. 2.4.3. If Owner fails to satisfy the prerequisites to securing the automatic extension, the City Council may nonetheless elect, in its sole discretion, to grant one or more extensions if Owner provides the City with a plan that includes a Development timeline and specific Development milestones. 2.4.4. When the Term ends, Owner shall have no vested right under this Agreement, regardless of whether or not Owner has paid City any Development Impact Fee. 2.4.5. If any party other than Owner initiates litigation that challenges the Project, this Agreement (and/or the ordinance approving this Agreement), or any of the Existing Project Approvals, the Owner will have the right to toll commencement of the Term, except for the duty to record this Agreement within ten (10) days of receipt of the fully -executed, recordable Agreement from the City, and any obligations of Owner under this Agreement during the period of such litigation. The tolling shall commence upon receipt by the City of written notice from Owner invoking this right to tolling. The tolling shall terminate when the action, including any appeal, is finally resolved, whether by entry of a final, non -appealable judgment that upholds the Project and the Existing Project Approvals or voluntary or involuntary dismissal of the entire action (and the passage of time required to appeal an involuntary dismissal) by the moving party. Owner shall similarly have the right to toll commencement of the Term, except for the duty to record this Agreement within ten (10) days of receipt of the fully -executed, recordable Agreement from the City, and any obligations of Owner under the Agreement in the event a referendum petition challenging the Project, the ordinance approving this Agreement, or any of the Project Approvals is submitted to the City Clerk. The tolling shall terminate if and when: (1) the City Clerk determines the referendum petition did not receive sufficient signatures to qualify for the ballot; or (2) the election results of the referendum uphold the Project and the Existing Project Approvals and are certified by the City Council. This Agreement shall be null and of no further force and effect in the event that the City Council rescinds the challenged action. -7- 2.5. Assi ng ment. 2.5.1. Right to Sell, Transfer, Assign and Sub Ground Lease. Owner shall have the right, from time to time, to transfer all or portions of its interest in the Leasehold Estate and any Sub Leasehold Estate (including through the entering into of one or more Sub Ground Leases) (provided that no such partial transfer shall violate the Subdivision Map Act, Government Code Section 66410, et seq.) to any person, partnership, joint venture, firm, limited liability company, or corporation and, in connection therewith, to assign its rights under this Agreement, in whole or in part, to said person, partnership, joint venture, firm, limited liability company (collectively, the "Assigned Rights"); provided, however, that any such assignment of any rights and obligations under this Agreement shall include the assignment and assumption of the rights, duties and obligations arising under or from this Agreement that pertain to the Project Phase that is the subject of such transfer, and be made in compliance with the following conditions precedent: (a) No transfer or assignment of any right or interest under this Agreement (in whole or in part) shall be made unless made together with the transfer of all or a part of the Leasehold Estate or Sub Leasehold Estate, as applicable, to which such rights or interests apply. (b) In connection with any such assignment of an Owner's rights and obligations under this Agreement (in whole or in part), Owner shall notify City in writing at least sixty (60 days) in advance of any sale assignment and shall provide City with a draft assignment and assumption agreement ("Assignment and Assumption Agreement"), in a form reasonably satisfactory to City, to be entered into by Owner, such assignee, and the City, pursuant to the terms of which such assignee shall expressly and unconditionally assume those duties, obligations, agreements, covenants, and waivers of Owner under this Agreement that are applicable to the Project Phase that is the subject of the portion of the Leasehold Estate, or Sub Leasehold Estate, as applicable, being transferred, including, without limitation, the covenants not to sue and waivers contained in Sections 7.3.1 and 9.5.1 hereof (collectively, the "Assumed Obligations"). Notwithstanding the failure of any assignee to execute the Assignment and Assumption Agreement, as required by Section 2.5.1(b) above, the burdens of this Agreement (as they relate to the Project Phase that is the subject of the Leasehold Estate or Sub Leasehold Estate being transferred) shall be binding upon such transferee, but the benefits of this Agreement shall not inure to such transferee unless the Assignment and Assumption Agreement is executed. (c) The Executive Director for the Planning and Building Agency (the "Executive Director") shall have the administrative authority to approve of the Assignment and Assumption Agreement and to determine whether Owner has complied with the above conditions, which approval and determination shall not be unreasonably withheld or conditioned. The Executive Director shall use best efforts to approve of the Assignment and Assumption Agreement and to determine whether the Owner has complied with the above conditions within five (5) business days following receipt of Owner's written request. The Executive Director's failure to approve or disapprove the foregoing within thirty (30) days following the Executive Directors receipt of Owner's written request shall constitute City's approval of the same. (d) Owner shall include the following sentence in each assignment, transfer or other conveyance document: "The Parties agree and acknowledge that no building permits will be issued by the City for a particular Project Phase unless and until the Community Benefit In Payment has been made for the applicable Specific Plan Phase which the particular Project Phase is in." 2.5.2. No Release of Transferring Owner. Notwithstanding any sale, transfer or assignment as provided in any Assignment and Assumption Agreement delivered in accordance with the provisions of Section 2.5.1 above, a transferring Owner shall continue to be obligated to comply with all of the terms and conditions set forth in this Agreement (and such transferring Owner shall not be released from any of such obligations) with respect to the transferred Leasehold Estate or Sub Leasehold Estate, or any transferred portion thereof, as applicable, and following any such transfer the transferring Owner and the transferee under the Assignment and Assumption Agreement shall be jointly and severally liable with respect to all of the obligations assumed by such transferee under such Assignment and Assumption Agreement. 2.6. Administrative Changes and Modifications. 2.6.1. Owner and City acknowledge that further planning and development of the Project may demonstrate that refinements and changes are appropriate with respect to the details and performance of the parties under this Agreement. The parties desire to retain a certain degree of flexibility with respect to the details of the Project development and with respect to those items covered in general terms under this Agreement, the Project Approvals, the Existing Land Use Regulations, and, once issued, any Future Project Approvals. 2.6.2. If and when the parties find that "Substantially Conforming Changes," as herein defined, are necessary, desirable or appropriate, they may, unless otherwise required by law, effectuate such changes or adjustments through an administrative operating memorandum that is executed by Owner and the Executive Director of the City's Planning and Building Agency or the Director's designee. As used herein, a "Substantially Conforming Change" is a minor change, modification, or adjustment that is deemed to be in substantial conformance with the Development Plan at the City's sole and absolute discretion. The following are excluded from the definition of "Substantially Conforming Changes": (1) changes to the timing or amount of the Project's Twenty -Two Million dollar ($22,000,000) Community Benefit Payment; (2) changes to the In -Lieu Fee; (3) changes to the Project Open Space; and (4) changes to the Timing of Development as set forth in Sections 3.5.1 and 3.5.2. A Substantially Conforming Change is not considered an amendment to this Agreement or to Development Plan and so does not require prior notice or hearing by the Planning Commission or City Council. 2.7. Amendment or Cancellation of Agreement. Except for Substantially Conforming Changes as defined by Section 2.6.2 above, this Agreement may be amended or modified from time to time only with the written consent of Owner and the City or their successors and assigns, and only upon approval of an amendment by the City Council after a public hearing in accordance with Government Code Section 65868. This provision shall not limit any remedy of City or Owner as provided by this Agreement. For avoidance of doubt, no modification of the Development Agreement pursuant to this Section 2.7 shall limit or impair the rights of Fee Owners under the attached Joinder without the consent of Fee Owners. 2.8. Termination. This Agreement shall be deemed terminated and of no further effect upon the occurrence of any of the following events: 2.8.1. Expiration of the stated Term of this Agreement as set forth in Section 2.4, including any extension(s). In 2.8.2. Entry of a final judgment by a court of competent jurisdiction setting aside, voiding, or annulling the adoption of the ordinance approving this Agreement and/or any Project Approvals as set forth in Exhibit C. 2.8.3. The adoption of a referendum measure overriding or repealing the ordinance approving this Agreement and/or any Project Approvals. In the event a referendum petition challenging the ordinance approving this Agreement and/or any Project Approvals is submitted to the City Clerk, Owner shall deposit with the City Ten Thousand Dollars ($10,000) ("Petition Deposit") to cover the actual cost incurred by the City examining the petition and verifying signatures. Should the referendum qualify for the ballot, Owner may request, at or prior to the Council meeting at which the Council will take up the referendum issue, that the City Council repeal the ordinance and/or any Project Approvals rather than submitting it to the voters. If Owner does not request that the City Council repeal the ordinance and/or any Project Approvals and the City Council submits the referendum to the voters, Owner shall deposit Fifty Thousand Dollars ($50,000) ("Referendum Deposit") with the City. City may use the Referendum Deposit to pay any and all costs associated with the said referendum measure (e.g., legal fees for outside counsel). Any funds remaining in the Petition Deposit may be put toward the Referendum Deposit at the Owner's request. If at any time the Referendum Deposit account has Five Thousand Dollars ($5,000) or less remaining, Owner shall, within three (3) business days of receiving notice from the City, deposit with the City Twenty -Five Thousand Dollars ($25,000) as requested by the City to cover necessary costs and expenses associated with the referendum and holding the related election. Following certification of the election results, any funds remaining in the Petition Deposit or the Referendum Deposit account shall be returned to the Owner within thirty (30) days of certification of the election results. In the event Owner requests that the City Council repeal the ordinance and the City Council nonetheless determines to submit the ordinance to the voters, Owner shall have no financial responsibility for the costs associated with holding the election, including any obligation to make a Referendum Deposit. 2.8.4. Completion of the Project in accordance with the terms of this Agreement, which is hereby defined to be: (i) issuance by the City of all required occupancy permits and final approvals for occupancy for the Project's 3,750 multi -family residential units, 350,000 square feet of commercial uses, 250 room hotel, and 200 senior living/continuum of care units; (ii) acceptance by City or applicable public agency of all required dedications in connection with same; and (iii) written notification by City to Owner that the Project is complete. 2.8.5. Termination of the Agreement as provided under this Agreement, including but not limited to Section 7.4 herein, shall not constitute termination of any other Project Approvals. Upon the termination of this Agreement, no party shall have any further right or obligation hereunder except with respect to any obligation to have been performed prior to such termination or with respect to any default in the performance of the provisions of this Agreement that has occurred prior to such termination or with respect to any obligations that are specifically set forth as surviving this Agreement. Upon such termination, any Development Impact Fees paid by Owner to City on which construction has not yet begun shall be refunded to Owner by City. 2.9. Notices. 2.9.1. As used in this Agreement, "notice" includes, but is not limited to, the communication of notice, request, demand, approval, statement, report, acceptance, consent, waiver, appointment or other communication required or permitted hereunder. -10- 2.9.2. All notices shall be in writing and shall be considered given either: (i) when delivered in person to the recipient named below; or (ii) on the date of delivery shown on the return receipt, after deposit in the United States mail in a sealed envelope as either registered or certified mail with return receipt requested, and postage and postal charges prepaid, and addressed to the recipient named below. All notices shall be addressed as follows: If to City: City Clerk 20 Civic Center Plaza, 8" Floor PO Box 1988 M-30 Santa Ana, Ca 82702 Copies to: City Manager City Attorney Executive Director of Planning and Building Agency If to Owner: Related California Residential, LLC 18201 Von Karman Avenue, Ste 900 Irvine, CA 92612 Attn: Steven S. Oh E-mail: Steven.Oh@Related.com Copies to: Sean Matsler, Esq. Cox, Castle & Nicholson LLP 3121 Michelson Drive, Ste 200 Irvine, CA 92612 E-mail: smatsler@coxcastle.com If to Fee Owners: Greenville Ranch, LLC 8856 Sutter Circle, Unit 526b Huntington Beach, CA 92646 Attn: Alice Z. Callens And BSG West Bristol, LLC c/o Eide Bailly LLP 1505 Madrona St. N., Ste 800 Twin Falls, ID 83301 Attn: Jeff Spackman -11- And MCG Bristol West, LLC 6618 Avenida Bizarro La Jolla, CA 92037 Attn: David Cortney 2.9.3. Either party may, by written notice given at any time, require subsequent notices to be given to another person or entity, whether a party or an officer or representative of a party, or to a different address, or both. Notices given before actual receipt of notice of change shall not be invalidated by the change. 2.9.4. Consistent with the Joinder attached hereto, Fee Owners shall receive notice of any default and have the right, but not obligation, to cure any default as permitted in Sections 9.1.2 and 9.1.3 below. Fee Owners and their lenders shall also be entitled to receive a Certificate of Compliance upon request as provided in Section 10.20. 3. DEVELOPMENT OF THE PROPERTY. 3.1. Rights to Develop. Subject to the terms of this Agreement, including the Reservation of Rights in Section 3.3 below, Owner shall have a vested right to develop the Property in accordance with, and to the extent of, this Agreement, and the Project Approvals, and the Development Plan for the duration of the Term. Owner may proceed with demolition permits prior to pulling building permits provided Owner has provided proof of financing for that portion of the Project that demolition permits are being sought for. From the commencement of demolition until issuance of the Certificate of Occupancy, Owner shall ensure that the Property is secured and that all construction walls are maintained in a good condition and repair with no graffiti. 3.1.1. Except as expressly provided otherwise herein, the Project shall remain subject to all Existing Land Use Regulations and Project Approvals for the Term. Except as otherwise provided in this Agreement, and notwithstanding the authority of the City to further revise the Land Use Regulations pursuant to Government Code Section 65866, the permitted uses of the Property, the density and intensity of use, the maximum height and size of proposed buildings, and provisions for reservation and dedication of land for public purposes shall be those set forth in the Existing Land Use Regulations and Project Approvals. 3.1.2. In accordance with Government Code Section 66452.6(a), any subdivision map approved which relates to all or a portion of the Property shall be extended for the greater of (i) the Term of this Agreement or (ii) expiration of the tentative map pursuant to Section 66452.6. 3.1.3. Owner shall comply with all mitigation measures required to be undertaken pursuant to any document prepared in compliance with the California Environmental Quality Act with respect to the Project. 3.1.4. Notwithstanding Section 3.1.1 above, Owner acknowledges and agrees that the Project requires additional Project Approvals (the Future Project Approvals identified in Section 1.1.19). These Future Project Approvals shall be consistent with the Existing Project Approvals and this Agreement as to the permitted uses of the Property, the density and intensity of use, the maximum height and size of proposed buildings, and provisions for reservation and dedication -12- of land for public purposes; however the Future Project Approvals may include additional conditions that are lawful and appropriate to the type of Project Approval. 3.2. Effect of Agreement on Land Use Regulations. Except as otherwise provided under the terms of this Agreement including the Reservation of Rights in Section 3.3 below, the rules, regulations and official policies governing, inter alia, permitted uses and Development of the Property, the density and intensity of use and of the Property, the maximum height and size of proposed buildings, and the design, improvement and construction standards and specifications applicable to development of the Property, shall be the Existing Land Use Regulations and Project Approvals. In connection with any subsequent Project Approvals and except as specifically provided otherwise herein, City may exercise its discretion as set forth in Section 3.3.2. 3.2.1. City shall reasonably strive to complete: (a) its initial review of individual development projects within 30 days after the application is deemed complete, (b) any second plan review within 15 days after submission, and (c) any third plan review within 10 days after submission. 3.2.2. Notwithstanding the foregoing, the City does not guarantee that the timelines above will be met, and failure to meet these timelines does not constitute a default. 3.2.3. To help ensure expedited review of its development approvals, Owner may elect to pay for City to use a contract planner. City agrees to retain a contract planner to expedite review, if Owner so elects. 3.3. Reservation of Rights. 3.3.1. Limitations, Reservations and Exceptions. Notwithstanding any other provision of this Agreement, the following are not Existing Land Use Regulations, but shall apply to the development of the Property as they are in effect at the time of application for Development Project Review Approvals, provided such regulations and/or fees (as applicable) are not designed in a manner such that they are applicable only, to the Project and/or Property: (a) Processing fees and charges of every kind and nature imposed by City to cover the actual costs to City of processing applications for Project Approvals or for monitoring compliance with any Project Approvals granted or issued. (b) Procedural regulations relating to hearing bodies, petitions, applications, notices, findings, records, hearings, reports, recommendations, appeals and any other matter of procedure, provided that such procedural regulations do not conflict with the Project Approvals. (c) Regulations, policies, and rules governing engineering and construction standards and specifications applicable to public and private improvements, including, without limitation, all uniform codes adopted by the City and any local amendments to those codes adopted by the City, including, without limitation, the City's Building Code, Plumbing Code, Mechanical Code, Electrical Code, and Grading Ordinance. -13- (d) Regulations that are in material conflict with this Agreement but that are reasonably necessary to protect the residents of the Project or the immediate community from a condition perilous to their health or safety. To the maximum extent possible, any such regulations shall be applied and construed so as to provide Owner with the rights and assurances provided under this Agreement. (e) Regulations that are not in material conflict with this Agreement or the Development Plan. For avoidance of doubt, any regulation, whether adopted by initiative or otherwise, limiting the rate or timing of development of the Property shall be deemed to materially conflict with the Development Plan and shall therefore not be applicable to the development of the Property. (f) Regulations that are in material conflict with the Development Plan; provided Owner has given written consent to the application of such regulations to Development of the Property. (g) Regulations that impose, levy, alter or amend fees, or charges relating to consumers or end users, including, without limitation, trash can placement, service charges and limitations on vehicle parking. (h) Regulations of other public agencies, including Development Impact Fees adopted or imposed by such other public agencies, although collected by City. 3.3.2. Subsequent Project Approvals. This Agreement shall not prevent City from exercising its rights under Government Code Section 65866 when acting on subsequent Project Approvals provided that such City actions do not materially conflict with this Agreement, the Development Plan, the Existing Land Use Regulations, and/or the Project Approvals. 3.3.3. Modification or Suspension by State or Federal Law. In the event that State, County or Federal laws or regulations, enacted after the Effective Date of this Agreement, prevent or preclude compliance with one or more of the provisions of this Agreement, such provisions of this Agreement shall be modified or suspended as may be necessary to comply with such State or Federal laws or regulations; provided, however, that this Agreement shall remain in full force and effect to the extent it is not inconsistent with such laws or regulations and to the extent such laws or regulations do not render such remaining provisions impractical to enforce. 3.3.4. Intent. The parties acknowledge and agree that City is restricted in its authority to limit certain aspects of its police power by contract and that the foregoing limitations, reservations and exceptions are intended to reserve to City all of its police power that cannot be or are not expressly so limited. This Agreement shall be construed, contrary to its stated terms if necessary, to reserve to City all such power and authority that cannot be or is not by this Agreement's express terms so restricted. 3.4. Regulation by Other Public Agencies. It is acknowledged by the parties that other public agencies not within the control of City may possess authority to regulate aspects of the development of the Property separately from or jointly with City and this Agreement does not limit the authority of such other public agencies. 3.5. Timing of Development. Because the California Supreme Court held in Pardee Construction Co. v. City of Camarillo, 37 Cal. 3d 465 (1984), that the failure of the parties in that -14- case to provide for the timing of development resulted in a later -adopted initiative restricting the timing of development to prevail over the parties' agreement, it is the specific intent of the parties to provide for the timing of the Project in this Agreement. To do so, the parties acknowledge and provide that Owner shall have the right, but not the obligation, to complete the Project in such order, at such rate, at such times, and in as many development phases and sub -phases as Owner deems appropriate in its sole subjective business judgment, except for the following: 3.5.1. No building permits for residential units shall be issued in excess of 1,875 residential units unless and until Owner commences construction activities for at least 175,000 square feet of commercial development. Owner may construct commercial square footage beyond 175,000 square feet if and when such additional commercial development is supported by market conditions, as determined by Owner in its sole discretion. Owner understands that commercial development is a priority to the City and agrees to exercise its discretion in good faith. 3.5.2. No less than 35,000 square feet of commercial development in Phase 1 or Phase 2 (as shown on Specific Plan Figure 6-2) shall consist of a grocer. 3.6. Moratoria. Except as specifically set forth in this section, City agrees that to the extent permitted by law, no moratorium or other similar limitation (whether relating to the rate, timing, or sequencing of the development of the Project or any part thereof and whether or not enacted by local initiative or otherwise) affecting subdivision maps, grading or building permits, occupancy certificates, or other entitlements approved, issued, or granted within the City, after the Effective Date of this Agreement, shall apply to the Project. Owner acknowledges and agrees that the provisions hereof shall not preclude the application to the Project of a moratorium or other similar limitation (of the type described in the preceding sentence) enacted in order to protect an imminent threat to the public health or safety. 3.7. Development Agreement/Project Approvals. In the event of any inconsistency between any Existing Land Use Regulation and a Project Approval, the provisions of the Project Approval shall control. In the event of any inconsistency between any Existing Land Use Regulation or Project Approval and this Agreement, the provisions of this Agreement shall control. 4. PUBLIC AND COMMUNITY SAFETY BENEFITS. 4.1. Public Benefits. The Project is expected to bring significant fiscal benefits to the City. The Project will also serve to implement the City's General Plan vision for the Property, which has long been designated as a District Center where intense mixed -use development is encouraged. hi addition, Owner has committed by this Agreement to contribute the public and community safety benefits, as provided below. 4.2. Community Benefits. 4.2.1. Santa Ana Police Department Substation: Prior to or concurrent with the construction completion of the Project's Phase 1, as contemplated by the Development Approvals), Owner shall provide City, upon the City's written request, with exclusive use of a 500 square foot space and 3 dedicated parking stalls within the Property for use by the Santa Ana Police Department as an administrative substation. This substation space and parking stalls will be owned by Owner but improved (tenant improvements), operated and maintained by the Santa Ana Police Department. The final location of the substation and its parking stalls are -15- envisioned to be located in one of the buildings along Plaza Drive or MacArthur in Phase 3 of the Project, as contemplated by the Development Approvals, but may be temporarily located anywhere on the Property, including potentially within existing commercial center. The substation and its parking stalls may be relocated within the Property subject to the mutual agreement of the parties. For the Term of the Agreement, Owner shall maintain private onsite security to monitor all areas of the Property. 4.2.2. Project Community Benefit Package: The Project will provide significant economic benefit to the City through additional jobs created by the construction and operation of the Project, property and sales tax revenue to the City, infrastructure improvements, neighborhood revitalization, and general economic benefit. In addition, Owner has agreed to provide the City with a Twenty -Two Million dollar ($22,000,000) payment ("Community Benefit Payment"), which Community Benefit Payment shall be allocated at the City's sole discretion. The Community Benefit Payment shall be paid to City by Owner pursuant to the following schedule: (1) Eight Million dollars ($8,000,000) prior to or concurrent with the issuance of the first demolition permit in furtherance of the Project's first Specific Plan Phase ("Community Benefit Payment No. 1"); (2) Six Million dollars ($6,000,000) prior to the issuance of the first building permit in furtherance of the Project's second Specific Plan Phase ("Community Benefit Payment No. 2"); and (3) Eight Million dollars ($8,000,000) prior to the issuance of the first building permit in furtherance of any component of the Project's third Specific Plan Phase except for building permits in furtherance of the Project Open Space ("Community Benefit Payment No. 3"). If the City has not received Community Benefit Payment No. 2 on or before the date that is 36 months and 1 day from the date of the Community Benefit Payment No. 1 payment, then Community Benefit Payment No. 2 shall accrue simple interest at a rate of five percent (5%) per annum until such time as it is paid to the City. Similarly, if the City has not received Community Benefit Payment No. 3 on or before the date that is 36 months and 1 day from the date of the Community Benefit Payment No. 2 payment, then Community Benefit Payment No. 3 shall accrue simple interest at a rate of five percent (5%) per annum until such time as it is paid to the City. Developer may commence construction of the Specific Plan Phases in any order. Notwithstanding the Specific Plan Phase order, Community Benefit Payment No. 1 shall be paid prior to or concurrent with the issuance of the first demolition permit in furtherance of any Specific Plan Phase; Community Benefit Payment No. 2 shall be paid prior to or concurrent with the issuance of the first building permit in furtherance of a different Specific Plan Phase; and Community Benefit Payment No. 3 shall be paid prior to or concurrent with the issuance of the first building permit in furtherance of the final Specific Plan Phase. 4.2.3. Business Retention and Local Vendors. Owner assumes the risk and shall be solely liable for any and all relocation benefits that are payable to any existing tenants in accordance with Government Code Sections 7260 et. seq. (See also Kong v. City of Hawaiian Gardens Redevelopment Agency (2002) 101 Cal.AppAth 1317). Owner shall defend and indemnity the City against any and all relocation claims. 4.2.4. Hotel Economic Benefits. The hotel(s) shall be operated under a recognized hotel flag or by a boutique hotel operator with a demonstrated track record of success operating similar hotels. Owner shall employ commercially reasonable efforts to secure a four -star hotel or above out of a five-star rating system as widely recognized and commonly used in the hospitality industry. 4.2.5. Project Open Space. In accordance with the Specific Plan, Owner shall construct, own, and maintain the Project Open Space. -16- (a) Owner shall design the Project Open Space to promote biodiversity, extend thermal comfort, and to promote biophilic design, health, and wellness. (b) Owner shall provide a total minimum of 4 free on -site events per year for the general public (e.g., concerts or farmers markets) including programming on sustainability and wellness, subject to Force Majeure events, as follows: (a) a minimum of two (2) free events per year shall be provided commencing one year after the completion of the southern Mixed- Use/Village Core district as set forth in the Specific Plan; and (b) a minimum of two (2) free events per year shall be provided commencing one year after the completion of the northern Mixed-use/Residential district as set forth in the Specific Plan. Owner's obligation under this Section shall terminate after 25 years after the commencement of the first free on -site event or upon termination of this Agreement whichever occurs later. (c) Owner shall record one or more open space easements against the Property for the benefit of the City concurrent with the recordation of the subdivision maps that implement a given Project Phase or Development phase, as contemplated by the Project Approvals. (d) City shall provide Owner a credit against its park and open space fee obligations (e.g., Park Acquisition and Development Fee) for the hard and soft cost of all land, improvements, operation, and maintenance associated with the Project Open Space. In the event the Project Open Space is less than 13.1 acres, Owner must satisfy any required park and recreation fees or other obligations (including those specified in Chapter 35, Article IV of the Santa Ana Municipal Code) for the amount of the acreage shortfall as calculated by the City. 4.2.6. Construction Standards. (a) Leadership in Energy and Environmental Design (LEED). The Project shall be constructed to a minimum LEED Silver standard, as established by the U.S. Green Building Council. (b) Water Conservation. The Project shall include high -efficiency irrigation, native drought -tolerant plantings, low -flow plumbing fixtures, and Energy Star equipment and appliances. (c) Electric Vehicle ("EV") Parking. No less than 5% of all structured parking stalls in the Project shall be equipped with EV chargers. No less than 10% of all parking stalls located within the parking structures shall be EV ready with sufficient electrical infrastructure to enable the future installation of EV conduit and chargers. (d) Signage Program. Owner shall implement a signage program to promote mass transit, provide ride -share infrastructure & bike/e-mobility facilities. (e) Electrical Appliances: All individual residential units within the Project shall utilize electric or induction stoves, ovens, and clothing dryers. This obligation shall not apply to commercial, common area, hotel, or other non-residential uses. (f) Photovoltaic Panels: The Project shall incorporate photovoltaic panels on all residential components of the Project -17- (g) Ecology & Wellness. Owner shall exercise commercially reasonable efforts to implement a single use plastic or non -biodegradable plastic use reduction program with retail tenants where feasible, with the exception of the grocer. (h) Carbon Sequestering. Owner shall exercise commercially reasonable efforts to incorporate carbon sequestering vegetation in the landscaping plans (i) Fitwell. Owner shall exercise commercially reasonable efforts to obtain Fitwell certification for the residential components of the Project. 0) Bike Lockers. With issuance of each building permit, Owner shall provide for and maintain and secure bike lockers or bike storage rooms on the Property. At least half of the lockers shall be made available for free to Project residents and employees. 4.2.7. Orange County Flood Control District Parcel: The Orange County Flood Control District owns an approximately 0.2 acre parcel (APN 412-131-27) adjacent to, and immediately northeast of, the Property ("OCFCD Parcel"). Owner shall make a reasonable and good faith effort to work cooperatively with City and the Orange County Flood Control District to improve and maintain the OCFCD Parcel. 5. HOUSING OPPORTUNITY ORDINANCE COMPLIANCE. 5.1. Owner Exemption. During the Term of this Agreement, as such Term may be extended, Consistent with Santa Ana Municipal Code Section 41-1903(a), Owner is exempt from Santa Ana Municipal Code Article XVIII.I inclusionary housing requirements (i.e., the Affordable Housing and Opportunity Ordinance) because Owner is entering into this Agreement. In lieu of compliance with Article XVIII.I, Owner commits to the In -Lieu Fee as set forth in Section 5.1.1, below, which may be paid at the time of building permit issuance for each market rate residential unit contemplated by a given building permit or in the aggregate, at Owner's sole discretion. In - Lieu fees paid in excess of the requirements for a particular building permit may be accrued and used by Owner to satisfy future in lieu fee requirements. Upon expiration or termination of this Agreement, Owner shall be subject to Santa Ana Municipal Code Article XVIII.I for any unit that has not received a Certificate of Occupancy. 5.1.1. In -Lieu Fee. Upon timely payment of the Twenty -Two Million dollar ($22,000,000) Community Benefit Payment as provided in Section 4.2.2, Owner shall make an in -lieu fee payment at the time of building permit issuance for each market rate residential unit contemplated by the building permit equal to five dollars ($5.00) per habitable square foot of each market rate residential unit (excluding Senior Assisted Living Community units, identified in Section 4.1.3 of the Specific Plan as Congregate Housing, Assisted Living or Memory Care units). At Owner's sole discretion, Owner may convert any Senior Assisted Living Community units to Independent Living units (as defined in Section 4.1.3 of the Specific Plan) and/or multifamily market rate units by paying the in -lieu housing fee in accordance with this Agreement. 6. REVIEW FOR COMPLIANCE. 6.1. Periodic Review. an 6.1.1. The City shall review this Agreement annually, on or before July 1, 2025, and annually thereafter until the expiration of this Agreement, in order to ascertain the compliance by Owner with the terms of this Agreement ("Annual Review"). Owner shall timely submit an Annual Monitoring Report, in a form acceptable to the City Manager on or before the first anniversary of the Effective Date and annually thereafter until the expiration of this Agreement. If the Annual Review is not submitted within thirty (30) days after written notice from the City Manager, then Owner shall be in breach of this Agreement. The failure of the City to conduct the Annual Review shall not constitute a default by Owner. The Annual Monitoring Report shall be accompanied by an "Annual Review and Administration Fee" sufficient to defray the estimated costs of review and administration of the Agreement during the succeeding year. The amount of the Annual Review and Administration Fee" shall be set annually by resolution of the City Council. 6.1.2. The Annual Review shall include a progress report on the status of the implementation of the Project and the new tax revenue generated by the Project, including, but not limited to, the following: components: (a) Development and construction progress of the following uses and Project (i) Site development (ii) Public infrastructure, (iii) Project design features, (iv) Community benefits, (v) Plaza, (vi) Hotel, (vii) Residential, (viii) Commercial, (ix) Office (x) Parking (xi) Philanthropic activities (education, culture, arts) (b) Reporting for items listed in Section 6.1.2(a) shall be include a table substantially similar to the following: An example of a compliance report for site development and can be applied to other above criteria and metrics. Reporting Period: 2025 -1 st Report Year 1 of 20 of Agreement M Use Approved Total Cumulative Remaining to Status & Look Ahead SF/Units/Rooms Completed In Total Be Period Completed Completed Residential 3,750 100 200 3,550 On target with 300 to be completed in the next period Hotel 250 250 250 0 Completed Commercial 350,000 150,000 150,000 200,000 150k completed for Tenant X. New 20-Year lease. Negotiating with Tenant Y for a 15 year lease. (c) Progress relative to economic projections of- (i) Increases in property tax, (ii) Property Tax In -Lieu of VLF received by the City, (iii) Sales tax received from the Project, (iv) Business tax received from the Project, (v) Hotel Visitors Tax (HVT) (vi) Utility User Tax received from the Project, (d) Reporting for items listed in Section 6.1.2(c) shall be include a table, prepared by Owner with City's cooperation, substantially similar to the following: Reporting Period: 2024 — Year 1 of 20 of Agreement Revenue Total for Period Cumulative to Percentage Status & Look Ahead date increase over 2018 Base Year Property Tax Property Tax In -Lieu of VLF Sales Tax TOT (HVT) Business Tax Franchise Tax UUT -20- 6.2. Special Review. The City Council may order a special review of compliance with this Agreement at any time commencing one year following the issuance of the Project's first building permit, but not more than once during any 12-month period. The City Manager, or his or her designee, shall conduct such special reviews. 6.3. Review Procedure. 6.3.1. During either an Annual Review or a special review, Owner shall be required to demonstrate good -faith compliance with the terms of this Agreement. The burden of proof on this issue shall be on Owner. 6.3.2. Upon completion of an Annual Review or a special review, the City Manager, or the City Manager's designee, shall submit a receive and file report to the Planning Commission if he or she finds that Owner is in good -faith compliance with the terms of this Agreement. If the City Manager, or the City Manager's designee, finds on the basis of reasonable evidence that Owner is not in good -faith compliance with the terms of this Agreement, he or she shall set the matter for hearing before the Planning Commission and shall submit a report setting forth said evidence concerning compliance by Owner with the terms of this Agreement and his or her recommended finding on that issue. 6.3.3. If the Planning Commission finds on the basis of substantial evidence that Owner is in good -faith compliance with the terms of this Agreement, it shall confirm same and formally conclude the review by resolution. If the Planning Commission finds and determines on the basis of substantial evidence that Owner has not complied in good faith with the terms and conditions of this Agreement: (a) The Planning Commission shall provide written notice to Owner of such findings setting forth the nature of the problem and the actions, if any, required of Owner to cure such problem. (b) If the problem can be cured and Owner fails to take such actions and cure such problem within sixty (60) days after of the effective date of the Planning Commission's notice or, in the event that such problem cannot be cured within such sixty (60) day period but can be cured within a longer time, has failed to commence the actions necessary to cure such problem within such sixty (60) day period and to diligently proceed to complete such actions and cure such problem, then the Planning Commission may recommend to the City Council modification or termination of this Agreement. (c) Owner may appeal a Planning Commission determination pursuant to this Section 6.3.3 pursuant to City's rules for consideration of appeals in zoning matters then in effect. If a Planning Commission determination is appealed, any cure ordered by the Planning Commission shall be tolled until a decision is reached by the City Council on the appeal. Notice of default as provided under Section 7 of this Agreement shall be given to such Owner prior to or concurrent with proceedings under Section 6.4 and Section 6.5. 6.4. Proceedings Upon Modification or Termination. If, upon a finding under Section 6.3, City determines to proceed with modification or termination of this Agreement, City shall give -21- written notice to Owner of its intention so to do. The notice shall be given at least ten (10) calendar days prior to the scheduled hearing and shall contain: 6.4.1. The time and place of the hearing; 6.4.2. A statement as to whether or not City proposes to terminate or to modify this Agreement; and, 6.4.3. Such other information that the City considers necessary to inform Owner of the nature of the proceeding. 6.5. Hearing on Modification or Termination. At the time and place set for the hearing on modification or termination, Owner shall be given an opportunity to be heard. Owner shall be required to demonstrate good -faith compliance with the terms and conditions of this Agreement. The burden of proof on this issue shall be on Owner. If the City Council finds, based upon substantial evidence, that Owner has not complied in good faith with the terms or conditions of this Agreement, the City Council may terminate this Agreement or, in lieu of termination and with the consent of Owner, modify this Agreement and impose such conditions as are reasonably necessary to protect the interests of the City. The decision of the City Council shall be final. 6.6. Certificate of Agreement Compliance. 6.6.1. If, at the conclusion of a Periodic or Special Review, Owner is found to be in compliance with this Agreement, City shall, upon request by Owner, issue a Certificate of Agreement Compliance ("Certificate") to Owner stating that after the most recent Periodic or Special Review and based upon the information known or made known to the City Manager and City Council that: (1) this Agreement remains in effect; and (2) Owner is not in default. The Certificate shall be in recordable form, shall contain information necessary to communicate constructive record notice of the finding of compliance, shall state whether the Certificate is issued after a Periodic or Special Review and shall state the anticipated date of commencement of the next Periodic Review. Owner may record the Certificate with the County Recorder. 6.6.2. Whether or not the Certificate is relied upon by assignees or other transferees or Owner, City shall not be bound by a Certificate if a default existed at the time of the Periodic or Special Review, but was concealed from or otherwise not known to the City Manager or City Council. 6.7. Conditions of Discretionga Approvals. The requirements imposed as conditions of any discretionary approval received through the City's existing regulatory process shall be governed by the terms of those approvals, and in no event shall such conditions be affected by the termination, cancellation, rescission, revocation, or default or expiration of this Development Agreement (although such conditions must comply with the Applicable Rules). 7. DEFAULT AND REMEDIES. 7.1. Remedies in General. It is acknowledged by the parties that City and Owner would not have entered into this Agreement if either party were to be liable in damages arising out of a breach or default under this Agreement and, therefore, each of the parties hereto hereby acknowledge and agree that the sole remedies that either party hereto may pursue and enforce against the other arising out of a default or breach under this Agreement by the other party (and -22- the expiration of all applicable notice and cure periods) shall be an action for specific performance or a termination of this Agreement by such non -defaulting party's obligations under this Agreement (subject to the terms and provisions of Section 6.3.3), and each party hereto expressly waives any other remedy they might otherwise be entitled to pursue, at law or in equity, against the other, and each party hereto expressly waives any right to sue the other for damages or claim any damages. 7.2. Release. 7.2.1. Except for specific performance, Owner, for itself, its successors and assignees, hereby releases City, its officers, agents and employees, from any and all claims, demands, actions, or suits of any kind or nature arising out of any liability, known or unknown, present or future, because it entered into this Agreement or because of the terms of this Agreement. Owner hereby acknowledges that it has read and is familiar with the provisions of California Civil Code Section 1542, which is set forth below: "A GENERAL RELEASE DOES NOT EXTEND TO CLAIMS THAT THE CREDITOR OR RELEASING PARTY DOES NOT KNOW OR SUSPECT TO EXIST IN HIS OR HER FAVOR AT THE TIME OF EXECUTING THE RELEASE AND THAT, IF KNOWN BY HIM OR HER, WOULD HAVE MATERIALLY AFFECTED HIS OR HER SETTLEMENT WITH THE DEBTOR OR RELEASED PARTY.." By initialing below, Owner hereby waives the provisions of Section 1542 in connection with the matters that are the subject of the foregoing waivers and releases. Owner's Initials 7.2.2. Except for specific performance, City, for itself, its successors and assignees, hereby releases Owner, its officers, agents and employees, from any and all claims, demands, actions, or suits of any kind or nature arising out of any liability, known or unknown, present or future, because it entered into this Agreement or because of the terms of this Agreement. City hereby acknowledges that it has read and is familiar with the provisions of California Civil Code Section 1542, which is set forth below: "A GENERAL RELEASE DOES NOT EXTEND TO CLAIMS THAT THE CREDITOR OR RELEASING PARTY DOES NOT KNOW OR SUSPECT TO EXIST IN HIS OR HER FAVOR AT THE TIME OF EXECUTING THE RELEASE AND THAT, IF KNOWN BY HIM OR HER, WOULD HAVE MATERIALLY AFFECTED HIS OR HER SETTLEMENT WITH THE DEBTOR OR RELEASED PARTY.." By initialing below, City hereby waives the provisions of Section 1542 in connection with the matters that are the subject of the foregoing waivers and releases. City's Initials 7.3. Termination or Modification of Agreement for Default of an Owner. City may terminate or modify this Agreement for any failure of Owner to perform any material duty or obligation of -23- Owner under this Agreement, or to comply in good faith with the terms of this Agreement (hereinafter referred to as "default"); provided, however, City may terminate or modify this Agreement pursuant to this Section 7.4 only after providing written notice to Owner of default setting forth the nature of the default and the actions, if any, required by Owner to cure such default and, where the default can be cured Owner has failed to take such actions and cure such default within sixty (60) days after the effective date of such notice or, in the event that such default cannot be cured within such sixty (60) day period but can be cured within a longer time, has failed to commence the actions necessary to cure such default within such sixty (60) day period and to diligently proceed to complete such actions and cure such default. 7.3.1. No Cross Default. Parties agree and acknowledges that, notwithstanding anything stated to the contrary in this Agreement: (a) the failure of RCR to comply with or satisfy any of RCR's obligations under this Agreement shall not limit or impair a transferee's rights and benefits under this Agreement with respect to its Assigned Rights (as they apply to the Project Phase owned by such transferee) under Section 2.5.1 of this Agreement and (b) the failure of any transferee to satisfy such transferee's Assumed Obligations as provided for under Section 2.5.1 of this Agreement shall not, as to the Project Phase to which those Assumed Obligations apply, limit or impair any of the Assigned Rights of any other transferee as to the Project Phase owned by such other transferee. 7.4. Voluntary Termination of Agreement by In the event RCR determines, in its sole discretion, prior to issuance of the first demolition permit implementing the first Specific Plan Phase, that it no longer wishes to proceed with the Project pursuant to the terms of this Agreement, RCR may terminate this Agreement by providing the City with 30 days written notice. Notwithstanding this or other provisions herein, RCR's indemnity and defense obligations shall survive such termination for the later of twelve (12) months or expiration of the statute of limitations on any and all potential causes of action against the City as set forth in Section 8 of this Agreement. 7.5. Notice and Cure Rights. Notwithstanding anything stated to the contrary in this Agreement, City shall have no right to terminate any of the rights of any Owner under this Agreement unless such Owner has failed to cure any default under this Agreement giving rise to any such termination right within the cure periods expressly provided for above in this Section 7. 8. LITIGATION 8.1. Third -Party Litigation Concerning Agreement. Owner shall defend, at its expense, including attorneys' fees, indemnify, and hold harmless City, its agents, officers and employees from any claim, action or proceeding against City, its agents, officers, or employees to attack, set aside, void, or annul the approval of this Agreement, any document prepared for the Project in compliance with the California Environmental Quality Act, or the approval of any permit or entitlement granted pursuant to this Agreement for the Project. City shall promptly notify Owner of any claim, action, proceeding or determination included within this Section 8.1 no later than fourteen (14) business days and City's receipt of service of process and City shall cooperate in the defense. If City fails to promptly notify Owner of any such claim, action, proceeding or determination as required by this Section, or if City fails to cooperate in the defense, Owner shall not thereafter be responsible to defend, indemnify, or hold harmless City as to that claim, action, proceeding, or determination. City may in its discretion participate in the defense. 8.2. Environmental Assurances. Owner shall indemnify and hold City, its officers, agents, and employees free and harmless from any liability, based or asserted, upon any act or omission of -24- Owner, its officers, agents, employees, subcontractors, predecessors in interest, successors, assigns and independent contractors for any violation of any federal, state or local law, ordinance or regulation relating to industrial hygiene or to environmental conditions on, under or about the Property, including, but not limited to, soil and groundwater conditions, and Owner shall defend, at its expense, including attorneys' fees, City, its officers, agents and employees in any action based or asserted upon any such alleged act or omission. City may in its discretion participate in the defense. 8.3. Reservation of Rights. With respect to Section 8.1 and Section 8.2 herein, City reserves, the right to either (1) approve the attorney(s) that the indemnifying party selects, hires or otherwise engages to defend the indemnified party hereunder, which approval shall not be unreasonably withheld, conditioned, or delayed; or (2) conduct its own defense; provided, however, that the indemnifying party shall reimburse the indemnified party forthwith for any and all reasonable expenses incurred for such defense, including attorneys' fees, upon billing and accounting therefor. 8.4. Challenge to Existing Land Use Approvals. By accepting the benefits of this Agreement, Owner, on behalf of itself and its successors in interest, hereby expressly agrees and covenants not to sue or otherwise challenge any land use approval affecting the Property and in effect as of the Effective Date. Such agreement and covenant includes, without limitation, the covenant against any direct suit by Owner or its successor in interest, or any participation, encouragement or involvement whatsoever that is adverse to City by Owner or its successor in interest, other than as part of required response to lawful orders of a court or other body of competent jurisdiction. Owner hereby expressly waives, on behalf of itself and its successors in interest, any claim or challenge to any land use approval affecting the Property and in effect as of the Effective Date. 8.5. Survival. The provisions of Sections 8.1 and 8.2 shall survive the termination of this Agreement. 9. MORTGAGEE PROTECTION. 9.1. The parties hereto agree that this Agreement shall not prevent or limit Owner, in any manner, at Owner's sole discretion, from encumbering the Property or any portion thereof or any improvement thereon by any mortgage, deed of trust or other security device securing financing with respect to the Property. City acknowledges that the lenders providing such financing may require certain Agreement interpretations and modifications and agrees upon request, from time to time, to meet with Owner and representatives of such lenders to negotiate in good faith any such request for interpretation or modification. City will not unreasonably withhold its consent to any such requested interpretation or modification provided such interpretation or modification is consistent with the intent and purposes of this Agreement. In furtherance of the foregoing, and notwithstanding anything stated to the contrary in this Agreement, any Mortgagee of the Property shall be entitled to the following rights and privileges: 9.1.1. Default under Agreement Does Not Impair Lien of any Mortgage. Neither entering into this Agreement nor a breach of this Agreement shall defeat, render invalid, diminish or impair the lien of any mortgage on the Property, the Leasehold Estate, or any Sub Leasehold Estate made in good faith and for value, unless otherwise required by law. 9.1.2. Request for Notices of Default by Mortgagee. The Mortgagee of any mortgage or deed of trust encumbering the Property, the Leasehold Estate, or Sub Leasehold Estate, or any -25- part thereof, which Mortgagee, has submitted a request in writing to the City in the manner specified herein for giving notices, shall be entitled to receive written notification from City of any default by the applicable Owner in the performance of such Owner's obligations under this Agreement. 9.1.3. If City timely receives a request from a Mortgagee requesting a copy of any notice of default given to Owner under the terms of this Agreement, City shall provide a copy of that notice to the Mortgagee within ten (10) days of sending the notice of default to Owner. The Mortgagee shall have the right, but not the obligation, to cure the default during the remaining cure period allowed such party under this Agreement. 9.1.4. Lender Protection Provisions. (a) Notices to Mortgagees; Mortgagee'sght to Cure. (i) Notices to Mortgagees. City shall send to each Mortgagee which has provided City written notice of its name and address, in the manner provided by Section 9.1 above, a true, correct and complete copy of any written notice sent to Owner or any Sub Ground Lessee, as applicable, of a default by Owner or any Sub Ground Lessee under this Agreement at the same time as and whenever any such notice of default shall be given by City to Owner or any Sub Ground Lessee, addressed to such Mortgagee at the address last furnished to City by such Mortgagee. Owner and each Sub Ground Lessee, as applicable, irrevocably directs that City accept, and City agrees to accept, performance and compliance by any such Mortgagee of and with any term, covenant, agreement, provision, condition or limitation on Owner's, or any Sub Ground Lessee's, part to be kept, observed or performed hereunder with the same force and effect as though kept, observed or performed by Owner and/or any such Sub Ground Lessee, as applicable, provided that such performance and/or compliance is made in accordance with the provisions of Section 10.1.4 below. (ii) Mortgagee's Right to Cure. Notwithstanding anything stated to the contrary in this Agreement, this Agreement shall not be terminated as to any Project Phase because of a default or breach hereunder on the part of Owner or any Sub Ground Lessee until and unless: (1) written notice of any such default or breach has been delivered to Mortgagee in accordance with the provisions of Section 10.3 above, (2) with respect to a default or breach that is curable solely by the payment of money, Mortgagee, Owner and any applicable Sub Ground Lessee have failed to cure such default or breach within thirty (30) days following the expiration of any of Owner's and/or any Sub Ground Lessee's, as applicable, notice and cure periods set forth herein, and (3) with respect to a default or breach that is not curable solely by the payment of money, Mortgagee, Owner and/or any applicable Sub Ground Lessee have failed to cure such default or breach within ninety (90) days following the expiration of any of Owner's and/or any applicable Sub Ground Lessee's notice and cure periods set forth herein or, if such default or breach is curable but cannot be cured within such time period, (i) Mortgagee has failed to notify City within such ninety (90) day time period that Mortgagee intends to cure such default or breach, (ii) Mortgagee fails to commence to cure such default or breach within such ninety (90) day period, or (iii) Mortgagee fails to diligently prosecute such cure to completion. It is expressly understood and agreed that no Mortgagee shall have any obligation -26- hereunder to cure or complete any cure of any breach or default by Owner or any applicable Sub Ground Lessee hereunder. (b) Permitted Transfers to Mortgagee. (i) Notwithstanding anything stated to the contrary in this Agreement, the following transfers shall be permitted and shall not require the approval or consent of City: (1) A transfer of the Owner's or any Sub Ground Lessee's Leasehold Estate or Sub Leasehold Estate, as applicable (and the concurrent transfer of the Owner's or any Sub Ground Lessee's rights under this Agreement with respect to the Project Phase that is the subject of the Leasehold Estate or Sub Leasehold Estate provided the conditions in Section 2.5.1 hereof have been complied with as to such Project Phase), at a foreclosure sale under a Mortgage, whether pursuant to the power of sale contained therein or a judicial foreclosure decree, or by an assignment in lieu of foreclosure, or (2) Any subsequent transfer by a Mortgagee (or its nominee or designee if the Mortgagee, or such nominee or designee, is the purchaser at such foreclosure sale or under such assignment in lieu of foreclosure) with respect to the Leasehold Estate or any Sub Leasehold Estate, and the concurrent transfer of the Owner's or any Sub Ground Lessee's rights under this Agreement with respect to the Project Phase that is the subject of the Leasehold Estate or Sub Leasehold Estate so transferred, provided that the conditions in Section 2.5.1 hereof have been complied with as to such Project Phase. (ii) Any transferee arising from any transfer permitted above shall be liable to perform the obligations of Owner or any Sub Ground Lessee, as applicable, under this Agreement only so long as such transferee holds title to the Leasehold Estate or Sub Leasehold Estate, provided that upon any such conveyance of title, such transferee's transferee expressly assumes and agrees to perform all of the obligations of this Agreement first arising after the date of such conveyance to the extent applicable to the Project Phase to which such Leasehold Estate or applicable Sub Leasehold Estate applies. (iii) Following the transfer, if any, described in Section 10.1.3(b)(i) above, all non -curable defaults existing under this Agreement prior to such transfer shall be deemed waived without further notice or action of any party. (c) Rights of Mezzanine Lender. Any lender that makes a loan to Owner or to any Sub Ground Lessee, or to any entity holding an interest in Owner or any Sub Ground Lessee, direct or indirect, that is secured by a pledge of equity interests in Owner or any applicable Sub Ground Lessee, direct or indirect, shall be entitled to all of the rights and remedies under this Section 10.1.3 that are afforded to a Mortgagee under this Agreement, (i) provided that Owner or any applicable Sub Ground Lessee shall have provided to City written notice setting forth the name and address of any such lender, and (ii) except that such rights and remedies shall be subject and subordinate to the rights of any Mortgagee, and shall not impair any of the rights and remedies afforded any Mortgagee, hereunder. 9.1.5. Obligations of Mortgagee Under Agreement. Any Mortgagee who comes into possession of the Leasehold Estate, or a Sub Leasehold Estate, or any part thereof, pursuant to foreclosure of the mortgage or deed of trust, or deed in lieu of such foreclosure, shall take the Leasehold Estate or Sub Leasehold Estate=as applicable, or part thereof, subject to the terms of -27- this Agreement. Notwithstanding any other provision of this Agreement to the contrary, no Mortgagee shall have an obligation or duty under this Agreement to perform any of an Owner's obligations or other affirmative covenants of an Owner hereunder, or to guarantee such performance; provided, however, that to the extent that any covenant to be performed by an Owner is a condition precedent to the performance of a covenant by City, the performance thereof shall continue to be a condition precedent to City's performance hereunder, and further provided that any sale, transfer or assignment by any Mortgagee in possession shall be subject to the provisions of Section 2.5 of this Agreement. (a) Any Mortgagee who comes into possession of the Property, or any part thereof, pursuant to foreclosure of the mortgage or deed of trust, or deed in lieu of such foreclosure, shall take the Property as applicable, or part thereof, subject to the terms of this Agreement. Notwithstanding any other provision of this Agreement to the contrary, no Mortgagee shall have an obligation or duty under this Agreement to perform any of an Owner's obligations or other affirmative covenants of an Owner hereunder, or to guarantee such performance; provided, however, that to the extent that any covenant to be performed by an Owner is a condition precedent to the performance of a covenant by City, the performance thereof shall continue to be a condition precedent to City's performance hereunder, and further provided that any sale, transfer or assignment by any Mortgagee in possession shall be subject to the provisions of Section 2.5 of this Agreement. 9.1.6. Fee Owners' Right to Encumber Property. Fee Owners shall have the right to encumber the fee title in the Property by any mortgage, deed of trust or other security device securing financing for the fee title in the Property to the extent permitted pursuant to the terms of (and subject to all the terms and conditions set forth in) the Ground Lease, and nothing in this Agreement shall impair such right. Any Mortgagee of the fee title in the Property shall have all the benefits of a Mortgagee provided in this Agreement, including the right to receive notice of default and the right, but not obligation, to cure any default as permitted hereunder. Notwithstanding anything to the contrary in this Section 9.1, a Mortgagee of the fee title shall have no obligations under this Agreement except that upon any conveyance of fee title to such Mortgagee, the Mortgagee shall assume the express obligations of the Fee Owners under this Agreement. 10. MISCELLANEOUS PROVISIONS. 10.1. Recordation of Agreement. This Agreement and any amendment or cancellation thereof shall be recorded with the Orange County Recorder by the Clerk of the City Council against the Property within ten (10) days following Owner's receipt of the fully -executed, recordable Agreement from the City. If the parties to this Agreement or their successors in interest amend or cancel this Agreement, or if the City terminates or modifies this Agreement as provided herein for failure of the Owner to comply in good faith with the terms and conditions of this Agreement, the City Clerk shall cause notice of such action recorded with the Orange County Recorder, and in connection with any termination of this Agreement, in such form or by such recordable instrument, that will allow a reputable title company to remove the Agreement as an exception to title of the Property (a "Termination Release"). 10.2. Entire Agreement. This Agreement sets forth and contains the entire understanding and agreement of the parties, and there are no oral or written representations, understandings or ancillary covenants, undertakings or agreements that are not contained or expressly referred to herein. No testimony or evidence of any such representations, understandings or covenants shall be admissible in any proceeding of any kind or nature to interpret or determine the terms or conditions of this Agreement. 10.3. Severability. If any term, provision, covenant or condition of this Agreement shall be determined invalid, void or unenforceable, the remainder of this Agreement shall not be affected thereby to the extent such remaining provisions are not rendered impractical to perform taking into consideration the purposes of this Agreement. Notwithstanding the foregoing, the provision of the Public Benefits set forth in Section 4 of this Agreement, including the payment of the Development Impact Fees set forth therein, are essential elements of this Agreement and City would not have entered into this Agreement but for such provisions, and therefore in the event such provisions are determined to be invalid, void or unenforceable, this entire Agreement shall be null and void and of no force and effect whatsoever. 10.4. Interpretation and Governing Law. This Agreement and any dispute arising hereunder shall be governed and interpreted in accordance with the laws of the State of California, with venue in Orange County. This Agreement shall be construed as a whole according to its fair language and common meaning to achieve the objectives and purposes of the parties hereto, and the rule of construction to the effect that ambiguities are to be resolved against the drafting party shall not be employed in interpreting this Agreement, all parties having been represented by counsel in the negotiation and preparation hereof. 10.5. Section Headings. All section headings and subheadings are inserted for convenience only and shall not affect any construction or interpretation of this Agreement. 10.6. Singular and Plural. As used herein, the singular of any word includes the plural. 10.7. Joint and Several Obligations. If at any time during the Term of this Agreement the Property is owned, in whole or in part, by more than one owner, all obligations of such owners under this Agreement shall be joint and several, and the default of any such owner shall be the default of all such owners. Notwithstanding the foregoing, no owner of a single lot that has been finally subdivided and sold to such owner as a member of the general public shall have any obligation under this Agreement except as expressly provided for herein. 10.8. Time of Essence. Time is of the essence in the performance of the provisions of this Agreement as to which time is an element. 10.9. Waiver. Failure by a party to insist upon the strict performance of any of the provisions of this Agreement by the other party, or the failure by a party to exercise its rights upon the default of the other party, shall not constitute a waiver of such party's right to insist and demand strict compliance by the other party with the terms of this Agreement thereafter. 10.10. Third Party Beneficiaries. This Agreement is made and entered into for the sole protection and benefit of the parties and their successors and assigns, and no other person shall have any right of action based upon any provision of this Agreement. 10.11. Force Majeure. Neither party shall be deemed to be in default where failure or delay in performance of any of its obligations under this Agreement is caused by: (1) strikes, lockouts or labor disputes; (2) inability to obtain labor or materials or reasonable substitutes therefor (including as a result of freight embargos); (3) inclement weather which delays or precludes construction; (4) acts of God, including but not limited to earthquakes, or the public enemy or civil commotion; (5) condemnation, (6) fire or other casualty; (7) shortage of fuel, electricity or -29- natural gas; (8) action or nonaction of public utilities or of local, state or federal governments, affecting the work, including, but not limited to, any delays in the permitting process as a result of the action or inaction of such governmental authorities including government shutdown for a period of time of one (1) week or more; (9) criminal acts or acts of terrorism; or (10) pandemic or government imposed quarantine (11) other conditions similar to those enumerated above which are beyond the reasonable anticipation or control of such Party, or other causes beyond the Parry's reasonable control. If any such events shall occur, the term of this Agreement and the time for performance shall be extended for the duration of each such event, provided that the Term of this Agreement shall not be extended pursuant to this section for more than five (5) years. 10.12. Mutual Covenants. The covenants contained herein are mutual covenants and also constitute conditions to the concurrent or subsequent performance by the party benefited thereby of the covenants to be performed hereunder by such benefited party. 10.13. Successors in Interest. The burdens of this Agreement shall be binding upon, and the benefits of this Agreement shall inure to, all successors in interest to the parties to this Agreement. All provisions of this Agreement shall be enforceable as equitable servitudes and constitute covenants running with the land. Each covenant to do or refrain from doing some act hereunder with regard to development of the Property: (a) is for the benefit of and is a burden upon every portion of the Property; (b) runs with the Property and each portion thereof; and (c) is binding upon each party and each successor in interest during ownership of the Property or any portion thereof. 10.14. Counterparts. This Agreement may be executed by the parties in counterparts, which counterparts shall be construed together and have the same effect as if all of the parties had executed the same instrument. 10.15. Jurisdiction and Venue. Any action at law or in equity arising under this Agreement or brought by a party hereto for the purpose of enforcing, construing or determining the validity of any provision of this Agreement shall be filed and tried in the Superior Court of the County of Orange, State of California, and the parties hereto waive all provisions of law providing for the filing, removal or change of venue to any other court. 10.16. Project as a Private Undertaking. It is specifically understood and agreed by and between the parties hereto that the development of the Project is a private development, that neither party is acting as the agent of the other in any respect hereunder, and that each party is an independent contracting entity with respect to the terms, covenants and conditions contained in this Agreement. No partnership, joint venture or other association of any kind is formed by this Agreement. The only relationship between City and Owner is that of a government entity regulating the development of private property and the owner of such property. 10.17. Further Actions and Instruments. Each of the parties shall cooperate with and provide reasonable assistance to the other to the extent contemplated hereunder in the performance of all obligations under this Agreement and the satisfaction of the conditions of this Agreement. Upon the request of either party at any time, the other party shall promptly execute and file or record such required instruments and writings and take any actions as may be reasonably necessary under the terms of this Agreement to carry out the intent and to fulfill the provisions of this Agreement or to evidence or consummate the transactions contemplated by this Agreement. 10.18. Eminent Domain. No provision of this Agreement shall be construed to limit or restrict the exercise by City of its power of eminent domain. -30- 10.19. Afzent for Service of Process. In the event any Owner is not a resident of the State of California or it is an association, partnership or joint venture without a member, partner or joint venturer resident of the State of California, or it is a foreign corporation, then in any such event, Owner shall file with the City Manager, upon its execution of this Agreement, a designation of a natural person residing in the State of California, giving his or her name, residence and business addresses, as its agent for the purpose of service of process in any court action arising out of or based upon this Agreement, and the delivery to such agent of a copy of any process in any such action shall constitute valid service upon Owner. If for any reason service of such process upon such agent is not feasible, then in such event Owner may be personally served with such process and such service shall constitute valid service upon Owner. Owner is amenable to the process so served, submits to the jurisdiction of the Court so obtained and waives any and all objections and protests thereto. 10.20. Certificate of Compliance. At any time during the term of this Agreement, any lender or either Party may request either Party to this Agreement to confirm that (1) this Agreement is unmodified and in full force and effect (or if there have been modifications hereto, that this Agreement is in full force and effect as modified and stating the date and nature of such modifications); (2) to the best of such Party's knowledge, no defaults exist under this Agreement or if defaults do exist, to describe the nature of such defaults; and (3) any other information reasonably requested. Each Party hereby agrees to provide a Certificate to such lender or other Party within thirty (30) days of receipt of the written request therefor. 10.21. Authority to Execute. The person or persons executing this Agreement on behalf of Owner warrants and represents that he or she/they have the authority to execute this Agreement on behalf of his or her/their corporation, partnership or business entity and warrants and represents that he or she/they has/have the authority to bind Owner to the performance of its obligations hereunder. [Signatures on following pages] -31- IN WITNESS WHEREOF, the parties hereto have executed this Development Agreement on the last day and year set forth below. OWNER RCR BRISTOL, LLC, a Delaware limited liability company By: Name: Title: Dated: CITY City OF SANTA ANA, a California municipal corporation By: Mayor Dated: ATTEST: By: City Clerk Dated: APPROVED AS TO LEGAL FORM: BEST BEST & KRIEGER LLP City Attorney Dated: -32- JOINDER Unless expressly defined herein, all capitalized terms used herein shall have the meanings ascribed to such terms in the Development Agreement (the "Development Agreement") to which this Joinder is attached. The undersigned Fee Owners are hereby entering into this Joinder for the sole purpose of subjecting their fee title to the Property to the burden and effect of the Development Agreement and, upon the recording of the Development Agreement in the Official Records of Orange County, fee title to the Property shall be encumbered by all of the terms and conditions of the Development Agreement; provided, however, notwithstanding the foregoing, the City acknowledges and agrees that unless the Fee Owners hereafter execute an Assignment and Assumption Agreement in a form approved by Fee Owners and the City in the manner described in Section 2.5.1 of the Development Agreement (the "Approved Form"), the Fee Owners (including members, partners, officers, agents or representatives of Fee Owners) shall have no liability, rights or obligations under the Development Agreement except for such rights or obligations expressly set forth for the benefit or burden of Fee Owners under the Development Agreement. Unless and until an Assignment and Assumption Agreement, in the Approved Form, is executed by the Fee Owners and City, City shall have no recourse against the Fee Owners or the fee title to the Property. Fee Owners shall receive notice of default and have the right, but not obligation, to cure any default as permitted in Sections 9.1.2 and 9.1.3 of the Development Agreement. Fee Owners and their lenders shall be entitled to receive a Certificate of Compliance upon request as provided in Section 10.20 of the Development Agreement. In addition, in the event that the Ground Lease is terminated, Fee Owners shall thereafter have the right to terminate the Development Agreement upon written notice to City, in which event the City shall cause to record a Termination Release with the Orange County Recorder. For avoidance of doubt, no modification of the Development Agreement pursuant to Section 2.7 of the Development Agreement shall limit or impair the rights of Fee Owners under this Joinder without the consent of Fee Owners. Greenville Ranch, LLC, a California limited liability company Alice Z. Callens, President Louise A. Callens, Secretary/Treasurer Executed as of , 2024 -33- MCG Bristol West, LLC, a California limited liability company David W. Cortney, Manager Executed as of 2024 BSG West Bristol, LLC, a California limited liability company Robert Bradley Gisler, Manager Susan E. Gisler, Manager Executed as of .2024 -34- EXHIBIT "A" (Legal Description of the Property) LEGAL DI PARCEL 1: PARCELS 1 AND 2, IN THE CITY OF SANTA ANA. COUNTY OF OR+INGE, STATE OF CAZIFORNIA. AS SHOWN ON A WP FILED ICE ODDK 40. PAGES 5 AND 6 OF PARCEL MAPS, IN THE OFFICE OF THE COUNT' RECORDER CF SAO COUNTY. CALIFORN[k EXCEPTING FROM SAID PARCEL 2 7KAT PORTION THEREOF CONVEYED TO THE CITY OF SANTA ANA BY DEED RECORDED MAY 17, 1972 IN BOOK 10130, PAGE 417, OF OFnCkk RECORDS, DESCRIBED A$ FOLLM, BEGINNING AT THE WESTERLY TERMINUS OF THAT CERTAIN COURSE IN THE NORTHERLY BOUNDARY OF PARCEL 2 OF SAID MAP THAT READS NORTH 87 03' 58' WEST 74.47 FEET; THENCE CONTINUIW ALONG SAD NORTHERLY E*UNDARY NORTH 96- 12` 27' WEST 75.11 FEET TO A POINT ON A WN-TANGENT C1J E CONCAVE SOUTHEASTERLY HAVING A RADIUS OF M-00 FEET, A RADIAL AT SAID POINT BEARS NORTH 3T 1)1' 25' WEST; THENCE CONTINUING ALONG SAID NORTHERLY BOUNE)MY SOUTHWESTERLY 5.30 FEET ALONG THE ARC OF S 1D CURVE THROUGH A CENTRAL ANGLE OF 10' 07' 33' TO A POINT ON A LINE PARALLEL WITH AND 59.00 FEET SOUTHERLY FROM THE CENTERUNE OF ICAO ARTHUR BOULEVARD AS 1-10WN ON SAID MAP, A RADLAL AT SAID POINT BEARS NORTH 49' 08' 58' WEST; THENCE I.EAYING SAID CURVE ALONG SAID PARALLEL LINE SOUTH 89' 03' 58" EAST A DISTANCE OF 78.76 FEET TO THE POINT OF SECINNIN . PARCEL 2: PARCELS I, 2. 3 AND 4 IN THE CITY OF SANTA ANA, COUNTY OF ORMOE, STATE OF CAUFORNtA, AS BNO%M ON A WP FILED IN, Pox 79, PAGES 19 AND 20 OF PARCEL f.1,4PS, IN tHE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY_ EXHIBIT "B" (Map of the Property) J ❑ Project Site �4m N A EXHIBIT "C" Development Plan and list of Project Approvals Development Plans and entitlement applications as presented in the City Staff Report Dated September 17, 2024 are incorporated herein by reference. Project Approvals include, but may not be limited to the following entitlements: 1. The Final Supplemental Environmental Impact Report entitled "Related Bristol Specific Plan Final Environmental Impact Report" (State Clearinghouse House No. 2020029087 and City of Santa Ana Development Project No. 2022-31 ("Project FEIR"), which tiers off the GPU FEIR (SCH# 2020029087) that was certified by the City on April 19, 2022. 2. The "Related Bristol" Specific Plan, dated July 2024, adopted by the City Council on 2024, by way of Ord. No. 0 3. The Vesting Tentative Tract Map, dated July 29, 2024, approved by the City Council on September 17, 2024, by way of Resolution No. 4. The Zoning Map Amendment dated -2023, adopted by the City Council on _, 2024, by way of Ord. No. 084542\17991095v1 LEGAL DESCRIPTION DRxM AA"sTIE Dsvowx Ox EA C-" inED ix�e w (o R— AT ID TO IEMI 1u1. wso i'I M a(xa a THEE couxry armimrx or vn rou m .NTHHDO eE(1= a ,DLLO.S. —DR XT AM PHE CwnYRE 30. 19]I M BCMc RE 9l56. iRiG[ x10 a BOB MMDL BASIS OF BEARINGS xD m FxrsRxD (x) x[rsH, —11 Ill ID RID nOCOx xam�u(c M usw (q ws IRTHI I'll 11[s sHOnx. Lx mnERxrs oTO THE xav lHE R E (�a"""c[R ,, xu,fsuw o" eea"rE" uu? n"lx Maus or +nf wmx uEw uu I'xnvomI uiD nEcn, xnna ,o ,xE vExnrx vuuE E( RDzs,:,nx OR 11R— BENCHMARK HIxCx wRR. m' (mu OxAxcf efxcH Mwp CATIR, ID HC—" as ')s eflies o Dan. x[ww axe n¢. ugaxExr is u, = Tl. RELATED BRISTOL VESTING TENTATIVE TRACT MAP NO. 19272 FOR AIRSPACE AND CONDOMINIUM PURPOSES GENERALNOTES aw s PICH—.r w,EOv[o/z�fox wu cx(O r.O,aa.wna�uLL. xw PPRa w xxD Rnf , PU— CSmE ,q rs �� � CDR[ s,E M x ,xE x�x, cE ARSP- P BUT R= COB xuxw:R of ux,s fl i wE: aE RaDc.M[D ro ME R-1nwx M tz. xRMORTI —ID TO wss/q-aw m.rc. 11 qxs vRo,ftt E or . SP(C6it wAxczm's OR mu- - - ,HE-ITERARCE ixc Bin xo, URRED ,O vRw.,EC01e"„YOXEw PRE. iRRM.LTOx. $EMEI (iglxER FnxR I . vu&. a,O I (4mx[x R1111 AID COHURxED Dr *HE cm'. "ED TO TA f wNa "" RrxBE Eu PuPIRBI TO o Dmn"(��cLDgxC . xDxP ,Ex uN�): n, rs [Dx xss,s,AxCE xxD µ �xEDw,AxDH 1122. . i .1 xr miu(DLcs ("1 sxo I PROPOSED w RSECTR—/DP—, vxo,( Pun Dr THE E =RSA"/aE S ACTI xETO wRL DE DEwc.,ED ACRM xu Ears 4 n /ws(u ""RWua Dr vEwD rs (,x) R[ THE run-S-1 cos, ROORMOR CD xaRawooa .MD TH—R nrox ADrewr RRDI[[ (R)� ELEPTER REQUEmxc ERC- o[ REMx'- - "S vER.") x 11 1S Ax111 m SOnmw M1EE — _I gafrnr !DrGExI ,o tn[ FROXCI)D R EASExS. — a STREET sUWORER w"nE vaaD�wi°iou"�rso"x["oEDwrvrooRtw[vDD.rtR wvPLrm x S[DRRm+ci(s1MM wwro¢u[xr P,H OHM IT iwn curs ARE z i S .r....�.. P S I d E P P .. _.,.... f] F - ._._.. ., P V P 7r i VICINITY MAP NOT TO SCALE PROJECT TEAM n�ucc ru . uc xxuf R.ww, ua TEL EPECHARS H- BOB REL v�(ve�em.,nx C. x µw puj rx sl F- 6E4ID5 wx ([) .CA ."S 1110E ai E2rC-.Sim {j{ES71MATED EARTHWORK QUANTITIES f� VD, Rsz.wsmD a l,nf ORMZE Su(sj nr(o AS ,xE nxM G AS ixms,ED DH FLOOD ZONE z5a qv R wRa ur (FwEMOME RR). ixR[ E-1." D"a,Y. DEP.c,s xRE� DErtxuw[o THE ,x, E n-r"E«<Ci OWNER'S STATEMENT LEGEND EME—T IRE EEBI— ABBREVIATIONS PREP. .ST ROAD LOT AREA TABLE PAVF1E aonD Lm erxFA C.12 AC BOB N0. EASEMENT DEDICATION AREA TABLE PWPOSEOFEASE—AC 2.11 /AFA PROJECT SUMMARY EMST. zoxwc cussrrorow cExERu A, (cz)c") x ASSESSOR PARCEL NO. iii zi : xs iii ii :ii iii e' BUILDING SETBACK REQUIREMENT SHEETINDEX SHEETINDEX NG 9wFfTTRP PREL— PREu— I MASTER LOT AREA TABLE I ear / v PxRxiS w;eawrs FOR vwEwM OMasE Suemm,oxs. > o-is, w °.zsn P,-H, /xPgxR l} LHOFA,P(E R.PFRVHx'Irl DA ,• (JIFUSOM TITLE SHEET PROxEtt N0. sRM roR ��gaDrti RCR BRISTOL. LLD " .y VESTING TENTATIVE TRACT NO.192n SHEET rz Oy/w/mzs • ° ` " ^ ` ` • ' " • ` FOR AIRSPACE SUBDIVISION AND CONDOMINIUM PURPOSES R. x om' RELATED BRISTOL SANTA ANA CAUFORNIA 'I C,10 EASEMENT SCHEDULE (EXISTING) MACARTHUR BOULEVARD sve M, I.T r LOT I LOT 2 m L i &Q, T A ------------ EASEMENT SCHEDULE (PROPOSED) R/. 1 1 1 -, LOT 6 Re .1 IRI sutp^:r— LOT 5 w W C. LOT 7 I U) (11—D FIR 1-1 R�. 0 Ms, < U) L P- 1-7 �=T T LOT _I 2'. LOT I F COT 9a LOT 16 ; ----- —2—M P10 K AIR LEGEND HM= mr,"m mmcm mm�m®C= mmmmommm mmm M= Exhibit 9 - EASEMENT SCHEDULEri _ 5 I _ CA MMON t �` r. I 2 ` r# " L�1 11 v d o k�T osno°Iw0x lumx/Wmx Q arc or scan nm ucx,u,�%,ai I p � =Alan µn °°m+oa �`,��i�,� . I�Ew, ----•-- ZZ MACARTHUR BOULEVARD � LIJ 9 MATCHLINE SEE SHEET 5 00 W R Q EDa [t1 LEGEND: s 1 0Po rzwo.,"'�w�u �. NOTES w.. m. CONCEPTUAL PUBUC IMPROVEMENTS: MACARTHUR BLVD a � CALLEMS COMMON - im SUNFLOWER AVE KEY MAP Exhibit 9 - Vesting Tentative Tract Map OW U) U) EE � MATCHLINE SEE SHEET 4 Co U + COM ALL MON T LOT 12 FF = 36.50 1-0 LOT 11 FF = 36.83 H 3- LOT 13 LOT 14FF = 37.00 FF 36.50 Lu LIJ U) FF 36.50 0 LOT 1 1— . 11 D LOT 16 FF = 36.50 FF = 36.92 LOT 17 FF 35.90 LOT 19 OT 18 FF 37.75 FF FF 35.90 37.17 FF = 36.42 G LOT 21 U FF=36.25 t!:LOTS FF = 37.25 31�l rt FF=�F`F 36.42 20 LL 0-- F- w SUNFLOWER AVENUE .0. 1. J, KEND LEGEND: u....u. --- I—D 0 sm, —.1. T— —U —11 Y= I T, I 0.1—) NOTES I TWII M-M Lm.,W419-1 MACARTHUR BLVD CALLEN'S F. Nor." SUNFLOWER AVE KEY MAP j Exhibit 9 - Vesting Tentative Tract Map LEGEND ABBREVATIONS \ MACARTHUR-BOULEVARD—'-'\ I IT k 81 ,I I � NOTES w xe. n ttac art 1 I � •, ,,[ Ilp—. . rtottwceol�\ �I a�. rMvrrzx � ��\ - .. M.m vWeLfo ur mxriwco xnw ran ma Mewm vn sx..x ma"wT� - �- __ I � n° \t t� rwxw®nn°u°�x vu oauvwueaw.acrosrwaw a�.rw�o xa� �q wr CONCEPTUAL PUBLIC UTILITY QUANTITIES: t ITEM QUANTITY UNIT I nx 1 . vmarz ie' m °u' a I soat2 roaw— w a uevM) �I 1 I I swok t �n rye } oEuuml 41 - �I /`"o a awml I w ova (rviva wwrwr n uM nearzf�n j MACARTHUR BLVD I }+ I I NI 7 ot.¢ ImJ 1 g C ..a L!nn t P N Y I CALLEN' --'� rr. ' Y I COMMON I COMMON _ —_ -_, - -R- - - r` -=� -�-r 0 N' i __ _ m e� / em MATCHLINE SEE SHEET 7 0 0 + I Nm SUNFLOWER AVE 4 KEY MAP a Exhibit 9 - LEGEND ABBREVATIONS MATCHLINE SEE SHEET 6 a ` CALLEN COMMON - r.. -. ++_ -,._. m -- o. "- CAL EN'S _ __ _ COM ON -__- II NOTES MACARTHUR BLVD of N q CALLEN'S COMMON SUNFLOWER AVE KEY MAP NOTES a� �` "i�°a � R- �°°��.° �:`°w°•°».` LL`° away. I j �• �. --tom _ EFF�d-S - PF-------- _ ,,, ---_,. lkf 11101, f LOT 12 �— ff)) II f LOT 11 LOT ,y ,, `}"e, i / /' LOT 13 LOT 14EX R/W {� I LOT J —EX PL LOT 16 15 LOT ° �� I I r i .I 11:= IF LOT 17 T L LOT 19 ,� •� � �:•�/��`"..• Tom. I a LOT 1E r r _ LOT 21 :or p., i.. i;!; ;dt(!: ❑ EXR/W �.. �!: PI. LOT 20 i i ! 1�`_ PROP R/W ! i ��� III ;: �3 €. n35tl � '' >o• a _"—_ ! f _. —b1 � -- BOONBAR�' LINE __� _ _. __,_- _ :.3-CqY OF SAA"NA _ _ _ _ _. T✓=aa� —�ar _ _ _ .... "tST•-COSTA -Nt'w - - _ - --SUNFLOWER AVE ----- �_ T:.Tom"HIM, p. :4 e i; S tl M etl Prpe:H PPEPAPm IINDEP ,XE &1PFliV5KK1 OP. - '• IM14FCi 111 GARBAGE TRUCK EXHIBIT °�°` �y x'pWUxe amw s�. qpq'��� + VESTING TENTATIVE TRACT NO.19272T RCR BRISTOI, LLC y arz re/x/xcea 1 5watmyw:ww M9A4a96a FOR AIRSPACE SUBDRELAT AND CONDOMINIUM PURPOSES g Avuu, sort seo ''' xo' �' e.l� BELATED BRISTOL s ue cw aziz' xwB " SANTA ANA, CALIFORNIA 'IOa'IO ECONOMIC AND FISCAL IMPACT ANALYSIS Related Bristol, Santa Ana, CA February 7, 2023 Prepared for: RELATED CALIFORNIA Prepared by: THE NATELSON DALE GROUP, INC. Yorba Linda, CA 92885 Telephone: (714) 692-9596 Fax: (714) 692-9597 Web: www.natelsondale.com Exhibit 10 Table of Contents 1. Introduction.....................................................................................................................................1 Organizationof the Report..............................................................................................................1 Scopeof the study...........................................................................................................................1 ProjectDescription..........................................................................................................................1 Categories of Fiscal Impacts Considered in the Study.....................................................................2 Categories of Regional Economic Benefits Considered in the Study...............................................3 2. Executive Summary..........................................................................................................................4 Annually -recurring Impacts to the City's General Fund...................................................................4 Short-term (Construction) Impacts to Regional Economy...............................................................4 3. Fiscal Impacts...................................................................................................................................6 Annually Recurring Net Fiscal Impacts to General Fund (by Budget Category) ..............................6 4. Economic Impacts............................................................................................................................7 StudyMethodology..........................................................................................................................7 Construction Impacts to Local Economy..........................................................................................7 Appendix A: Detailed Calculations for Fiscal Impact Analysis Appendix B: Economic Impact Analysis Inputs/Assumptions Exhibit 10 Tables Table1-1: Project Description......................................................................................................................2 Table 2-1: General Fund Net Fiscal Summary..............................................................................................4 Table 2-2: Summary of Construction -Phase Economic Impacts..................................................................5 Table 3-1: General Fund Net Fiscal Impacts by Budget Category................................................................6 Table 4-1: Detail of Construction -Phase Economic Impacts........................................................................9 Exhibit 10 1. Introduction This report evaluates the direct fiscal impacts and the broader economic benefits that would result from development and operation of the Project Bristol mixed use project in the City of Santa Ana. The proposed project will involve demolition of the existing (partially vacant) retail shopping center on the site and construction of a vertical mixed -use development. A detailed project description is provided below. Organization of the Report This introduction summarizes the project description and describes the scope of the study. Chapter 2 provides a brief summary of the fiscal and economic benefits that the proposed project would generate. Chapter 3 evaluates the project's recurring fiscal impacts on the entities that would be most directly affected. Chapter 4 examines the regional economic benefits that would result from the project's construction phase. Appendix A fully documents the technical details of the fiscal analysis. Appendix B provides further technical documentation of the regional economic benefits analysis. Scope of the study The City of Santa Ana is the primary jurisdiction that would experience significant fiscal impacts as a result of the project. This report quantifies direct revenue and cost impacts to the City of Santa Ana based on standard fiscal impact analysis methodologies. The regional economic benefits analysis considers the temporary impacts associated with project construction. For the construction -phase impacts, the analysis considers direct (i.e., on -site) impacts as well as indirect or "multiplier" benefits in the larger regional (Orange County) economy. Project Description Table 1-1, on the following page, summarizes the specific land uses assumed for development on the project site. As shown in the table, the project would include 3,750 multi -family apartment units; 350,000 square feet of retail commercial space; a 250-room hotel; and a 200-unit senior living community. As also shown on Table 1-1, existing development on the site totals approximately 465,000 square feet of retail and commercial services space. THE NATELSON DALE GROUP, INC. Economic and Fiscal Impact Analysis Project Bristol Project (Santa Ana, CA) Page i Exhibit 10 Residential Multi -family Residential (units) Total Residential Units Retail Grocery Fitness Food and Beverage Other Retail Services (banking, medical, etc.) Commercial Total Square Feet Hotel Hotel Rooms Total Hotel Senior Living Senior Living (units) Total Senior Living Source: Project Applicant. Table 1-1: Project Description Project Bristol City of Santa Ana Existing Conditions Proposed Project Net Change 3,750 3,750 3,750 3,750 47,208 50,000 2,792 37,682 45,000 7,318 56,080 70,000 13,920 200,312 75,000 (125,312) 123,781 110,000 (13,781) 465,063 350,000 (115,063) - 250 250 250 250 - 200 200 200 200 Categories of Fiscal Impacts Considered in the Study The fiscal impact analysis focuses on permanent, annually -recurring impacts resulting from ongoing operation of the development project. The following categories of fiscal revenues are considered in the analysis: • Property Tax • Property Tax in lieu of VLF • Sales Tax • Transient Occupancy Tax • Business Tax • Other/miscellaneous General Fund revenues The following categories of municipal costs are included in the analysis: • Police • Fire • Library/Museum • Public Works • Community Development • Planning and Building • General Government (administration) THE NATELSON DALE GROUP, INC. Page 2 Economic and Fiscal Impact Analysis Project Bristol Project (Santa Ana, CA) Exhibit 10 Categories of Regional Economic Benefits Considered in the Study During the construction period, the proposed project would generate the following types of economic benefits in the regional economy: Direct Benefits. Direct benefits relate to the short-term business activity of general contractors involved in the project construction. Indirect Benefits. Indirect benefits would result when local firms directly impacted by the project in turn purchase materials, supplies or services from other firms. An example would include increased sales of building materials as a result of construction activity. Induced Benefits. Induced benefits relate to the consumption spending of employees of firms that are directly or indirectly affected by the project. These would include all of the goods and services normally associated with household consumption (e.g., retail purchases, local services, etc.)'. The analysis quantifies the above benefits in terms of the following measures: Total industry output — the increase in gross industry receipts, representing the total economic activity generated by the project; Value added — the portion of total output that most accurately reflects local economic activity (i.e., local payrolls and profits, as distinct from gross output which may include the value of raw materials purchased outside the region); Jobs — expressed in this analysis in terms of both full-time and part-time jobs; and Payroll and benefits — the total labor income (employee compensation and proprietor income) associated with the created jobs. ' To be conservative, this analysis assumes that most construction employees will "in -commute" to the project site (i.e., live outside of the City). This ensures that the analysis does not overstate induced economic impacts. See Section 4, page 7, for further detail. THE NATELSON DALE GROUP, INC. Economic and Fiscal Impact Analysis Project Bristol Project (Santa Ana, CA) Page 3 Exhibit 10 2. Executive Summary Annually -recurring Impacts to the City's General Fund Table 2-1, below, summarizes the project's recurring fiscal impacts to the City of Santa Ana. As shown on the table, at full buildout the project would generate a net surplus of approximately $10.7 million per year to the City's General Fund. In comparison, the existing (partially vacant) commercial center on the site is estimated to generate a net fiscal benefit of about $2.8 million per year 2. Thus, the proposed project would result in a net improvement of the City's fiscal position of about $7.9 million per year. Table 2-1: General Fund Net Fiscal Summary Project Bristol City of Santa Ana General Fund Category Revenues Expenditures Net General Fund Impact Source: The Natelson Dale Group, Inc. (TNDG). Existing Conditions $3,290,327 $471,270 $2, 819, 057 Short-term (Construction) Impacts to Regional Economy Proposed Project Net Change $13,302,933 $10,012,605 $2,592,846 $2,121,576 $10,710,086 $7,891,029 This section provides a summary of the project's construction -phase impacts to the Orange County economy. The summary includes the sum of all direct, indirect, and induced impacts, as shown on Table 2-2 below. The total construction -related impacts would include the following: Output: At buildout the project's one-time construction activities would generate close to $2.9 billion in total economic activity in Orange County, through direct, indirect, and induced impacts. Value Added: At buildout the project's one-time construction activities would generate approximately $2.2 billion in total value added in Orange County, through direct, indirect, and induced impacts. Employment: At buildout the project's one-time construction activities would support approximately 5,900 jobs per year in Orange County, through direct, indirect, and induced impacts'. 2 It should be noted that the existing shopping center has experienced increasing vacancies over time. As this trend is expected to continue based on foreseeable market conditions, the existing or baseline fiscal benefit associated with the project site is likely to decrease from current levels. ' The jobs estimate is calculated by dividing the total number of jobs supported over the number of years for construction of the project. For example, If a worker is on the job site over the course of the entire project or over several years of the project, that job will be counted in IMPLAN more than once. (i.e. if a worker is on site for all 11 years of a construction project IMPLAN counts that as 11 jobs). However, this is in fact just one job sustained over 11 years of the project. THE NATELSON DALE GROUP, INC. Economic and Fiscal Impact Analysis Project Bristol Project (Santa Ana, CA) Page 4 Exhibit 10 Labor Income: At buildout the project's one-time construction activities would generate approximately $1.8 billion in total employee compensation in Orange County, through direct, indirect, and induced impacts. Table 2-2: Summary of Construction -Phase Economic Impacts Orange County Project Bristol Category Phase 1 Phase 2 Phase 3 Buildout Output (OOOs) $1,353,647 $567,150 $942,359 $2,863,156 Value Added (OOOs) $1,026,296 $445,271 $754,078 $2,225,646 Employment (avg. annual) 2,427 1,468 1,970 5,865 Labor Income (OOOs) $833,520 $358,367 $603,966 $1,795,853 Source: IMPLANT TNDG THE NATELSON DALE GROUP, INC. Economic and Fiscal Impact Analysis Project Bristol Project (Santa Ana, CA) Page 5 Exhibit 10 3. Fiscal Impacts Annually Recurring Net Fiscal Impacts to General Fund (by Budget Category) Table 3-1, below, shows the breakdown of the annual General Fund revenues and costs that would be generated by the proposed project. As shown on the table, at full buildout the project would generate a net surplus of approximately $10.7 million per year to the City's General Fund. In comparison, the existing (partially vacant) commercial center on the site is estimated to generate a net fiscal benefit of about $2.8 million per year. Thus, the proposed project would result in a net improvement of the City's fiscal position of about $7.9 million per year. Table 3-1: General Fund Net Fiscal Impacts by Budget Category Project Bristol - City of Santa Ana Existing Proposed General Fund Conditions Project Net Change Revenues Property Tax $183,131 $3,901,013 $3,717,881 Property Tax in lieu of VLF 90,991 1,938,257 1,847,267 Property Transfer Tax 3,601 76,706 73,105 Sales Tax (on -site) (1) 2,831,528 3,500,000 668,473 Sales Tax (off -site) (1) 0 805,729 805,729 Transient Occupancy Tax (TOT) 0 1,899,095 1,899,095 Charges for Services 22,877 284,429 261,552 Fines 8,824 109,703 100,879 Franchise Fees 18,588 231,100 212,513 Intergovernmental 14,511 160,109 145,598 Licenses and Permits 9,329 115,987 106,658 Business Tax 95,064 133,043 37,979 Miscellaneous 11,885 147,762 135,878 Total Revenues $3,290,327 $13,302,933 $10,012,605 Expenditures Library+ Museum Fund 13,438 $138,906 $125,468 Parks, Recreation and Community Services 42,648 440,846 398,199 Police Department 204,856 176,498 (28,358) Fire Department 74,952 879,670 804,718 Planning and Building Agency 15,038 176,498 161,460 Public Works 15,209 178,495 163,287 Community Development 3,773 44,287 40,514 General Government 101,356 557,645 456,289 Total Expenditures $471,270 $2,592,846 $2,121,576 Net General Fund Fiscal Impact $2,819,057 $10,710,086 $7,891,029 (1) Sales tax projections are based on total Citysales tax rate of2.5%, including standard local sales tax rate of 1.0% and Measure X rate of 1.5%. Source: The Natelson Dale Group, Inc. (TNDG). THE NATELSON DALE GROUP, INC. Page 6 Economic and Fiscal Impact Analysis Project Bristol Project (Santa Ana, CA) Exhibit 10 4. Economic Impacts Study Methodology This analysis used the IMPLAN (Impact Analysis for Planning) economic impact modeling software to evaluate the project's one-time construction impacts'. This software is classified as an "Input -Output" (10) model that computes all of the economic impacts of industries in a user -defined region (in this case, Orange County), including the estimated local expenditures of employees of both project -direct and supplier firms. The current version of the IMPLAN model divides the economy into 546 sectors that correspond to 4-digit and 5-digit NAICS codes. For construction activity, the IMPLAN modeling system relies on data from the compiled U.S. Census Bureau instead of the NAICS system. The report appendix documents all of the assumptions used in this analysis to translate project specific data into IMPLAN model inputs. As shown in Appendix B, construction -related impacts are based on anticipated construction values provided by the applicant. These construction values were matched to the appropriate IMPLAN construction sector for the impact analysis. The economic benefits, discussed in the following sections, are expressed in terms of increased economic activity ("output"), value added, job creation, and employee compensation. See page 3 in the Introduction for definitions of these economic benefits measures. The following section summarizes total project construction -related impacts. Construction Impacts to Local Economy Table 4-1, on page 9, provides a detailed summary of the construction -phase impacts at buildout to the Orange County economy. Industry Output and Value Added During the construction phase, the project is projected to directly generate approximately $2.1 billion in total economic activity in Orange County, resulting in about to $1.7 billion in value added. In addition to its direct impacts, the indirect/induced impacts during project construction would include approximately $771.2 million in total economic activity and $489.8 million in value added (see page 3 for definitions of "direct", "indirect" and "induced"). Thus, accounting for the full range of economic benefits in the County, during its construction phase the project will generate a grand total of about $2.9 billion in total industry output and approximately $2.2 billion in value added. Jobs Created and Employee Compensation During the construction phase the project is projected to generate approximately 4,756 directly related average annual jobs onsite and approximately 1,108 average annual jobs through indirect and induced economic activity. These are quantified as full-time, part-time and temporary jobs. Thus, accounting for the full range of economic benefits in Orange County —through direct, indirect, and induced activity — the project will generate close to 5,900 average annual jobs during the construction phase. The labor 4 This model was developed by researchers at the University of Minnesota and is widely used in economic impact analysis throughout the Country. THE NATELSON DALE GROUP, INC. Economic and Fiscal Impact Analysis Project Bristol Project (Santa Ana, CA) Page 7 Exhibit 10 income associated with these jobs would total approximately $1.8 billion. The employee compensation component of labor income would total approximately $1.39 billions. To be conservative, this analysis assumes that a significant amount of construction employment will be brought in from outside Orange County. In the IMPLAN system, employment is site based, so even if a worker is brought in from outside the region they still count as "local" employment during the period of their work. However, we acknowledge that is unreasonable to assume that these outside workers will spend their income in the same way as residents. Thus, we have modified the Labor Income values for the construction Industry to account for payroll that is going to workers outside the region'. This ensures that the analysis does not overestimate induced impacts by accounting for employee spending that will, for the most part, not occur in the County. The adjustments to this analysis are documented in Appendix B, Table B-2. s Employee compensation is a "fully -loaded" payroll estimate: it includes wages and salaries, all benefits (e.g., health, retirement), and payroll taxes (both sides of social security, unemployment insurance taxes, etc.). ' The IMPLAN system has built-in factors to estimate the "in -commuting rate" (rate at which local workers commute out of the region to go home), to reduce total income before it's distributed to local households. However, for this analysis in -commuting rates for construction workers have been customized based on data specific to Orange County (from the U.S. Census Bureau's Longitudinal Employer -Household Dynamics [LEND] Origin -Destination Employment Statistics [LODES] data series). County -level jobs inflow and outflow data are available in a web -based mapping and reporting application (OnTheMap). See Appendix B for details of the "in - commuting rate" adjustment. THE NATELSON DALE GROUP, INC. Economic and Fiscal Impact Analysis Project Bristol Project (Santa Ana, CA) Page 8 Exhibit 10 Table 4-1: Detail of Construction -Phase Economic Impacts Orange County Project Bristol Category Phase 1 Phase 2 Phase 3 Buildout Output (OOOs) Direct $983, 093 $415, 392 $693, 459 $2, 091, 943 Indirect 119,243 43,689 66,750 229,682 Induced 251,312 108,069 182,150 541,532 Total $1,353,647 $567,150 $942,359 $2,863,156 Value Added (OOOs) Direct $791,713 $348,759 $595,368 $1,735,840 Indirect 74,059 27,484 42,363 143,905 Induced 160,525 69,029 116,347 345,901 Total $1,026,296 $445,271 $754,078 $2,225,646 Employment Lava annual) Direct 1,958 1,192 1,606 4,756 Indirect 140 76 96 312 Induced 329 199 268 797 Total 2,427 1,468 1,970 5,865 Labor Income (OOOs) Direct $703,196 $305,012 $516,476 $1,524,684 Indirect 44,694 16,532 25,425 86,650 Induced 85,630 36,823 62,065 184,519 Total $833, 520 $358, 367 $603, 966 $1, 795, 853 Source: IMPLAN; TNDG THE NATELSON DALE GROUP, INC. Economic and Fiscal Impact Analysis Project Bristol Project (Santa Ana, CA) Page 9 Exhibit 10 APPENDIX A: Detailed Calculations for Fiscal Impact Analysis Exhibit 10 Table A-1 Summary of Annual Impacts to General Fund Project Bristol City of Santa Ana General Fund Revenues Property Tax Property Tax in lieu of VLF Property Transfer Tax Sales Tax (on -site) (1) Sales Tax (off -site) (1) Transient Occupancy Tax (TOT) Charges for Services Fines Franchise Fees Intergovernmental Licenses and Permits Business Tax Miscellaneous Total Revenues Expenditures Library + Museum Fund Parks, Recreation and Community Services Police Department Fire Department Planning and Building Agency Public Works Community Development General Government Total Expenditures Net General Fund Fiscal Impact Existing Conditions $183,131 90,991 3,601 2,831,528 0 0 22,877 8,824 18,588 14,511 9,329 95,064 11,885 $3, 290, 327 13,438 42,648 204,856 74,952 15,038 15,209 3,773 101,356 $4 71, 270 $2, 819, 057 Proposed Project Net Change $3,901,013 1,938,257 76,706 3,500,000 805,729 1,899,095 284,429 109,703 231,100 160,109 115,987 133,043 147,762 $13, 302, 933 $138,906 440,846 176,498 879,670 176,498 178,495 44,287 557,645 $2, 592, 846 $10,710,086 (1) Sales tax revenue is based on total City sales tax rate of 2.5% of taxable sales, including standard local sales tax rate of 1.0% and Measure X rate of 1.5%. Source: The Natelson Dale Group, Inc. (TNDG). $3,717,881 1,847,267 73,105 668,473 805,729 1,899,095 261,552 100,879 212,513 145,598 106,658 37,979 135,878 $10, 012, 605 $125,468 398,199 (28,358) 804,718 161,460 163,287 40,514 456,289 $2,121, 576 $7, 891, 029 Exhibit 10 Table A-2 Land Use Assumptions for Fiscal Impact Analysis Project Bristol City of Santa Ana Existing Proposed Conditions Project Net Change Residential Multi -family Residential (units) - 3,750 3,750 Total Residential Units - 3,750 3,750 Retail Grocery 47,208 50,000 2,792 Fitness 37,682 45,000 7,318 Food and Beverage 56,080 70,000 13,920 Other Retail 200,312 75,000 (125,312) Services (banking, medical, etc.) 123,781 110,000 (13,781) Commercial Total Square Feet 465,063 350,000 (115,063) Hotel Hotel Rooms - 250 250 Total Hotel - 250 250 Senior Living Senior Living (units) - 200 200 Total Senior Living - 200 200 Source: Project applicant. Exhibit 10 Table A-3a Fiscal Analysis Factors: Assessed Valuation, Taxable Sales and Hotel Revenue per Available Room (RevPAR) Project Bristol City of Santa Ana Development Category Residential Apartments Retail/Restaurant Existing New Hotel Hotel Rooms Senior Living Senior Living Units Taxable Sales Total Assessed per SF / Assessed Units or SF Value/Unit or SF RevPAR Value 3,750 $450,000 N/A $1,687,500,000 465,063 $204 $244 $94,886,718 350,000 $350 $400 $122,500,000 250 $325,000 $220 $81,250,000 200 $650,000 N/A $130,000,000 Source: Orange County Assessor's Office (for exsiting assessed value); TNDG. Exhibit 10 Table A-3b Fiscal Analysis Factors: Assessed Valuation, Taxable Sales and Hotel Revenue per Available Room (RevPAR) Project Bristol City of Santa Ana Development Category Residential Apartments Retail/Restaurant Existing New Hotel Hotel Rooms Senior Living Senior Living Units TOTAL RESIDENT EQUIVALENTS Total Onsite Jobs per Residents per Unite Units or SF Unit or SF' or Hotel Room 3,750 1/30 1.73 465,063 371 N/A 350,000 324 N/A 250 1.00 0.55 200 0.64 1.50 Estimated Estimated Onsite Residents (or Employees Hotel Equivalent) 125 6,488 1,255 N/A 1,082 N/A 250 137 127 300 6,925 Source: TNDG. Notes: 1 Retail employment densities are weighted averages based on the following factors: restaurants - 1 employee/150 square feet; grocery/big box - 1 employee/500 square feet; other retail/services - 1 employee/400 square feet. 2. Hotel guests are expressed as a "resident equivalent' based on anticipated occupancy levels. Exhibit 10 Table A-4a Assessed Value Estimates by Project Component Project Bristol - EXISTING CONDITIONS City of Santa Ana Project Component Units / SF Residential Retail Hotel Senior Living Total Assessed Value Source: Orange County Assessor's Office; TNDG. Assessed Value - $0 465,063 $94,886,718 - $0 $0 $94,886,718 Exhibit 10 Table A-4b Assessed Value Estimates by Project Component Project Bristol - PROPOSED DEVELOPMENT City of Santa Ana Project Component Units / SF Residential Retail Hotel Senior Living Total Assessed Value Source: TNDG. Assessed Value 3,750 $1,687,500,000 350,000 $122,500,000 250 $81,250,000 200 $130,000,000 $2,021,250,000 Exhibit 10 Table A-5 Total Property Tax Increment by Agency Project Bristol City of Santa Ana Total Assessed Value Total Property Tax @ 1.0% of Assessed Value City of Santa Ana General Fund Share Annual General Fund Revenue Source: TNDG. Existing Conditions $94,886,718 $948,867 19.3% $183,131 Proposed Project $2,021,250,000 $20,212,500 19.3% $3, 901, 013 Net Change $2,116,136,718 $21,161,367 $3,717,881 Exhibit 10 Table A-6 Projected Property Tax In Lieu of Vehicle License Fees (VLF) Project Bristol City of Santa Ana Citywide Assessed Value (in $000's)' $38,930,804 Base Value for Property Tax in Lieu of VLF $37,332,300 Existing Variable Conditions Total Assessed Value (Project) $94,886,718 Percentage of Citywide Assessed Value 0.2% Annual Property Tax In Lieu of VLF $90, 991 Proposed Project Net Change $2,021,250,000 $2,116,136,718 5.2% $1, 938, 257 Sources: City of Santa Ana Budget (FY 2022-2023 and 2021 Comprehensive Annual Financial Report (CAFR); TNDG. Notes: 1. See Tables A-4a and A-4b. 4.9% $1, 847, 267 Exhibit 10 Table A-7 Estimate of Real Property Documentary Transfer Tax Project Bristol City of Santa Ana Total Assessed Value Annual Ownership Turnover Rate Annual Value of Properties Sold City Documentary Transfer Tax Rate Annual City Revenue Source: TNDG Existing Conditions Proposed Project Net Change $94,886,718 $2,021,250,000 $2,116,136,718 6.9% 6.9% $6,547,184 $139,466,250 $132,919,066 0.055% 0.055% $3, 601 $76, 706 $73,105 Exhibit 10 Table A-8 Estimate of On -Site Taxable Sales and City Sales Tax Revenue Project Bristol City of Santa Ana Project Component Taxable Sales: On -Site Sales Tax @ 2.5% of Taxable Sales Source: TNDG Existing Conditions Proposed Project Net Change $113,261,100 $140,000,000 $26,738,900 $2,831,528 $3,500,000 $668,473 Exhibit 10 Table A-9 Estimate of New City Off -Site Sales Tax Project Bristol City of Santa Ana Proposed Project Apartment Residents Total Taxable Spending of Residents' $123,648,000 % Captured Offsite (within Santa Ana) 25% New Taxable Sales in City $30,912,000 City Sales Tax Revenue @ 2.5% $772,800 Hotel Guests Rooms 250 Occupancy Rate 86% Visitors @ 1.1/occupied room 237 Spending per Visitor (annualized) $6,844 Total Taxable Retail Sales $1,618,606 % Captured Offsite (within Santa Ana) 25% New Taxable Sales in City $404,652 City Sales Tax Revenue @ 2.5% $10,116 Senior Living Total Dwelling Units 200 Average Daily Retail Expenditures per Unit $50.00 Total Taxable Retail Sales $3,650,000 % Captured in City (within Santa Ana) 25% New Taxable Sales in City $912,500 City Sales Tax Revenue @ 2.5% $22,813 Total Projected Off -Site Taxable Sales: $32,229,152 Total Projected Off -Site Sales Tax Revenue: $805,729 (1) Estimated based on number of households and average household income level. Source: TNDG. Exhibit 10 Table A-10 Estimate of Transient Occupancy Tax (TOT) Revenue Project Bristol City of Santa Ana Hotel rooms Annual Total/ Average 250 Average annual occupancy rate 86% Occupied room nights Average room rate 78,475 $220.00 Total annual room revenue $17,264,500 City TOT Revenue @ 11% $1,899,095 Source: TNDG Exhibit 10 Table A-11 Estimate of New Employees Project Bristol City of Santa Ana Existing Proposed Conditions Project Net Change Residential - 125 125 Retail 1,255 1,082 (174) Hotel - 250 250 Senior Living - 300 300 Total 1,255 1,757 501 Source: TNDG. Exhibit 10 Table A-12 Derivation of Revenue Projection Factors Project Bristol City of Santa Ana City of Santa Ana Population 308,459 City of Santa Ana, Employee Population 161,086 Employee Weighting Factor 0.50 Effective Employee Population 80,543 Citywide GF Budget Allocation Relevant Per Capita Budget Category FY 2021/22 Basis' Population Revenue Charges for Services $14,179,600 R+E 389,002 $36.45 Fines 5,469,000 R+E 389,002 14.06 Franchise Fees 11,521,000 R+E 389,002 29.62 Intergovernmental 7,132,040 R 308,459 23.12 Licenses and Permits 5,782,270 R+E 389,002 14.86 Business Tax 12,200,000 E 161,086 75.74 Miscellaneous 7,366,370 R+E 389,002 18.94 Sources: State of California, Department of Finance, E-5 Table (01/01/2022); Census On the Map (2019); City of Santa Ana, FY 2022-23 Proposed Budget; TNDG. Notes: 1. Allocation basis: R - residents; R+E - residents plus effective employee population; E - employees. GF = General Fund. Exhibit 10 Table A-13a Projected General Fund Revenues Project Bristol - EXISTING CONDITIONS City of Santa Ana Charges for Franchise Inter- Licenses Business Variable Services Fines Fees Governmental and Permits Tax Miscellaneous Allocation Basis R+E R+E R+E R R+E E R+E Residents - - - - - - - Onsite Employees 1,255 1,255 1,255 1,255 1,255 1,255 1,255 Weighting Factor 0.50 0.50 0.50 0.50 0.50 1.00 0.50 Population Equivalent 628 628 628 628 628 1,255 628 Per Capita Revenue $36.45 $14.06 $29.62 $23.12 $14.86 $75.74 $18.94 Total Annual Revenue $22,877 $8,824 $18,588 $14,511 $9,329 $95,064 $11,885 Source: TNDG. Exhibit 10 Table A-13b Projected General Fund Revenues Project Bristol - PROPOSED PROJECT City of Santa Ana Charges for Franchise Inter- Licenses Business Variable Services Fines Fees Governmental and Permits Tax Miscellaneous Allocation Basis R+E R+E R+E R R+E E R+E Residents 6,925 6,925 6,925 6,925 6,925 6,925 6,925 Onsite Employees 1,757 1,757 1,757 1,757 1,757 1,757 1,757 Weighting Factor 0.50 0.50 0.50 0.50 0.50 1.00 0.50 Population Equivalent 7,803 7,803 7,803 6,925 7,803 1,757 7,803 Per Capita Revenue $36.45 $14.06 $29.62 $23.12 $14.86 $75.74 $18.94 Total Annual Revenue $284,429 $109,703 $231,100 $160,109 $115,987 $133,043 $147,762 Source: TNDG Exhibit 10 Table A-14 Derivation of Cost Projection Factors Project Bristol City of Santa Ana City of Santa Ana Population 308,459 City of Santa Ana, Employee Population 161,086 Employee Weighting Factor 0.50 Effective Employee Population 80,543 Adjustment Citywide For New Adjusted GF Budget Servic a General Fund Allocation Relevant Per Capita Budget Category FY 2021/22 Population Cost Basis Basis' Population Costs Library + Museum Fund $7,338,370 90% $6,604,533 R 308,459 $21.41 Parks, Recreation, and Community Services 23,289,740 90% 20,960,766 R 308,459 67.95 Police Department 141,082,500 90% 126,974,250 R+E 389,002 326.41 Fire Department 51,618,690 90% 46,456,821 R+E 389,002 119.43 Planning and Building Agency 15,535,280 60% 9,321,168 R+E 389,002 23.96 Public Works 15,711,070 60% 9,426,642 R+E 389,002 24.23 Community Development 3,898,130 60% 2,338,878 R+E 389,002 6.01 Sources: State of California, Department of Finance, E-5 Table (01/01/2022); Census On the Map (2019); City of Santa Ana, FY 2022-23 Proposed Budget; TNDG. 1. Allocation basis: R - residents; R+E - residents plus effective employee population; Notes: E - employees. GF = General Fund. Exhibit 10 Table A-15a Projected General Fund Costs Project Bristol - EXISTING CONDITIONS City of Santa Ana Parks, Recreation, Library + and Community Police Fire Planning and Public Community Variable Museum Fund Services Department Department Building Agency Works Development Allocation Basis R R R R+E R+E R+E R+E Residents - - - - - - - Onsite Employees 1,255 1,255 1,255 1,255 1,255 1,255 1,255 Weighting Factor 0.50 0.50 0.50 0.50 0.50 0.50 0.50 Population Equivalent 628 628 628 628 628 628 628 Per Capita Cost $21.41 $67.95 $326.41 $119.43 $23.96 $24.23 $6.01 Total Annual Cost $13,438 $42,648 $204,856 $74,952 $15,038 $15,209 $3,773 Source: TNDG. Exhibit 10 Table A-15b Projected General Fund Costs Project Bristol - PROPOSED PROJECT City of Santa Ana Parks, Recreation, Library + and Community Police Fire Planning and Public Community Variable Museum Fund Services Department Department Building Agency Works Development Allocation Basis R R R R+E R+E R+E R+E Residents 6,488 6,488 6,488 6,488 6,488 6,488 6,488 Onsite Employees 1,757 1,757 1,757 1,757 1,757 1,757 1,757 Weighting Factor 0.50 0.50 0.50 0.50 0.50 0.50 0.50 Population Equivalent 6,488 6,488 6,488 7,366 7,366 7,366 7,366 Per Capita Cost $21.41 $67.95 $326.41 $119.43 $23.96 $24.23 $6.01 Total Annual Cost $138,906 $440,846 $2,117,587 $879,670 $176,498 $178,495 $44,287 Source: TNDG. Exhibit 10 Table A-16 Projected General Government Costs Project Bristol City of Santa Ana 2021-22 General Government Categories Annual Budget City Manager $2,774,200 City Council 569,280 General Non -Departmental 49,206,780 Clerk of the Council 1,470,790 City Attorney 2,995,140 Human Resources 3,455,190 Finance Department 10,416,490 Total $70,887,870 General Fund Total $329,321,650 General Fund (non -Gen Gov't) $258,433,780 General Government Functions @ 27.4% of other General Fund costs Source: City of Santa Ana, FY 2022-23 Proposed Budget; TNDG. Exhibit 10 APPENDIX B: Economic Impact Analysis Inputs/Assumptions Exhibit 10 Table B-1 IMPLAN Inputs for Construction Phase Impacts Project Bristol IMPLAN Industry Sector 55 - Construction of new commercial structures 58 - Construction of new multifamily residential structures Total Construction Indutry Output Value by Phase Phase 1 Phase 2 Phase 3 $230,382,500 $35,327,500 $19,022,500 752,710,000 380,064,000 674,436,000 $983,092,500 $415,391,500 $693,458,500 Note: Construction values include all hard and soft (architectural, engineering, legal, etc.) costs. They do not include other common construction costs, such as land or furniture, fixtures, and equipment (FF&E). The estimated allocation between industry sectors is based on the relative distribution of project residential and commercial construction costs. Source: IMPLAN; Applicant; TNDG. Exhibit 10 Table B-1 IMPLAN Inputs for Construction Phase Impacts Project Bristol IMPLAN Industry Sector 55 - Construction of new commercial structures 58 - Construction of new multifamily residential structures Total Construction Indutry Output Value by Phase Phase 1 Phase 2 Phase 3 $230,382,500 $35,327,500 $19,022,500 752,710,000 380,064,000 674,436,000 $983,092,500 $415,391,500 $693,458,500 Note: Construction values include all hard and soft (architectural, engineering, legal, etc.) costs. They do not include other common construction costs, such as land or furniture, fixtures, and equipment (FF&E). The estimated allocation between industry sectors is based on the relative distribution of project residential and commercial construction costs. Source: IMPLAN; Applicant; TNDG. Exhibit 10 dta www.FinanceDTA.com SUMMARY MEMORANDUM September 27, 2023 To: Jeremy Krout, EPD Solutions From: David Taussig and Jerry Wen, DTA Subject: Economic Impacts Resulting from the Proposed Related Bristol Specific Plan The intent of this memorandum is to provide a peer review of an economic impact analysis ("EIA") prepared on behalf of Related California ("Related") for its proposed Related Bristol Specific Plan (the "Specific Plan," or the "Project") to be located in the City of Santa Ana (the "City"), within the County of Orange, California (the "County"). Related submitted a fiscal impact analysis and an EIA to the City dated February 7, 2023, that was prepared by The Natelson Dale Group, Inc. The EIA component of the Related submittal (the "Related EIA") only evaluated the projected impact of the Project on the City's overall economy in terms of jobs and economic output on a one-time basis (e.g., construction impacts), but not on a recurring basis (e.g., permanent impacts). DTA's approach to this engagement was to prepare its own separate EIA (the "DTA EIA"), with DTA then comparing its conclusions with those reached in the Related EIA in terms of the one-time economic impacts from the construction of the Project on the City. However, DTA also took the liberty of analyzing the annual recurring permanent economic impacts of the Project on the City, which our firm generally includes in the results of our economic impact studies to provide a more comprehensive view of a project's effect on the local economy. A Description of the Project Site and Project Use As depicted in Figure 1, the 41.1-acre Project site located at 3600 South Bristol Street is developed with 465,063 building square feet ("BSF") of predominately retail and restaurant uses, with some medical office, financial, and fitness uses. Figure 1: Project Site Exhibit 10 Irvine San Jose San Francisco Riverside Dallas Houston Raleigh Tampa Related proposed the Specific Plan to replace the existing General Commercial ("C2") and Regional Commercial ("CR") zoning on the Project site, demolish the existing shopping center and related infrastructure, and redevelop the Project site into a mixed -use development of for -rent residential units, retail and service uses, and a hotel. A summary of the proposed land uses and their respective associated residential unit or non-residential square footage parameters within the Project are listed below in Table 1. Table 1: Proposed Land Uses for the Project -iiim�_ - •.. Residential Land Uses 3, '50 DUs Irl Apartment 3,750 DUs Non -Residential Land Uses 350,000 BSF/250 RMs Grocery 50,000 BSF Fitness 45,000 BSF Restaurant 70,000 BSF Neighborhood Retail 75,000 BSF Neighborhood Services 110,000 BSF Hotel 250 RMs B Overview of Economic Impact Analysis The DTA EIA identifies the general economic impacts of the Project on the County and City. As illustrated in Figure 2, economic impact studies operate under the basic assumption that any increase in spending resulting from a development project has direct, indirect, and induced economic effects. First, there is a direct impact caused by the additional output of goods or services on -site. Second, there are a ripple of indirect impacts on all the industries whose outputs are used by firms located within the Project and various firms' supply chains. Third, there are induced impacts that arise when employment increases in the region and stimulates greater household spending. In evaluating these economic impacts, the DTA EIA incorporates two stages of the development process: construction and recurring operations. First, there is a one-time impact from the construction of the various types of land uses within the Project. Then, after the construction and tenant improvement phases are complete, the DTA EIA determines the magnitude of the permanent annual recurring impact on the economy through the ongoing operations of the development that has occurred on the Project site. For purposes of the DTA EIA, all economic impacts are stated in constant 2023 (uninflated) dollars based on the assumption that the relative impacts of inflation in future years would be difficult to gauge, and inflation -impacted numbers would not provide as clear a description of the economic impacts of the Project. City of Santa Ana Economic Impacts Resulting from the Proposed Related Bristol Specific Plan Exhibit 10 September 27, 2023 2 Figure 2: Direct, Indirect, and Induced Impacts Although most economists agree that indirect and induced effects, or "multiplier" effects, exist, most economists also concur that such effects are difficult to measure. Patterns of spending and employment among suppliers and employee households often vary over time and from one region to another. DTA used the web application of the Impact Analysis for Planning ("IMPLAN") economic modeling system for its analysis. IMPLAN is a nationally recognized input-output model that can be used to estimate the impacts of new development on the economy through the use of an economic multiplier analysis that is applied to individual counties (e.g., Orange County). The IMPLAN model can be envisioned simply as a large spreadsheet with hundreds of industries (plus the household sector) arrayed across the top as producers and the same industries and households listed down the side as consumers. Each million dollars (output) in spending by any one consumer (i.e., the Project) is allocated across the producing industries from which it buys goods and services. These producing industries, in turn, spend money buying goods and services from their own distinct sets of suppliers. Thus, the IMPLAN multiplier model allows one to gauge the effect of each dollar expended by an industry as it diffuses through a regional economy. Furthermore, it allows one to translate the overall regional impact of spending into jobs and employee compensation. Please refer to Figure 3 for a graphical representation of the multiplier effect. The multiplier factors available to determine indirect/induced impacts are intended to reflect impacts for entire areas within the County. City of Santa Ana September 27, 2023 Economic Impacts Resulting from the Proposed Related Bristol Specific Plan Exhibit 10 3 Figure 3: Multiplier Effect of Project Expenditures Outside Purchases Outside Labor Outside FAA Source: Northern Economics, Inc. 2011. C Economic Impact Definition "Employment" follows the same definition as the U.S. Bureau of Economic Analysis' regional economic accounts and U.S. Bureau of Labor Statistics' Census of Employment and Wages data, which is the full-time/part-time annual average. Thus, one (1) job lasting 12 months is equivalent to two (2) jobs lasting 6 months each or four (4) jobs lasting 3 months each. In terms of a typical IMPLAN analysis, a job that lasts 6 months would be considered 1/2 (0.50) of a job, while one that lasts 3 months would be considered 1/4 (0.25) of a job. Notably, IMPLAN's analysis normally includes both full-time equivalent ("FTE") jobs and part-time jobs, which can overstate the number of FTE jobs generated by a development project. In order to compensate for that factor, DTA applies a discounting factor provided by IMPLAN that varies by industry and can be used to reduce the number of direct jobs generated by IMPLAN in our Study so that it represents the equivalent of the number of FTE direct jobs. The indirect and induced full-time/part-time job estimates for the Project were derived by DTA utilizing the IMPLAN Study Model. While the specific location of the additional indirect jobs created within the County and City cannot be definitively determined, experience and modeling indicate that a large percentage of these jobs will be support service jobs. These jobs are also likely to be located close to the Project and, therefore, within the County itself, with an estimated 50% of those jobs to be located within the City. Similarly, the Project's jobs will lead to more consumer spending by employees patronizing existing retail establishments within the County and City, as well as new retail development that will be attracted to the County and City as a result of this spending. Job creation also results in increased tax revenues to the County and City through increased property taxes and sales taxes related to this new development. City of Santa Ana September 27, 2023 Economic Impacts Resulting from the Proposed Related Bristol Specific Plan Exhibit 10 4 However, because of potential differences in the timing of the build -out of the Project, the number of employees summarized above will likely not be realized at the same time. Notably, it is possible that the build -out of the Project will occur over more than one year and the demand for some elements of the Project may fluctuate over time. "Total Economic Output" represents the total value of all goods and/or services produced throughout a designated economy during a specified period of time, including Labor Income, Other Value Added, and the cost of Intermediate Inputs. Each of these components are defined below. "Labor Income" includes employee compensation (wages and benefits) and payments received by self-employed individuals and unincorporated business owners; "Other Value Added" encompasses other property income, such as the consumption of capital investment, profits, royalties, dividends, interest impacts, and taxes on production and imports; and "Intermediate Inputs" include purchases of non -durable goods and services used for the production of other goods and services within a project, rather than for final consumption. Intermediate Inputs equal the Total Economic Output minus the sum of Labor Income and Other Value Added. Similar to the indirect and induced job estimates, the specific location of the additional indirect and induced Labor Income, Other Value Added, and Intermediate Inputs created within the County and City cannot be definitively determined. Since 50% of the additional indirect and induced jobs are assumed to be located close to the Project and within the City as previously discussed, DTA estimated that 50% of those additional indirect and induced economic outputs will be located within the City. D One-time Economic Impacts of the Project As reflected in Table 2, the one-time economic impacts from the construction of the Project on the City will be significant. First, the Project is anticipated to create 13,869 FTE construction jobs on -site during its overall construction period. In addition, the Project is expected to generate 2,965 indirect and induced full-time/part-time jobs off -site within the City, for a total of 16,834 one-time jobs within the City. The total Labor Income associated with these added employees will equal $1,269.1 billion directly on -site, plus $210.6 million off -site but within the City, for a total increase in Labor Income of $1.5 billion Citywide on a one-time basis. Finally, adding in $526.6 million in Other Value -Added revenues and $667.3 million in Intermediate Inputs yields a total one-time Citywide economic output for the Project of $2.67 billion, which represents a significant boost for construction within the City. Notably, the one-time construction output represents the aggregate outputs generated during the overall Project construction period, which could span over more than one year. Please see Attachment 1-A of this memorandum for the projected one-time economic impacts generated by each phase of the Project construction. City of Santa Ana Economic Impacts Resulting from the Proposed Related Bristol Specific Plan Exhibit 10 September 27, 2023 /5 Table 2: Project's One-Time/Construction Impacts on the City (DTA EIA) •Impacts Employment 13,869 2,965 16,834 Overall Economic Output $2,091,942,500 $581,697,147 $2,673,639,647 Labor Income $1,269,139,520 $210,631,484 $1,479,771,004 Other Value Added $370,036,466 $156,577,043 $526,613,510 Intermediate Inputs $452,766,514 $214,488,620 $667,255,134 Note: All numbers are subject to rounding. The Related EIA estimated aggregate one-time economic impacts of $2,863,156,000 on the City, approximately 7% greater than DTA's projection. The difference in the impact projection may be attributable to small variations in the IMPLAN economic data set and location assumptions for indirect/induced impacts utilized in Related EIA, as compared with the DTA EIA. But overall, the results of the Related EIA regarding economic impacts of the Project were very close to those determined in the DTA EIA., E Recurring Economic Impacts of the Project As shown in Table 3, the annual recurring economic impacts of the Project on the City will be substantial. First, the Project is anticipated to create 1,302 permanent FTE jobs on -site. In addition, the Project is expected to generate 284 permanent recurring indirect and induced full-time/part-time jobs off -site within the City, for a total of 1,586 jobs. As the City's total current workforce consists of 141,543 employees, FTE and part-time employees holding these additional jobs will constitute a 1.12% increase in the size of the City's current workforce. The total Labor Income associated with these new jobs will equal $71.2 million generated annually directly on -site, plus $21.5 million off -site Citywide, for a total increase in Labor Income of $92.7 million annually within the City. Finally, adding in $159.8 million in Other Value -Added revenues and $84.8 million in Intermediate Inputs yields a total recurring Citywide economic output of $337.2 million per year from the Project, which represents a considerable boost to the City's economy. Please see Attachment 1-B of this memorandum for the projected annual recurring economic impacts generated by each land use of the Project. Table 3: Project's Total Recurring Annual Impacts on the City (DTA EIA) ImpactsRecurring Annual Employment 1,302 284 1,586 Overall Economic Output $279,254,889 $57,963,903 $337,218,792 Labor Income $71,197,956 $21,471,254 $92,669,210 Other Value Added $145,851,647 $13,917,290 $159,768,937 Intermediate Inputs $62,205,285 $22,575,360 $84,780,645 Note: All numbers are subject to rounding. F Job -Housing Balance The jobs -housing balance is an indicator of the relative equilibrium between employment and housing opportunities in a given area. A positive balance between jobs and housing has a beneficial impact on a municipality by decreasing costs associated with commuting City of Santa Ana Economic Impacts Resulting from the Proposed Related Bristol Specific Plan Exhibit 10 September 2Z 2023 6 and traffic congestion. It also reduces commute times, improves local social, cultural and family involvement, provides a more attractive work/life balance to residents, and generates savings to local public agencies in terms of the need to construct and maintain new road improvements and other facilities. As reflected in Table 4 and Figure 4, the City's current ratio of jobs within the City as compared with the number of housing units Citywide is 1.725, as compared with a Statewide average of 1.260. The addition of 1,586 new jobs through the construction of the Project would decrease the jobs/housing ratio modestly to 1.664, as the 3,750 new housing units incorporated in the Project are greater than the 1,586 permanent recurring jobs to be generated by the Project. As noted previously, the Related EIA did not evaluate the permanent recurring economic impacts of the Project, so no comparison with the DTA EIA was necessary. Table 4: Pre -Project and Post -Project Jobs -Housing Balance (DTA EIA) L Number of Jobs 141,5431 143,129 18,536,600 Number of Housing Units 82,058 86,008 14,711,648 Existingz 82,058 82,058 14,707,698 New N/A 3,750 3,750 Jobs -Housing Balance 1.725 1.664 1.260 Figure 4: Pre -Project and Post -Project Jobs -Housing Balance 2.000 1.500 1.725 1,000 a.5a0 ❑.00❑ 1.664 L260 Pre -Project Post -Project Statewide Citywide Citywide If you have any further questions regarding any of the issues raised in this memorandum, please feel free to contact David Taussig or Jerry Wen at (800) 969-4DTA. Enclosures: 1. Attachment 1 - DTA EIA 1 Spotlight by Environics Analytics, Employment Profiles by NAICS Code 2022. a Labor Market Information Division, State of California Employment Development Department. City of Santa Ana September 27, 2023 Economic Impacts Resulting from the Proposed Related Bristol Specific Plan Exhibit 10 7 ATTACHMENT 1 City of Santa Ana Related Bristol Specific Plan DTA ECONOMIC IMPACT ANALYSIS ("DTA EIA") Exhibit 10 ta WWW.v]aANCEDTA.COM Attachment 1-A Proposed Related Bristol Specific Plan City of Santa Ana One-time Economic Impact (2023$) J��abor income WImpactEmploymentOutput Ag ErAnIQU99— her Value Intermediate Added Expenditures L: Phase One Construction County 9,288.37 $85,336 $792,630,738 $307,850,304 $437,283,809 $1,537,764,851 Direct 6,484.00 $91,293 $591,945,261 $159,179,588 $231,967,651 $983,092,500 Indirect 702.98 $82,561 $58,039,101 $37,315,961 $57,991,211 $153,346,273 Induced 2,101.39 $67,882 $142,646,376 $111,354,755 $147,324,947 $401,326,078 City 7,886.19 $87,785 $692,288,000 $233,514,946 $334,625,730 $1,260,428,675 Direct 6,484.00 $91,293 $591,945,261 $159,179,588 $231,967,651 $983,092,500 Indirect' 351.49 $82,561 $29,019,550 $18,657,980 $28,995,606 $76,673,136 Induced' 1,050.70 $67,882 $71,323,188 $55,677,378 $73,662,473 $200,663,039 Phase Two Construction County 3,934.69 $85,406 $336,045,553 $138,560,692 $170,052,609 $644,658,854 Direct 2,761.00 $91,631 $252,993,035 $76,709,353 $85,689,112 $415,391,500 Indirect 282.77 $79,837 $22,574,996 $14,640,658 $21,902,382 $59,118,037 Induced 890.93 $67,882 $60,477,522 $47,210,680 $62,461,114 $170,149,317 City 3,347.85 $87,973 $294,519,294 $107,635,022 $127,870,860 $530,025,177 Direct 2,761.00 $91,631 $252,993,035 $76,709,353 $85,689,112 $415,391,500 Indirect' 141.38 $79,837 $11,287,498 $7,320,329 $10,951,191 $29,559,019 Induced' 445.46 $67,882 $30,238,761 $23,605,340 $31,230,557 $85,074,658 Phase Three Construction County 6,576.12 $85,419 $561,726,197 $236,779,557 $274,407,336 $1,072,913,090 Direct 4,624.00 $91,739 $424,201,223 $134,147,526 $135,109,751 $693,458,500 Indirect 462.86 $78,710 $36,431,570 $23,715,422 $34,888,419 $95,035,410 Induced 1,489.26 $67,882 $101,093,404 $78,916,609 $104,409,167 $284,419,180 City 5,600.06 $88,028 $492,963,710 $185,463,541 $204,758,544 $883,185,795 Direct 4,624.00 $91,739 $424,201,223 $134,147,526 $135,109,751 $693,458,500 Indirect' 231.43 $78,710 $18,215,785 $11,857,711 $17,444,209 $47,517,705 Induced' 744.63 $67,882 $50,546,702 $39,458,305 $52,204,583 $142,209,590 Grand Total - County 19,799.18 $85,377 $1,690,402,488 $683,190,553 $881,743,754 $3,255,336,795 Grand Total - City 16,834.09 $87,903 $1,479,771,004 $526,613,510 $667,255,134 $2,673,639,647 ' Assumes 50% of County's indirect/induced impacts will be created within the City. Exhibit 10 Page 1 of 1 ta WWW. F] PJ A N C E DTA.0 OM Attachment 1-B Proposed Related Bristol Specific Plan City of Santa Ana Recurring Economic Impact (2023$) Land Use/ ... Impact Employment Per Aggregate Addedj L AIL .. - Expenditures Total Output Senior Living County 167.37 $66,601 $11,146,788 $3,571,752 $7,130,751 $21,849,292 Direct 116.00 $65,956 $7,650,917 $1,313,398 $3,515,686 $12,480,000 Indirect 22.65 $68,204 $1,544,500 $732,559 $1,600,041 $3,877,101 Induced 28.72 $67,941 $1,951,371 $1,525,796 $2,015,024 $5,492,191 City 141.68 $66,337 $9,398,852 $2,442,575 $5,323,219 $17,164,646 Direct 116.00 $65,956 $7,650,917 $1,313,398 $3,515,686 $12,480,000 Indirect' 11.32 $68,204 $772,250 $366,280 $800,021 $1,938,550 Induced' 14.36 $67,941 $975,685 $762,898 $1,007,512 $2,746,096 Apartment County 215.76 $70,613 $15,235,848 $121,812,613 $12,632,928 $149,681,389 Direct 148.00 $66,100 $9,782,733 $118,195,758 $7,021,509 $135,000,000 Indirect 25.61 $101,386 $2,596,123 $1,393,560 $2,659,746 $6,649,429 Induced 42.16 $67,768 $2,856,992 $2,223,295 $2,951,673 $8,031,960 City 181.88 $68,777 $12,509,290 $120,004,186 $9,827,218 $142,340,695 Direct 148.00 $66,100 $9,782,733 $118,195,758 $7,021,509 $135,000,000 Indirect' 12.80 $101,386 $1,298,062 $696,780 $1,329,873 $3,324,715 Induced' 21.08 $67,768 $1,428,496 $1,111,648 $1,475,836 $4,015,980 Grocery County 183.96 $60,600 $11,148,053 $5,520,489 $9,188,286 $25,856,828 Direct 131.00 $55,683 $7,294,535 $2,964,762 $5,066,613 $15,325,910 Indirect 23.19 $79,013 $1,832,458 $977,515 $2,034,397 $4,844,370 Induced 29.77 $67,893 $2,021,059 $1,578,212 $2,087,276 $5,686,548 City 157.48 $58,555 $9,221,294 $4,242,625 $7,127,449 $20,591,369 Direct 131.00 $55,683 $7,294,535 $2,964,762 $5,066,613 $15,325,910 Indirect' 11.60 $79,013 $916,229 $488,758 $1,017,198 $2,422,185 Induced' 14.88 $67,893 $1,010,530 $789,106 $1,043,638 $2,843,274 Fitness County 17.45 $47,897 $835,925 $335,010 $819,194 $1,990,129 Direct 13.00 $39,423 $512,503 $106,773 $444,400 $1,063,676 Indirect 2.28 $77,113 $176,002 $112,999 $222,560 $511,561 Induced 2.17 $67,931 $147,420 $115,238 $152,234 $414,892 City 15.23 $44,280 $674,214 $220,892 $631,797 $1,526,903 Direct 13.00 $39,423 $512,503 $106,773 $444,400 $1,063,676 Indirect' 1.14 $77,113 $88,001 $56,499 $111,280 $255,780 Induced' 1.09 $67,931 $73,710 $57,619 $76,117 $207,446 Exhibit 10 Page 1 of 3 ta WWW. F] PJ A N C E DTA.0 OM Attachment 1-B Proposed Related Bristol Specific Plan City of Santa Ana Recurring Economic Impact (2023$) Land Use/ RMLabor Income Wr Other Value Intermediate EmploymentImpact Output Aggregate Added Expenditures Employee Full -Service Restaurant County 282.66 $55,215 $15,607,045 $7,936,087 $15,408,912 $38,952,044 Direct 205.00 $46,578 $9,548,505 $4,077,201 $9,124,294 $22,750,000 Indirect 36.75 $89,265 $3,280,317 $1,688,322 $3,415,525 $8,384,164 Induced 40.91 $67,912 $2,778,223 $2,170,564 $2,869,094 $7,817,880 City 243.83 $51,584 $12,577,775 $6,006,644 $12,266,603 $30,851,022 Direct 205.00 $46,578 $9,548,505 $4,077,201 $9,124,294 $22,750,000 Indirect' 18.37 $89,265 $1,640,158 $844,161 $1,707,762 $4,192,082 Induced' 20.45 $67,912 $1,389,111 $1,085,282 $1,434,547 $3,908,940 Quick -Service Restaurant County 507.07 $53,405 $27,079,721 $17,168,095 $38,086,559 $82,334,374 Direct 341.00 $41,940 $14,301,586 $8,853,328 $24,095,086 $47,250,000 Indirect 94.75 $83,756 $7,935,672 $4,532,746 $8,990,442 $21,458,860 Induced 71.32 $67,899 $4,842,462 $3,782,021 $5,001,031 $13,625,514 City 424.03 $48,795 $20,690,654 $13,010,711 $31,090,822 $64,792,187 Direct 341.00 $41,940 $14,301,586 $8,853,328 $24,095,086 $47,250,000 Indirect' 47.37 $83,756 $3,967,836 $2,266,373 $4,495,221 $10,729,430 Induced' 35.66 $67,899 $2,421,231 $1,891,010 $2,500,516 $6,812,757 Neighborhood Retail County 114.98 $58,598 $6,737,583 $3,811,706 $5,786,156 $16,335,445 Direct 83.00 $50,496 $4,191,198 $2,288,355 $3,266,795 $9,746,348 Indirect 14.58 $93,550 $1,364,252 $598,774 $1,298,703 $3,261,729 Induced 17.40 $67,951 $1,182,133 $924,576 $1,220,658 $3,327,368 City 98.99 $55,201 $5,464,390 $3,050,031 $4,526,476 $13,040,896 Direct 83.00 $50,496 $4,191,198 $2,288,355 $3,266,795 $9,746,348 Indirect' 7.29 $93,550 $682,126 $299,387 $649,351 $1,630,865 Induced' 8.70 $67,951 $591,066 $462,288 $610,329 $1,663,684 Neighborhood Services County 254.56 $73,787 $18,783,249 $7,010,022 $10,749,019 $36,542,290 Direct 182.00 $73,642 $13,402,932 $3,358,441 $5,238,627 $22,000,000 Indirect 23.69 $86,996 $2,061,183 $1,057,700 $2,082,796 $5,201,679 Induced 48.87 $67,922 $3,319,133 $2,593,881 $3,427,596 $9,340,610 City 218.28 $73,727 $16,093,090 $5,184,231 $7,993,823 $29,271,145 Direct 182.00 $73,642 $13,402,932 $3,358,441 $5,238,627 $22,000,000 Indirect' 11.85 $86,996 $1,030,592 $528,850 $1,041,398 $2,600,840 Induced' 24.43 $67,922 $1,659,567 $1,296,940 $1,713,798 $4,670,305 Exhibit 10 Page 2 of 3 ta WWW. F] PJ A N C E DTA.0 OM Attachment 1-B Proposed Related Bristol Specific Plan City of Santa Ana Recurring Economic Impact (2023$) Land Use/ qWLabor Income Wr Other Value Intermediate Impact Employment 'W Per Aggregate Added Expenditures Total Output L jMbMM Employee Hotel County 125.61 $60,235 $7,566,253 $6,520,453 $7,554,198 $21,640,905 Direct 83.00 $54,374 $4,513,047 $4,693,632 $4,432,276 $13,638,955 Indirect 22.92 $74,838 $1,715,471 $780,941 $1,740,536 $4,236,948 Induced 19.69 $67,938 $1,337,735 $1,045,880 $1,381,386 $3,765,002 City 104.31 $57,903 $6,039,650 $5,607,042 $5,993,237 $17,639,930 Direct 83.00 $54,374 $4,513,047 $4,693,632 $4,432,276 $13,638,955 Indirect 11.46 $74,838 $857,736 $390,471 $870,268 $2,118,474 Induced 9.85 $67,938 $668,867 $522,940 $690,693 $1,882,501 Grand Total - County 1,869.42 1 $61,057 1$114,140,464 1 $173,686,227 1$107,356,004 1 $395,182,695 Grand Total - City 740.10 1 $59,967 1 $44,381,426 1 $159,768,937 1 $84,780,645 1 $337,218,792 1 Assumes 50% of County's indirect/induced impacts will be created within the City. Exhibit 10 Page 3 of 3 dta www.FinanceDTA.com SUMMARY MEMORANDUM September 27, 2023 To: Jeremy Krout, EPD Solutions From: David Taussig and Jerry Wen, DTA Subject: Fiscal Impacts Resulting from the Proposed Related Bristol Specific Plan The intent of this memorandum is to provide a peer review of a fiscal impact analysis ("FIA") prepared on behalf of Related California ("Related") for its proposed Related Bristol Specific Plan (the "Specific Plan," or the "Project") being proposed in the City of Santa Ana (the "City"), located in the County of Orange, California (the "County"). Related submitted an FIA (the "Related FIA") to the City dated February 7, 2023, that was prepared by The Natelson Dale Group, Inc., to evaluate the projected fiscal impact to the City's General Fund that would result from the development of the Project. EPD Solutions has engaged DTA on behalf of the City to peer review the Related FIA. As part of its review process, DTA prepared its own FIA (the "DTA FIA") to evaluate the conclusions presented in the Related FIA. The specific purpose of the DTA FIA is (i) to determine whether the Project will generate sufficient revenues to cover the costs of all of the public services typically financed by the City's General Fund and (ii) to summarize the major differences between the assumptions utilized and the conclusions reached by the two FIAs. For purposes of this memorandum, DTA focused on the fiscal impacts of the proposed Project, rather than the fiscal impacts of the existing development on the Project site. A Description of the Project Site and Project Use As depicted in Figure 1, the 41.1-acre Project site located at 3600 South Bristol Street is currently the site of 465,063 existing building square feet ("BSF") of predominately retail and restaurant uses, with some medical office, financial, and fitness uses. Figure 1: Project Site VA m • r .COAST - PLA2A V E�iA GE 1 Sunflower Ave ' 'o rL 2 i' pit Exhibit 10 Irvine San Jose San Francisco Riverside Dallas Houston Raleigh Tampa Related proposed the Specific Plan to replace the existing General Commercial ("C2") and Regional Commercial ("CR") zoning on the Project site, demolish the existing shopping center and related infrastructure, and redevelop the Project site into a mixed -use development of for -rent residential units, retail and service uses, and a hotel. A summary of the proposed land uses and their respective associated residential dwelling unit and non- residential square footage parameters within the Project are listed below in Table 1. Table 1: Proposed Land Uses for the Project Residential Land Uses 3,950 DUs Senior Living 200 DUs Apartments 3,750 DUs Non -Residential Land Uses 350,000 BSF/2S0 RMs Grocery 50,000 BSF Fitness 45,000 BSF Restaurant 70,000 BSF Neighborhood Retail 75,000 BSF Neighborhood Services 110,000 BSF Hotel 250 RMs B Analytic Methodology and Assumptions Notably, only recurring revenues and costs are analyzed in both of the FIAs. Costs that are considered non -recurring, such as capital expenditures, are excluded from both analyses. This is because new development is generally required to construct its own new capital improvements, such as roads or parks, or pay Development Impact Fees ("DIFs") that enable the City or some other developer to construct these improvements. As capital construction costs and DIFs are considered to be "one-time" costs that will not recur, there is no expectation that new development will need to pay for these capital expenditures or DIFs a second time. In sum, the FIAs reflect the projected recurring annual fiscal deficit or fiscal surplus to the City's General Fund that will result from the development of the Project. Unless otherwise noted in the text below, DTA utilized many of the same analytical assumptions that were employed in the Related FIA. DTA has not, to date, been provided with an alternative set of Project land uses, residential rents, product absorption schedules or other assumptions that contradict some of the Related FIA's assumptions. As such, DTA included most of these Related FIA assumptions in the DTA FIA. If City staff questions any of these assumptions, DTA could revise its fiscal analysis to reflect other assumptions that the City feels are more realistic. However, the DTA FIA did identify some assumptions in the Related FIA that might be questionable, and these assumptions were modified for purposes of the DTA FIA, thereby resulting in a significantly smaller Project annual fiscal surplus as compared with the Related FIA. Listed below are the revisions incorporated in the DTA FIA that varied from those employed in the Related FIA. City of Santa Ana Fiscal Impacts Resulting from the Proposed Related Bristol Specific Plan Exhibit 10 September 2Z 2023 2 General Fund Budget: In analyzing the City's General Fund budget, the Related FIA calculated the average revenues/costs per Person Served based on the Fiscal Year ("FY") 2021-22 General Fund budget. As the City's General Fund budget for FY 2022-23 is now available, DTA analyzed the costs and revenues in the latter budget, which represents an update of the budget utilized in the Related FIA Discounted Revenues: The Related FIA made assumptions regarding fixed costs versus variable costs in the City's General Fund budget, based on the premise that certain portions of the City's expenditures are fixed costs that will not vary based on the development of the Project, while other portions of the City's expenditures are variable and will increase as a result of the Project. On the other hand, the Related FIA chose not to discount any General Fund revenues, and therefore did not incorporate potential discounts in revenues that are unlikely to grow on a 1 to 1 basis with the Project's development. DTA took a more realistic approach by applying 15% to 90% discount rates to various General Fund revenues to estimate the ratio of fixed revenues, such as franchise fees and businesses licenses. In addition, a 100% discount was applied to money and property use revenues, miscellaneous revenues, and the commercial cannabis tax, as these revenues are not anticipated to increase significantly as a result of the construction of the Project. The revenue discounts applied in the DTA FIA are listed in Attachment 1-A of this memorandum. As noted previously, these discounted revenue assumptions differ from the revenue assumptions made within the Related FIA, as no City General Fund revenue streams were discounted in the Related FIA. Intergovernmental Revenues: DTA applied a 100% discount to the intergovernmental revenues received by the City. Based on DTA's experience, the allotment of intergovernmental revenues generally involves complex socioeconomic and demographic factors that are difficult to forecast and often have no relationship to the amount of new development that is being constructed. General Government Overhead Costs: As listed in Attachment 1-K the marginal increase in the general government overhead costs associated with the additional non -general government expenditures incurred by new development is assumed to be 75%, which means a 25% discount was applied to these overhead costs. Discounting Expenditures: Certain service costs are not expected to increase one-to-one with new development. Thus, a 15% discount rate was applied to various General Fund expenditures to reflect the estimated ratio of fixed expenditures (not impacted by future development) to variable expenditures, as reflected in Attachment 1-B. Notably, DTA has conservatively assumed that no discount factors would be applied to public safety and public works expenditures as a result of the Project. In contrast, the Related FIA applied 10% to 40% discount rates to these expenditures, as well as others. The validity of these DTA's discounts versus Related's discounts could be analyzed by City staff to ensure that they are properly assigned to the City's costs. City of Santa Ana September 27, 2023 Fiscal Impacts Resulting from the Proposed Related Bristol Specific Plan Exhibit 10 3 Residential Population: For apartment and senior housing development, the Related FIA assumed an average household size of 1.73 and 1.50 persons respectively, without citing the source of those metrics. As detailed in Attachment 1-C, DTA utilized the following metrics in estimating the residential population for the Project at its build -out. Apartments: Household size for residential use generally correlates with its dwelling size. The Capital Facilities Capacity Charges ("CFCC") for the Orange County Sanitation District established a base charge of $5,719 for a three -bedroom single-family home, with the rates for other residential uses adjusted by their respective dwelling size as compared to a typical three -bedroom single-family home. Assuming that the apartments will be comprised of 50% two - bedroom units, 25% three -bedroom units and 25% studio units, the blended CFCC rate is estimated at $3,174, which is 55.5% of the base rate. According to the California Department of Finance, the average household size in the City is estimated at 3.72 as of January 1, 2023. Applying the 55.5% factor to the current Citywide average household yields an estimated average household size of 2.06 persons for the Project's apartments. Senior Housing: According to the Administration for Community Living, a division within the U.S. Department of Health and Human Services, 69% of seniors live with their spouse, with the remaining 31% living alone. Based on those ratios, the average household size for a senior housing unit is estimated at 1.69 persons. Hotel Guests: DTA conservatively included daily hotel guests as part of the Persons Served population when estimating the City's public safety costs related to the Project. A hotel guest is typically assumed to be equivalent to 50% of a resident, given that they would spend only 8 active hours in the City per day versus a resident who is active for 16 hours per day. Tax Sharing (Secured Property Taxes): Property tax revenue estimates were derived using apportionment factors provided by the County Auditor - Controller as applied to the general 1% ad valorem property tax levy. As presented in Attachment 1-D, total secured property tax revenues received by the City from the proposed Project will equal approximately 19.08% of the basic 1% ad valorem tax rate [Proposition ("Prop") 131, net of the projected Education Revenue Augmentation Fund ("ERAF") property tax shifts. The Related FIA utilized an allocation factor of 19.3%. Property Tax In Lieu of Vehicle License Fees ("VLFs'T Per California Revenue and Taxation Code S�97.70, the property tax in lieu of VLF amount now increases in proportion to the growth rate of the Citywide gross assessed valuation of taxable property from the prior fiscal year. As listed in Attachment 1-D, property taxes in lieu of VLF revenues constitute an addition to other property tax apportionments and were calculated for the purposes City of Santa Ana September 27, 2023 Fiscal Impacts Resulting from the Proposed Related Bristol Specific Plan Exhibit 10 4 of DTA FIA at $1.23 per $1,000 increase in assessed valuation on a Citywide basis, whereas the Related FIA assumed $0.96 per $1,000 increase. Taxable Sales per BSF: The Related FIA estimated average taxable sales of $400 per BSF for retail commercial uses. Given that fitness and neighborhood service uses will generate a de minimis amount of taxable sale receipts, and that only approximately 35% of grocery store sales are taxable, DTA utilized the following metrics in calculating taxable sale receipts as listed in Attachment 1-E. Grocery: A taxable sales of $315 per BSF is utilized based on the gross sales of $900 per BSF and 35% of such sales being taxable. Restaurant: A taxable sales factor of $1,000 per BSF is utilized assuming that restaurant use will be comprised of an equal percentage of fast -service and full -service restaurants, with fast - service and full -service restaurants generating $1,350 and $650 taxable sales per BSF, respectively. Neighborhood Retail: Based on the market research performed by DTA, a taxable sale of $400 per BSF is utilized. Indirect Sales Tax: As detailed in Attachment 1-E, DTA utilized the 2021 Consumer Expenditure Survey published by the U.S. Bureau of Labor Statistics to estimate the annual household taxable retail spending, and the Office Worker Retail Spending in a Digital Age published by ICSC to estimate the annual spending on lunch by on -site employees. The Related FIA did not provide details on the source of the taxable sales receipts generated by on - site residents and employees that were utilized in their FIA. Measure X Sales Tax: In November 2018, the City's voters approved Measure X, a local 1.5% sales tax rate that became effective April 1, 2019, to provide funding for neighborhood safety, homeless prevention, and essential City services enhancement. Measure X rate will decrease to 1% in 2029 and sunset in 2039. Given that build -out of the Project is expected to occur after 2029, DTA assumed that the revenues to be provided by the Measure X sales tax at the Project's build -out will only be 1%. In contrast, the Related FIA utilized the current 1.5% rate for its Measure X sales tax projections at buildout. C FIA Conclusion Comparison As listed in Table 1, the overall net fiscal impact associated with the Project's build -out is projected to generate an annual recurring fiscal surplus to the City's General Fund under both the Related FIA and DTA FIA. However, DTA methodology projects a significantly lower annual recurring fiscal surplus of $3,394,298 per year, versus the Related FIA's recurring fiscal surplus of $8,768,999 per year. The Related FIA actually projects a surplus of over $10,710,000 annually in its Executive Summary (Table 2-1) and its Net Fiscal Impact Table (Table 3-1), but DTA took the liberty of increasing police department costs in the Related FIA from $176,498 to $2,117,587, as the latter figure was listed as the total Project police costs in Table A-15b of the Related FIA, but then was replaced by a much lower figure ($176,498) in the tables in which net fiscal impacts were calculated. DTA assumed that the City of Santa Ana September 27, 2023 Fiscal Impacts Resulting from the Proposed Related Bristol Specific Plan Exhibit 10 5 use of the much lower cost estimate for police services in the Related FIA was probably based on an analysis error. Table 1: Comparison of Project's Net Fiscal Impacts in Related FIA Versus DTA FIA Recurring General Fund Revenues Secured Property Tax $3,901,013 $3,856,860 ($44,153) Property Transfer Tax $76,706 $76,707 $1 Property Tax In Lieu of Vehicle License Fee $1,938,257 $2,359,024 $420,767 Direct Sales Tax $3,500,000 $1,521,111 ($1,978,889) Indirect Sales Tax $805,729 $504,963 ($300,766) Transient Occupancy Tax $1,899,095 $1,899,095 $0 Utility User's Tax Not Included $697,867 $697,867 Business Licenses $133,043 $142,507 $9,464 Franchise Fees $231,100 $223,081 ($8,019) Charges for Services $284,429 $204,276 ($80,153) Licenses and Permits $115,987 $36,899 ($79,088) Fines and Forfeitures $109,703 $111,141 $1,438 Adult -Use Retail Business Cannabis Tax Not Included $45,503 $45,503 Medical Marijuana Taxes Not Included $2,040 $2,040 Intergovernmental 160,109 $0 ($160,109) Miscellaneous $147,762 $0 ($147,762) Investment Income Not Included $10,041 $10,041 Total Recurring Revenues $13,302,933 $11,691,114 ($1,611,818) Recurring General Fund Expenditures in - Police Department $2,117,5871 $3,522,628 $1,405,041 Fire Department $879,670 $1,331,278 $451,608 Public Works $178,495 $1,162,236 $983,741 Park, Recreation b Community Services $440,846 $276,301 ($164,545) Community Development $44,287 $161,700 $117,413 Library b Museum $138,906 $187,689 $48,783 General Government $734,143 $1,655,034 $920,891 Total Recurring Expenditures $4,533,9341 $8,296,866 $3,762,932 Net Fiscal Impact to General Fund Total Annual Recurring Surplus/(Deficit) $8,768,9991 $3,394,248 ($5,374,751) Total Annual Revenue/Expenditure Ratio 2.93 1.41 N/A Note: 1 The total recurring General Fund expenditures and net fiscal impact listed in the Related FIA appeared to be incorrect due to an apparent mistaken entry in the projected police expenditures row of the Net Fiscal Impact Table ($2,117,587 in Table A-15b vs. $176,498, with the latter number actually representing the projected expenditures the City's Planning and Building Agency, as listed in many of the Related FIA's tables). City of Santa Ana Fiscal Impacts Resulting from the Proposed Related Bristol Specific Plan Exhibit 10 September 27, 2023 6 D Fiscal Impact of Sunset of Measure X Sales Tax As discussed in Section B, above, the Measure X sales tax will expire in 2039 unless it is put to another vote by the City in that year. However, based on the DTA FIA's calculations, the Project is still anticipated to generate an annual recurring fiscal surplus of $2,518,778 even if Measure X is no longer in effect. If you have any further questions regarding the issues raised in this memorandum, please feel free to contact David Taussig or Jerry Wen at (800) 969-4DTA. Enclosures: 1. Attachment 1 - DTA FIA City of Santa Ana Fiscal Impacts Resulting from the Proposed Related Bristol Specific Plan Exhibit 10 September 27, 2023 7 ATTACHMENT 1 City of Santa Ana Related Bristol Specific Plan DTA FISCAL IMPACT ANALYSIS ("DTA FIA") Exhibit 10 ATTACHMENT 1-A SANTA ANA, CALIFORNIA: RELATED BRISTOL SPECIFIC PLAN CITY FUND REVENUES (BY TYPE) I Demographics and Other Data 2023 Estimated City Population [1] 299,630 2023 Estimated City Employees [2] 141,545 2023 Persons Served Population [3] 370,403 Notes: [1] California Department of Finance, Housing and Population Information, January 1, 2023. [2] Environics Analytics, EmploymentProfiles by NAICS Codes 2023 for the City of Santa Ana. [3] Assumes City population plus 50% of employees. II City Revenue Sources (by Type) Total RevenuAes Revenue Type _AR'Bas� Fiscal Impact Fiscal Impact t Tax Revenue $243,978,100 Persons Served $0.00 Property Tax - Exclude In -Lieu of VLF $44,493,000 Recurring Case Study 0% NA Transient Occupancy Taxes $8,500,000 Recurring Case Study 0% NA Utility Users Tax $24,400,000 Recurring Case Study 0% NA Sales Tax $64,550,000 Recurring Case Study 0% NA Prop 172 Sales Tax $2,718,100 Recurring Case Study 0% NA Measure X Sales Tax $88,102,000 Recurring Case Study 0% NA Documentary Stamp Tax $1,085,000 Recurring Case Study 0% NA Santa Ana Residual $10,130,000 Recurring Case Study 0% NA Business Licenses $15,000,000 Recurring Per Employee 15% $90.08 Franchise Fees $10,960,100 Recurring Persons Served 15% $25.15 Interest Income $475,000 Recurring Case Study 0% NA Charges for Services $10,036,300 Recurring Persons Served 15% $23.03 Building/Planning/Engineering Fees $8,048,600 Recurring NA 100% NA Licenses and Permits $1,814,680 Recurring Persons Served 15% $4.16 VLF/Property Tax Compensation $39,800,000 Recurring Case Study 0% NA Fines and Forfeitures $5,461,370 Recurring Persons Served 15% $12.53 Intergovernmental $7,183,190 Recurring NA 100% NA Use of Money and Property $16,799,710 Recurring Persons Served 100% $0.00 Other / Miscellaneous $8,375,890 Recurring Persons Served 100% $0.00 Adult -Use Retail Business Cannabis Tax $19,000,000 Recurring Persons Served 90% $5.13 Commercial Cannabis Tax $2,350,000 Recurring Persons Served 100% $0.00 Medical Marijuana Taxes $850,000 Recurring Persons Served 90% $0.23 Total Revenues $390,132,940 NA NA NA NA Total Recurring Revenues $390,132,940 NA NA NA NA Exhibit 10 ATTACHMENT 1-B SANTA ANA, CALIFORNIA: RELATED BRISTOL SPECIFIC PLAN CITY FUND EXPENDITURES (BY TYPE) I Demographics and Other Data 2023 Estimated City Population [11 299,630 2023 Estimated City Employees [21 141,545 2023 Persons Served Population [31 370,403 Notes. [11 California Department of Finance, Housing and Population Information, January 1, 2023. [21 Environics Analytics, EmploymentProfiles by NAICS Codes 2023 for the City of Santa Ana. [31 Assumes City population plus 50% of employees. II City Expenditures (by Type) 11114rotel General Government City Council $1,029,860 Recurring Case Study NA NA City Clerk's Office $1,935,720 Recurring Case Study NA NA City Manager's Office $2,904,040 Recurring Case Study NA NA City Attorney's Office $3,584,860 Recurring Case Study NA NA Planning and Building $19,545,470 Recurring Case Study NA NA Financial b Management Services $11,713,490 Recurring Case Study NA NA Human Resources $3,884,170 Recurring Case Study NA NA Non -Departmental $47,103,560 Recurring Case Study NA NA Non -General Government Police Department $142,772,990 Recurring Persons Served 0% $385.45 Fire Department $53,956,950 Recurring Persons Served 0% $145.67 Public Works $48,533,650 Recurring Persons Served 0% $131.03 Park, Recreation b Community Services $13,574,280 Recurring Persons Served 15% $31.15 Community Development $7,944,600 Recurring Persons Served 15% $18.23 Library $6,680,310 Recurring Persons Served 15% $15.33 Museum $2,542,320 Recurring Persons Served 15% $5.83 Total Expenditures $367,706,270 NA NA NA NA Total Recurring Expenditures $367,706,270 NA NA NA NA Exhibit 10 ATTACHMENT 1-C SANTA ANA, CALIFORNIA: RELATED BRISTOL SPECIFIC PLAN LAND USE AND DEMOGRAPHICS SUMMARY I Developable Land Use Description A Projected Residential Land Uses Senior Living Apartment B Projected Non -Residential Land Uses Grocery Fitness Restaurant Neighborhood Retail Neighborhood Services Hotel Future Land Use Data Demographic Data I Residential Land Use Population A ProjectedResidential Land Uses Senior Living [21 Apartment [31 II Non -Residential Land Use Employee Generation A Projected Non -Residential Land Uses Grocery Fitness Restaurant Neighborhood Retail Neighborhood Services Hotel Senior Living Apartment Population and Employees (Calculations) Number of Dwelling Units ("DUs") [1) 200 3,750 Building Sq. Ft. ("BSF")/ Hotel Rooms (" RM") [1) 50,000 45,000 70,000 75,000 110,000 250 Persons per Household 1.69 2.06 BSF/RM/DU per 141 324 BSF 324 BSF 324 BSF 324 BSF 324 BSF 1.0 RM 1.6 DU 30.0 DU I Projected Residential Population A Projected Residential Land Uses Number of DUs Residential Population Senior Living 200 339 Apartment 3,750 7,740 19 Exhibit 10 ATTACHMENT 1-C SANTA ANA, CALIFORNIA: RELATED BRISTOL SPECIFIC PLAN LAND USE AND DEMOGRAPHICS SUMMARY II Projected Direct Employees A Projected Non -Residential Land Uses Grocery Fitness Restaurant Neighborhood Retail Neighborhood Services Hotel Senior Living Apartment III Projected Daily Guests A Hotel Average Number of Guests per Room [61 Number of Hotel Rooms [71 Occupancy Rate [71 Average Daily Guests Number of BSF/RM/DU 50,000 BSF 45,000 BSF 70,000 BSF 75,000 BSF 110,000 BSF 250 RM 200 DU 3,750 DU Population and Employees (Totals) Total Direct Employee 154 139 216 231 340 250 127 125 2.5 250 86% 538 I Total Projected Residential Population 8,079 II Total Projected Direct Employees 1,582 III Total Persons Served Population [8) 8,870 IV Total Projected Daily Guests 538 V Additional Persons Served Population [91 9,139 NOTES: [11 Source: Project Proponent. [21 Based on the estimate that 69% of seniors live with their spouse/partner and 31% live alone. Source: The Administration for Community Living, a Department of Health and Human Services division. [31 Based on the average household size in the City of Santa Ana, adjusted by the average bedroom counts. Source: State of California, Department of Finance, E-5 Population and Housing Estimates for Cities, Counties and the State, January 1, 2023, and Orange County Sanitation District. [41 Source: Project Proponent. [51 Based on typical DTA baseline assumptions. [61 Source: Project Proponent. [71 An employee is typically assumed to be equivalent to 50% of a resident given they would spend [81 only eight active hours in the City per day versus a resident who is active for 16 hours per day. [91 A hotel guest is typically assumed to be equivalent to 50% of a resident given they would spend only eight active hours in the City per day versus a resident who is active for 16 hours per day. * All figures subject to rounding Exhibit 10 ATTACHMENT 1-D SANTA ANA, CALIFORNIA: RELATED BRISTOL SPECIFIC PLAN PROPERTY TAX REVENUE ANALYSIS General Property Tax Assumptions I Property Tax Allocation (as a Portion of the 1% General Property Tax Levy) (11 A Category / Code Allocated to City 121 General Fund 19.081556% Total 19.081556% Assessed Valuation Assumptions I Residential Land Uses B Senior Living Number of Units [31 200 Estimated Value per Unit [41 $650,000 Total Estimated Net Taxable Value $130,000,000 A Apartment Number of Units [31 3,750 Estimated Value per Unit [41 $450,000 Total Estimated Net Taxable Value $1,687,500,000 II Non -Residential Land Uses A Grocery Estimated Number of Sq. Ft. [31 50,000 Estimated Valuation per Sq. Ft. [41 $350 Total Estimated Net Taxable Value $17,500,000 B Fitness Estimated Number of Sq. Ft. [31 45,000 Estimated Valuation per Sq. Ft. [41 $350 Total Estimated Net Taxable Value $15,750,000 C Restaurant Estimated Number of Sq. Ft. [31 70,000 Estimated Valuation per Sq. Ft. [41 $350 Total Estimated Net Taxable Value $24,500,000 D Neighborhood Retail Estimated Number of Sq. Ft. [31 75,000 Estimated Valuation per Sq. Ft. [41 $350 Total Estimated Net Taxable Value $26,250,000 E Neighborhood Services Estimated Number of Sq. Ft. [31 110,000 Estimated Valuation per Sq. Ft. [41 $350 Total Estimated Net Taxable Value $38,500,000 F Hotel Estimated Number of Hotel Rooms [31 250 Estimated Valuation per Hotel Room [41 $325,000 Total Estimated Net Taxable Value $81,250,000 III Total Land Use Net Taxable Value $2,021,250,000 Exhibit 10 ATTACHMENT 1-D SANTA ANA, CALIFORNIA: RELATED BRISTOL SPECIFIC PLAN PROPERTY TAX REVENUE ANALYSIS Other Property Tax Revenue Assumptions I Property Tax Transfer - Assumptions [51 A Turnover Rate Residential Property 6.90% Non -Residential Property 6.90% B Other Assumptions Transfer Tax as a % of Assessed Value [61 0.11% Property Transfer Tax Passed Through to City of Santa Ana [71 50.00% II Motor Vehicle Licensing Fees - Assum ttiions Vehicle Licensing Fees per Capita NA III Property Tax In -Lieu of Vehicle License Fee - Assumptions Total City of Santa Ana Gross Assessed Value [81 $32,471,833,021 City of Santa Ana Property Tax In -Lieu of Vehicle License Fee [91 $39,800,000 Property Tax In -Lieu of Vehicle License Fee Increase per $1,000 Assessed Value $1.23 Fiscal Impact Calculation I Fiscal Impact Category Annual Fiscal Impact Amount A Secured Property Tax A.1 Projected Residential Land Uses Senior Living $248,060 Apartment $3,220,013 A.2 Projected Non -Residential Land Uses Grocery $33,393 Fitness $30,053 Restaurant $46,750 Neighborhood Retail $50,089 Neighborhood Services $73,464 Hotel $155,038 B Property Transfer Tax B.1 Projected Residential Land Uses Senior Living $4,934 Apartment $64,041 B.2 Projected Non -Residential Land Uses Grocery $664 Fitness $598 Restaurant $930 Neighborhood Retail $996 Neighborhood Services $1,461 Hotel $3,083 C Property Tax In -Lieu of Vehicle License Fee [121 Projected Residential and Non -Residential Land Uses $2,359,024 II Total Property Tax Revenues $6,292,591 Exhibit 10 ATTACHMENT 1-D SANTA ANA, CALIFORNIA: RELATED BRISTOL SPECIFIC PLAN PROPERTY TAX REVENUE ANALYSIS NOTE [11 Based on "General Fund" levy for Tax Rate Area (TRA). Data provided by the County of Orange Auditor -Controller's Office. TRA allocations adjusted for ERAF. Note, figure does not include non -General Funds. [21 Post ERAF rates based on the weighted average of the fiscal year 2022-23 rates applicable to the TRAs in the Project. Source: County of Orange Auditor -Controller Office. [31 Estimate, subject to change. [31 Please see Attachment 1-C. Subject to change. [4) Source: Project Proponent. [51 Source: Project Proponent. [61 City of Santa Ana Municipal Code 535-100 [7) Source: California Revenue b Taxation Code K1901, et seq. [8) Source: County of Orange Auditor -Controller's Office. [91 Source: City of Santa Ana Adopted Budget, Fiscal Year 2022-2023. [101 Property Tax in -lieu of Vehicle Licensing Fees applies to incremental property value. Current estimated land value of Project site of $96,580,830 excluded from calculation. * All figures subject to rounding Exhibit 10 ATTACHMENT 1-E SANTA ANA, CALIFORNIA: RELATED BRISTOL SPECIFIC PLAN SALES TAX REVENUE ANALYSIS Indirect Sales Tax Assumptions I Indirect Sales Tax Assumptions - Residential A Mortgage/Rent Assumptions A.1 Apartment Annual Rent Payment per Unit [1) $36,000 B Disposable Income Assumptions BA Senior Living Retail Taxable Expenditures [2) $16,954 B.2 Apartment Average Household Income (3:1 Income to Household Payment Ratio) $108,000 Retail Taxable Expenditures (as a % of Disposable Income) [2) 23.22% II Indirect Sales Tax Assumptions - Employee Annual Spending per Employee [3) $924 III Retail Taxable Sales Capture City of Santa Ana Retail Taxable Purchase Capture [41 25% Direct Sales Tax Assumptio I Non -Residential Direct Sales Tax Assumptions A Non -Residential Land Uses Grocery Fitness Restaurant Neighborhood Retail Neighborhood Services Hotel II Displaced Taxable Sales Displaced Existing Taxable Sales within the City of Santa Ana [61 IL I Percent to the City of Santa An City of Santa Ana Municipal Code jC35-51 Prop 172 Sales Tax [7) Measure X Sales Tax [81 Total I Fiscal Impact Category A Indirect Sales Tax A.1 Proiected Residential Land Uses Senior Living Apartment Other Sales Tax Assumptions Fiscal Impact Calculation Taxable Sales etc{. Ft / Room 151 $315.00 $0.00 $1,000.00 $400.00 $0.00 $7,528.40 15% 1.00% 0.04% 1.00% 2.04% Annual Fiscal Impact Amount $17, 311 $480,193 Exhibit 10 ATTACHMENT 1-E SANTA ANA, CALIFORNIA: RELATED BRISTOL SPECIFIC PLAN SALES TAX REVENUE ANALYSIS A.2 Employee Taxable Sales Direct Employees $7,459 B Direct Sales Tax BA Projected Non -Residential Land Uses Grocery $273,387 Fitness $0 Restaurant $1,215,055 Neighborhood Retail $0 Neighborhood Services $0 Hotel $32,669 II Total Sales Tax Revenues $2,026,074 NOTES: [11 Source: DTA Market Research. [21 Source: Bureau of Labor Statistics, 2021 Consumer Expenditure Survey [3) Based on the average spending on Fast Food/Deli/Lunch Eateries for workers with annual income between $50K and $75K. Source: "Office -Worker Retail Spending in a Digital Age," ICSC (2012). Adjusted for inflation assuming 3% annual inflation rate. [41 Source: Project Proponent. [5) Source: DTA Market Research. [6) Based on typical DTA baseline assumptions. [71 The City projects to receive approximately 8.4% of the Prop 172 sales tax receipts generated within the City, which is equivalent to 0.04% sales tax rate. Source: City of Santa Ana Adopted Budget, Fiscal Year 2022-2023. [81 Current rate is 1.5%, decreases to 1.0% in 2029, and then sunsets in 2039. * All figures subject to rounding Exhibit 10 ATTACHMENT 1-F SANTA ANA, CALIFORNIA: RELATED BRISTOL SPECIFIC PLAN TRANSIENT OCCUPANCY TAX REVENUE ANALYSIS Transient Occupancy Tax Assumptions I Hotel Assumptions [11 A Hotel Number of Hotel Rooms Room Rate (per Night) Occupancy Rate II Transient Occupancy Tax Rate Assumptions City of Santa Ana Municipal Code 5535-127 III Annual Hotel Revenue Hotel Fiscal Impact Calculation I Fiscal Impact Category A Transient Occupancy Tax Hotel II Total Transient Occupancy Tax Revenues NOTES: (11 Source: Project Proponent. * All figures subject to rounding 250 $220 86.00% 11.00% $17,264,500 Annual Fiscal Impact Amount $1,899,095 $1,899,095 Exhibit 10 ATTACHMENT 1-G SANTA ANA, CALIFORNIA: RELATED BRISTOL SPECIFIC PLAN UTILITY USER'S TAX REVENUE ANALYSIS I Telephone/Wireless A Projected Residential Land Uses Senior Living Apartment B Projected Non -Residential Land Uses Grocery Fitness Restaurant Neighborhood Retail Neighborhood Services Hotel I Electricity, Gas & Water A Projected Residential Land Uses Senior Living Apartment B Projected Non -Residential Land Uses Grocery Fitness Restaurant Neighborhood Retail Neighborhood Services Hotel Utility Cost Assumptions Per Dwelling Unit $100 $170 Per Building Sq. Ft./Room $0.04 $0.04 $0.34 $0.26 $0.18 $620.00 Per Dwelling Unit $2,197 $2,197 Per Building Sq. Ft./Room $7.45 $2.10 $10.02 $2.10 $2.10 $2,359.00 Utility User Tax Assumptions I Utility User Tax Rate Assumptions Telephone/Wireless - City of Santa Ana Municipal Code 535-155 Electricity, Gas b Water - City of Santa Ana Municipal Code 535-156, 35-157 b 35-159 I Fiscal Impact Category A Utility User's Tax - Telephone/Wireless A.1 Projected Residential Land Uses Senior Living Apartment A.2 Projected Non -Residential Land Uses Grocery Fitness Restaurant Neighborhood Retail Neighborhood Services Hotel B Utility User's Tax - Electricity, Gas b Water B.1 Projected Residential Land Uses Senior Living Apartment B.2 Projected Non -Residential Land Uses Grocery Fitness Restaurant Neighborhood Retail Neighborhood Services Hotel II Total Utility User's Tax Revenues NOTES: [11 Source: DTA Market Research. * All figures subject to rounding Fiscal Impact Calculation Exhibit 10 Aggregate $20,000 $637,500 Aaaregate $1,980 $1,980 $23,760 $19,800 $19,800 $155,000 Aggregate $439,400 $8,238,750 Aggregate $372,450 $94,500 $701,260 $157,500 $231,000 $589,750 5.50% 6.00% Annual Fiscal Impact Amount $1,100 $35,063 $109 $109 $1,307 $1,089 $1,089 $8,525 $26,364 $494,325 $22,347 $5,670 $42, 076 $9,450 $13,860 $35,385 $697,867 ATTACHMENT 1-H SANTA ANA, CALIFORNIA: RELATED BRISTOL SPECIFIC PLAN MULTIPLIER REVENUE SOURCES ANALYSIS Multiplier Revenue Assumptions I Revenue Category Business Licenses Franchise Fees Charges for Services Licenses and Permits Fines and Forfeitures Adult -Use Retail Business Cannabis Tax Medical Marijuana Taxes I Fiscal Impact Category Business Licenses Franchise Fees Charges for Services Licenses and Permits Fines and Forfeitures Adult -Use Retail Business Cannabis Tax Medical Marijuana Taxes II Total Multiplier Revenues Multiplier Factor [11 $90.08 $25.15 $23.03 $4.16 $12.53 $5.13 $0.23 Fiscal Impact Calculation NOTES: [1) Based on the City of Santa Ana Adopted Budget, Fiscal Year 2022-2023. * All figures subject to rounding Revenue Projection Basis Per Employee Persons Served Persons Served Persons Served Persons Served Persons Served Persons Served Annual Fiscal Impact Amount $142,507 $223,081 $204,276 $36,899 $111,141 $45,503 $2,040 $765,447 Exhibit 10 ATTACHMENT 1-I SANTA ANA, CALIFORNIA: RELATED BRISTOL SPECIFIC PLAN INVESTMENT INCOME REVENUES ANALYSIS Assumptions I Investment Income Assumptions Investment Period for Recurring Non -Interest General Fund Revenues Local Agency Investment Fund (LAIF) Rate of Return [1) Local Agency Investment Fund (LAIF) Percentage of Earnings Cost [1) Fiscal Impact Calculation I Firms Impact Category Total Property Tax Revenues (Attachment 1-D) Total Sales Tax Revenues (Attachment 1-E) Total Transient Occupancy Tax Revenues (Attachment 1-9 Total Utility User's Tax Revenues (Attachment 1-G) Total Multiplier Revenues (Attachment 1-H) II Projected Recurring General Fund Revenues Available for Investment III Plus: Investment Income (Less Earnings Cost) IV Total Recurring General Fund Revenues NOTES: (1) Estimate. Subject to change. * All figures subject to rounding 1 Month 2.06% 50.00% Annual Fiscal Impact Amount $6,292,591 $2,026,074 $1,899,095 $697,867 $765,447 $11,681,073 $10,041 $11,691,114 Exhibit 10 ATTACHMENT 1-J SANTA ANA, CALIFORNIA: RELATED BRISTOL SPECIFIC PLAN MULTIPLIER EXPENDITURES ANALYSIS Multiplier Expenditure Assumptions I Expenditure Category Police Department Fire Department Public Works Park, Recreation b Community Services Community Development Library Museum I Fiscal Impact Category Police Department Fire Department Public Works Park, Recreation b Community Services Community Development Library Museum II Total Multiplier Expenditures Multiplieractor [11 $385.45 $145.67 $131.03 $31.15 $18.23 $15.33 $5.83 Fiscal Impact Calculation Expenditure Projection Basis 121 Persons Served Persons Served Persons Served Persons Served Persons Served Persons Served Persons Served Annual Fiscal Impact Amount $3,522,628 $1,331,278 $1,162,236 $276,301 $161,700 $135,977 $51,712 $6,641,832 NOTES: [11 Based on the City of Santa Ana Adopted Budget, Fiscal Year 2022-2023. [21 Persons Served population for the police and fire protection costs includes daily hotel guests. * All figures subject to rounding Exhibit 10 ATTACHMENT 1-K SANTA ANA, CALIFORNIA: RELATED BRISTOL SPECIFIC PLAN GENERAL GOVERNMENT EXPENDITURES ANALYSIS Assumptions I General Government Overhead Expenditures Total Recurring Fund Expenditures (excluding General Government Overhead) [1) Recurring General Government Overhead Expenditures (as a % of Total Recurring Fund Expenditures) [2) Marginal Increase in General Government Costs Fiscal Impact Calculation I Fiscal Impact Category — Total Multiplier Expenditures (Attachment 1-J) II Projected Recurring General Fund Expenditures III Plus: General Government Costs IV Total Recurring Expenditures $276,005,100 33.2 75% Annual Fiscal Impact Amount $6,641,832 $6,641,832 $1,655,034 $8,296,866 NOTES: [1) Based on the City of Santa Ana Adopted Budget, Fiscal Year 2022-2023. [2) General Government Overhead Expenditures defined as costs for Legislative, Administration, Finance, Development Services, and other General Government. * All figures subject to rounding Exhibit 10 WWW.FINANCEDTA. COM dd=� Ionic flr7T'7%W-W"'f r•. .-qw 1 .Y COMMUNITY BENEFITS ANALYSIS REPORT EPD SOLUTIONS, INC. RELATED BRISTOL AT 3600 SOUTH BRISTOL STREET CITY OF SANTA ANA, CA September 27, 2023 ta 18201 Von Karman Avenue, Suite 220 www.FinanceDTA.com Irvine, CA 92612 EPD SOLUTIONS, INC. E I P I D COMMUNITY BENEFITS ANALYSIS REPORT RELATED BRISTOL AT 3600 SOUTH BRISTOL STREET CITY OF SANTA ANA, CA Prepared for: EPD Solutions, Inc. 3333 Michelson Drive, Suite 500 Irvine, CA 92612 Attention: Jeremy Krout Exhibit 10 TABLE OF CONTENTS SECTION PAGE I DESCRIPTION OF RELATED BRISTOL SPECIFIC PLAN...........................................................................1 II PURPOSE OF A CBA................................................ 3 III CITY INTENT FOR THE SPECIFIC PLAN ............. 6 IV OVERVIEW OF COMMUNITY BENEFITS TO THE CITY........................................................................... 8 V RECURRING AND ONE-TIME FISCAL BENEFITS TO THE CITY GENERAL FUND ...........................10 VI ADDITIONAL COMMUNITY BENEFITS TO THE CITY.........................................................................12 VII CONCLUSION........................................................ 29 APPENDICES APPENDIX A SPECIFIC PLAN PERMITTED USES APPENDIX B SCAQMD POLICIES: CITY GENERAL PLAN APPENDIX C PROPOSED INFRASTRUCTURE IMPROVEMENTS Exhibit 10 ta www.FinanceDTA.com SECTION I DESCRIPTION OF RELATED BRISTOL SPECIFIC PLAN DESCRIPTION OF RELATED BRISTOL SPECIFIC PLAN DTA has been engaged to conduct a Community Benefits Analysis ("CBA") for the Related Bristol Specific Plan project (the "Project") located in the City of Santa Ana (the "City"), California, on behalf of EPD Solutions, Inc. (the "Client"). The intent of the CBA Report is to summarize the community benefits that accrue to the City from the completion of the Project. Community benefits traditionally fall into eight categories: 1. Benefits that improve the quality of life in the community; 2. Benefits that expand economic opportunities; 3. Improvements that provide jobs for local residents; 4. Improvements that provide amenities for the public at large; 5. Benefits that make public spaces more attractive; 6. Benefits that implement City policies; 7. Benefits that can be accessed by local neighbors; and 8. Provisions to advance the public good. The Related Bristol Specific Plan ('Specific Plan") is an urban village concept bringing together residential and retail development in one location on a sizeable scale. The City Figure 1: Location Map and RCR Bristol, LLC (the "Developer") anticipate that the Specific Plan will transform the City's economy with the development of up to 3,750 dwelling units and 350,000 square feet ("SF") of retail development, a 250-room hotel, and a 200-bed congregate care facility. These improvements are anticipated to encourage additional investment in the local marketplace, enhance the civic life of the Bristol Street Corridor with public space coordinated with the Arts District to the East, improve the economic health of new and existing residents, provide opportunities for both local retail shops and upscale regional retail uses similar to South Coast Plaza, and create new jobs and generate Transient Occupancy Tax ("TOT") revenues through the construction of a 250-unit upscale hotel y;, d that will target tourists from outside the immediate area. The Project site is identified in the City's General Plan Land Use Element as being located in District Center 5 (DC-5) within the South Bristol Street Focus Area. The Specific Plan area is located north of Interstate 405 (the San Diego Freeway), west of State Route 55 (the Orange Freeway), north of Sunflower Avenue, and west of South Bristol Street adjacent to the boundary between the Cities of Santa Ana and Costa Mesa, which runs through the centerline of Sunflower Avenue. Related Bristol at 3600 South Bristol Street September 27, 2023 Community Benefits Analysis Report 1 Exhibit 10 1 SECTION I ta www.FinanceDTA.com The Specific Plan area is located within the larger South Coast Metro area of Orange County (the "County"), one of the most highly developed urban mixed -use areas within the County. The South Coast Metro area includes retail, Class A office, high- and mid -rise residential, hotels, restaurants, and a state-of-the-art performing arts center. The local area is centered around South Coast Plaza. This South Coast Metro Area is located at the intersection of the regional freeway systems and major arterials providing access to Orange County, Los Angeles, San Diego, and the Inland Empire. John Wayne Airport (SNA), a commercial airport serving the Orange County area, is located less than 1.5 miles from the Specific Plan area. There is a regional transportation center about 5 miles to the north that connects to the Metrolink and Amtrak systems. The Project site is within walking distance of the Segerstrom Center for the Arts, South Coast Repertory Theatre, and Orange County Museum of DESCRIPTION OF RELATED BRISTOL SPECIFIC PLAN Figure 2: Proposed Project Land Uses I I I I `� RESI RE 51 I! 1, II I, .I,--------- 1, J1__________,I +I i I RESI ; I BRISTOL CENTRAL ;I PARK II 1 1 , RESI {I 1, 1, ---------------------,' 1 � 1, I l ' RESI RESI RESI I I �1 I, I 1, —_a- ----' ;i D a'± i RESI j RESI .I i � GROCEiTY im �p Ir J 1 SENIOR RESI CIXMINWM t j CARE j -�- . • �� RESII RETAIL f1 ` t BRISTOL { � � e GREEN �!� ♦� f I Art. The Segerstrom Center for the Arts has a RESI i BRISTOL ;; } capacity of 3,000 visitors and numerous outdoor art displays and community spaces. The Noguchi Sculpture Garden is a prominent public space HOTEL - - - within Pacific Arts Plaza directlysouth of the Center I; RETAIL RETAIL . ' for the Arts. Finally, the Orange County Museum of SUNFLOWERAVE Art is a modern and contemporary art museum showcasing internationally recognized artists based in California and the Pacific. Related Bristol at 3600 South Bristol Street Community Benefits Analysis Report Exhibit 10 September 2Z 2023 2 ta www.FinanceDTA.com II PURPOSE OF A CBA SECTION II PURPOSE OF A CBA A CBA is required for projects that seek General Plan amendments (Santa Ana General Plan Land Use Element Policy LU-1.8). Community benefits are measures that are voluntarily incorporated into a development project and often exceed requirements that municipalities can impose to mitigate project impacts or comply with regulations. These can vary widely when it comes to implementation as community benefits are specific to each community's objectives and local market conditions. DTA reviewed the Project's proposed community benefits, hereinafter referred to as the "Community Benefits," and financial capacity to provide such benefits. Our analysis evaluates two types of Community Benefits. The first type consists of financial benefits the City will receive through the construction of the Project and once the Project has been built -out, including additional annual recurring fiscal benefits such as property taxes, TOT, and sales taxes. There is also the financial benefit of Development Impact Fees ("DIFs") that can be collected by the City on a one-time basis to fund City infrastructure. The second set of benefits are oriented towards enhancing residents' quality of life and include improvements to parks and recreation facilities, the development of measures directed towards the protection of the environment, the construction of low-income housing, and the implementation of goals and policies aimed at achieving the City's projected Jobs/Housing Balance. Municipalities target a Jobs/Housing Balance to encourage sufficient economic growth to provide employment opportunities for local residents and support local retail development and entertainment opportunities. The Jobs/Housing Balance ratio is a ratio of the number of jobs in a community divided by the number of housing units. A community with a sufficient Jobs/Housing Balance promotes shorter commutes and reduces Vehicle Miles Traveled ("VMT"), therefore creating air quality benefits. In assessing financial Community Benefits, the proposed Project has been compared to the existing Project site that is currently underutilized. Since DTA has not been provided with an executed Development Agreement or Community Benefits Agreement for the Specific Plan, our narrative reflects information on Project characteristics, conditions of approval, and benefits listed in the Specific Plan, as well as DTA's research regarding the City and the community in which the Project is being constructed. CBAs for mixed -use communities in California can vary depending on the specific project and its impact on the surrounding community. Furthermore, there is not a common industry definition of a CBA, so each jurisdiction may have its own set of parameters. CBA requirements in one jurisdiction may not be applicable to another jurisdiction. That said, the general consensus is that community benefits include the following: Related Bristol at 3600 South Bristol Street Community Benefits Analysis Report Exhibit 10 September 2Z 2023 / 3 ta www.FinanceDTA.com Table 1: Potential Community Benefits • Targeted low-income units; • Density bonuses; • DIFs; • Affordable housing units/housing fees; • Jobs/Housing Balance; • Energy conservation; • Vehicle traffic reduction; • Parking reduction strategies; • Improvements to air quality; • Mitigation of noise and vibration impacts; • Neighborhood amenities; • Streetscape improvements; SECTION II PURPOSE OF A CBA • Landscaping, parks, and open space; • Support for local community -oriented programs; • Childcare facilities; • Community centers accessible by the general public; • Art in public places; • Pedestrian and bicycle improvements; • Connection to the regional transit systems; • Police/fire facilities stations; • Local hiring; • Community outreach; and • Operations and maintenance costs solely supported by the owner. Some examples of factors that are commonly considered in a CBA are included below. r Affordable Housing: Assessing the need for affordable housing within the community and evaluating the proposed development's contribution towards meeting that need. This may include determining the number of affordable units, their affordability levels, and the duration of affordability restrictions. As the property is on leased land, most residential owners are reluctant to own property encumbered by an underlying ground lease. ■ Transportation and Infrastructure: Evaluating the impact of the development on transportation infrastructure, such as roads, public transportation, and bike lanes, and analyzing whether the project includes measures to mitigate traffic congestion and improve transportation options, like supporting public transit or providing infrastructure for alternative modes of transportation. ■ Parks and Open Spaces: Examining the availability and accessibility of parks, recreational areas, and open spaces within and around the development. A CBA can also assess whether a project includes provisions for new parks or contributes to enhancing existing ones, thereby promoting outdoor activities and community interaction. ■ Community Services: Assessing the availability and accessibility of essential community services, such as schools, healthcare facilities, libraries, and community centers. This may include evaluating whether a project includes provisions to support or enhance these services or if there is a need for additional infrastructure. ■ Environmental Impact: Evaluating the environmental impact of the development, including its potential effect on air quality, water resources, and natural habitats. This may include assessing whether a project incorporates sustainable design features, renewable energy, water conservation measures, and other environmentally friendly practices. Related Bristol at 3600 South Bristol Street Community Benefits Analysis Report Exhibit 10 September 2Z 2023 / 4 ta www.FinanceDTA.com SECTION II PURPOSE OF A CBA Economic Development: Analyzing the potential economic benefits of the development, such as job creation, increased tax revenues, and local business opportunities. This may include assessing whether a project contributes to the local economy and if there are provisions for workforce development or job training programs. Cultural and Community Character: Considering the impact of the development on the existing sociocultural and community character. This may include assessing whether a project incorporates design elements, public art, or other features that reflect and preserve the unique cultural identity of the community. These are just some examples of the factors that can be included in a CBA for mixed -use communities in California. The specific analysis will depend on the characteristics of the project, local context, and requirements set forth by local government agencies or planning departments. Related Bristol at 3600 South Bristol Street Community Benefits Analysis Report Exhibit 10 September 27, 2023 S SECTION III ta www.FinanceDTA.com III CITY INTENT FOR THE SPECIFIC PLAN CITY INTENT FOR THE SPECIFIC PLAN The City's intent for this Specific Plan area is integral to the intended character of the Project, which builds off the South Bristol Street objectives as outlined on page LU 61 of the General Plan Land Use Element. The major objective of the Project is to replace a vacant and obsolete retail development with a contemporary residential and retail -based self-contained urban village. The Specific Plan is consistent with, and implements, the City's vision for the District Center - High and South Bristol Focus Area (see also Appendix B, SCAQMD Policies: City General Plan) : if The District Center -High is a mixed -use designation identified in the General Plan as including "high -density urban villages consisting of visually striking and dynamic buildings and spaces with a wide range and mix of residential, live -work, commercial, hotel, and employment -generating uses."' • Table LU-2 of the General Plan (Build -Out) identifies an assumed housing growth of 5,272 units in the District. The proposed 3,750 units fall within the assumed growth target. • Table LU-8 of the General Plan identifies the DC-5 area as allowing a maximum Floor Area Ratio ("FAR") of 5.0, or 125 dwelling units per acre, and a maximum height of 25 stories. The General Plan allows the FAR to be calculated on a gross basis for an individual development project. • The General Plan's District Center designation would allow up to 8,733,780 SF of mixed uses, inclusive of residential uses, based on the maximum FAR of 5.0 over the 41.13-acre (gross) site. As proposed, the Specific Plan will result in an FAR of 2.7, well within the maximums allowed in the General Plan. A General Plan Amendment is neither required nor proposed. if The General Plan envisions "urban villages," "an intense multistory presence," and "mixed -use opportunities." The Specific Plan implements this vision with a range of building heights and configurations in two mixed -use Districts/Villages, with heights and intensities within the limits identified in the General Plan. • The General Plan requires fiscal neutrality (LU 2.4). The Project results in positive fiscal impacts. if The General Plan calls for community involvement (LU 3.2). Significant outreach has occurred as outlined in Specific Plan Section 2.5, Community Engagement. if The General Plan encourages areas for community gathering and outdoor entertainment (LU 2.3). The Specific Plan includes approximately 13 acres of open 1 Source: Related Bristol Specific Plan Related Bristol at 3600 South Bristol Street September 2Z 2023 Community Benefits Analysis Report Exhibit 10 6 SECTION III ta www.FinanceDTA.com CITY INTENT FOR THE SPECIFIC PLAN space, which includes public plaza areas and a central park accessible to the public and available for outdoor entertainment. The Specific Plan area is not within a U.S. Environmental Protection Agency Environmental Justice Area. The Specific Plan envisions a neighborhood layout that connects the community (internally and externally) to walkable, pedestrian, and bike -friendly streets through a variety of sidewalks, greenways, walkable streets, and squares/plazas. The street network emulates the best practices of a vibrant pedestrian village core while providing the density and overlapping programming that is commonly found in successful town center projects. An artist's 3 D rendering is shown below. Figure 3: 3-D Rendering of the Proposed Project Site' It should be noted that all buildings will be no taller than 8 stories3 or 85 feet in height, except for the hotel and congregate care facility. This is in contrast with the existing office buildings located east of Bristol Street that are up to 285 feet tall. 2 Source: Related Bristol Specific Plan. 3 Source: Related Bristol Specific Plan, pages 4-8, coordinated with the figure from page 2-1. Related Bristol at 3600 South Bristol Street Community Benefits Analysis Report Exhibit 10 September 27, 2023 7 ta www.FinanceDTA.com SECTION IV OVERVIEW OF COMMUNITY BENEFITS TO THE CITY IV OVERVIEW OF COMMUNITY BENEFITS TO THE CITY The Specific Plan will invigorate the South Coast Plaza area by providing 3,750 housing units. According to the US. Census Bureau, the population of the City is comprised of approximately 309,000 people living in 77,000 households, with an average of four people per housing unit. However, the housing units located within the Project's boundaries are smaller than the average unit in the City. Assuming that 1.73 people will live within each unit, the Specific Plan will generate an estimated 6,500 new residents who will generate benefits for the City, including significant Figure 4: Proposed Street Design new sales and property tax revenue. In u addition to providing a new grocery store, the Specific Plan will demolish existing obsolete buildings and replace them with modern mid -rise and high-rise mixed -use structures. This will serve to .r,�c:4 ii, enhance the health and quality of life of the neighborhood. The Project site currently contains 465,000 SF of retail uses and the associated surface parking, which is proposed to be replaced by 350,000 SF of new retail and commercial space with up to 780 surface spaces, 205 open air parking spaces, and 2,910 underground parking spaces. The proposed redevelopment of the Project site will allow merchants opportunities to establish new businesses in the local area. One goal of the Project will be to create inclusive economic development and job opportunities for residents in the surrounding community, which should create a large urban center in the County in conjunction with South Coast Plaza and the Segerstrom Center. Community Benefits related to the overall Specific Plan include the following: 1. The Project will include the development of up to 3,750 residential units that will have a meaningful contribution to the housing needs in the region. As identified by CoStar, a leading market data provider, the apartment vacancy rate in the immediate area is quite low and the creation of up to 3,750 units should help relieve the local housing shortage. Furthermore, the addition of these new rental units will create a need for local serving retail that will reinvigorate the existing "obsolete" neighborhood commercial. From the CoStar site, DTA obtained information about the market for both County and multifamily products within a 2-mile radius of the Project site. In this Report, we will refer to the area within 2 miles of the site as the "2-Mile Zone." Related Bristol at 3600 South Bristol Street Community Benefits Analysis Report Exhibit 10 September 27, 2023 /8 SECTION IV OVERVIEW OF COMMUNITY t(I BENEFITS TO THE CITY www.FinanceDTA.com 2. The Project will offer 350,000 SF of commercial development, a downsizing from the existing 465,000 SF of Income -Producing Property (" IPP"). CoStar identified in May 2023 that annual office rents within the 2-Mile Zone are $30.70 per SF with a vacancy of almost 21%. During our site inspection, we noticed that there are existing tenants that include typical office uses, such as tax preparation. On the other hand, CoStar's retail data indicates that annual retail rental rates are $37.53 per SF with a vacancy of 1.9%. The reduction of retail space and its replacement by residential square footage should maintain similar gross revenues (CoStar estimates annual residential rents of about $40.00 per SF per year will increase the overall value of the property). It should also be noted that office uses generally do not generate sales tax. 3. The proposed retail will replace the existing "obsolete" retail (see discussion above). 4. Based upon the proposed design standards, the structures and Specific Plan are designed to attract professionals of all ages. These tenants should be attracted to the combined residential and retail programs encouraging an active lifestyle. 5. The community design standards are intended to create a self-contained village that integrates with the adjacent South Coast Plaza and Arts District. 6. The Developer is planning to pay Affordable In -Lieu Housing Fees that are currently $15.00 per SF. If the average residential units is 900 SF, the estimated Housing In -Lieu Fee will exceed $50,600,000. Related Bristol at 3600 South Bristol Street Community Benefits Analysis Report Exhibit 10 September 27, 2023 0 SECTION V RECURRING AND ONE-TIME FISCAL t(I BENEFITS TO THE CITY GENERAL 1.11-Ai Pi117-T')TA - FUND V RECURRING AND ONE-TIME FISCAL BENEFITS TO THE CITY GENERAL FUND A Recurring Annual Fiscal Surplus to City General Fund As listed in Table 2, at build -out, the Project is anticipated to generate recurring fiscal net revenues to the City's General Fund of $3,394,248 per year (in 2023$). This is based on annual recurring revenues of $11,691,114 and annual recurring expenditures of $8,296,866 per year. The calculations supporting this projected annual fiscal surplus are contained in DTA's memorandum ("memo") dated June 2, 2023, entitled "Fiscal Impacts Resulting from the Proposed Related Bristol Specific Plan," which is included herein by reference. Table 2: Net Annual Recurring Fiscal Impacts of the Project .. r4 r4W. Secured Property Tax $3,856,860 Property Transfer Tax $76,707 Property Tax In Lieu of Vehicle License Fee $2,359,024 Direct Sales Tax $1,521,111 Indirect Sales Tax $504,963 Transient Occupancy Tax $1,899,095 Utility User's Tax $697,867 Business Licenses $142,507 Franchise Fees $223,081 Charges for Services $204,276 Licenses and Permits $36,899 Fines and Forfeitures $111,141 Adult -Use Retail Business Cannabis Tax $45,503 Medical Marijuana Taxes $2,040 Intergovernmental $0 Miscellaneous $0 Investment Income $10,041 Total Recurring Revenues $11,691,114 Police Department $3,522,628 Fire Department $1,331,278 Public Works $1,162,236 Park, Recreation b Community Services $276,301 Community Development $161,700 Library £r Museum $187,689 General Government $1,655,034 Total Recurring Expenditures $8,296,866 Total Annual Recurring Surplus/(Deficit) $3,394,248 Total Annual Revenue/Expenditure Ratio 1.41 Related Bristol at 3600 South Bristol Street Community Benefits Analysis Report Exhibit 10 September 27, 2023 ■ K SECTION V ta www.FinanceDTA.com B Development Impact Fees RECURRING AND ONE-TIME FISCAL BENEFITS TO THE CITY GENERAL FUND The development of the Project will generate significant Development Impact Fees ("DIFs"), which are fees imposed on new development, generally prior to the issuance of building permits, to fund the cost of regional infrastructure that will be utilized by new development. Many of these DIFs will be collected directly by the City, while others will benefit other government agencies, such as the Foothill Transportation Corridor and San Joaquin Hills Corridor. The projection of the DIFs in the CFD is a direct function of many factors, including the actual amount of residential and non-residential square footage constructed, the final dwelling unit count, and other metrics. Table 3 is based on an assumed product mix that is subject to change as the Project is developed. Table 3: DIF Summary by Fee Type Total Ouantity Unit Unit Price Total Cost Santa Ana Transportation System Improvement Area Multifamily Fee - Area 3,375,000 SF $1.10 $3,712,500 Santa Ana Transportation System Improvement Area Non -Residential Fee - Area 350,000 SF $3.31 $1,158,500 Santa Ana Transit Zoning Code Traffic Impact Mitigation Fee - Multifamily 3,750 DU $1,270.04 $4,762,650 Santa Ana Transit Zoning Code Traffic Impact Mitigation Fee - Retail 350,000 SF $9.11 $3,188,500 Santa Ana Harbor Specific Plan Mitigation Fee 3,750 DU $850.00 $3,187,500 Foothill Transportation Corridor Fee - Multifamily 3,750 DU $2,568.00 $9,630,000 Foothill Transportation Corridor Fee - Non -Residential 350,000 SF $4.99 $1,746,500 San Joaquin Hill Corridor Fee - Multifamily 3,750 DU $2,735.00 $10,256,250 San Joaquin Hill Corridor Fee - Non -Residential 350,000 SF $5.99 $2,096,500 Drainage Assessment Fee - Zone 41 AC $7,748.21 $318,219 Orange County Sanitation Sewer Connection Fee 75,000 Fix $49.00 $3,675,000 Orange County Sanitation District - Multifamily Capacity Fee 3,750 DU $3,743.00 $14,036,250 Orange County Sanitation District - Non -Residential Capacity Fee - Avg 2 Bdrms 350,000 SF $1.49 $519,750 Santa Ana School District Impact Fee - Residential 3,375,000 SF $4.79 $16,166,250 Santa Ana School District Impact Fee - Commercial 350,000 SF $0.78 $273,000 Santa Ana Affordable Housing In Lieu Fee 3,375,000 SF $15.00 $59,625,000 Total DIFs $125,352,369 Related Bristol at 3600 South Bristol Street Community Benefits Analysis Report Exhibit 10 September 2Z 2023 11 ta www.FinanceDTA.com SECTION VI ADDITIONAL COMMUNITY BENEFITS TO THE CITY VI ADDITIONAL COMMUNITY BENEFITS TO THE CITY A Residential The Project is envisioned as a mixed -use urban community with multiple blocks of residential uses throughout the Specific Plan area. This Specific Plan does not intend to limit or restrict the residential building types or architectural style. Residential uses may be single -use buildings within a block or in a mixed -use building with ground -floor retail uses. The building architecture will be designed to attract a demographic interested in carefree living. It is believed that the proposed tenants will be interested in attending concerts and other community events in the Arts District to the east. Building types may include but are not limited to the following: 1. Tower on podium, which is a multi -level tower around or above a central core or series of cores. Figure 5: Proposed Project Street Scene 2. Podium structure, which is a multi -level structure situated on top of a podium base. 3. Wrap structure, which is a multi -level building surrounding an internal parking structure. 4. A live -work space is an integrated residence and workspace occupied by a single household. This is a relatively low -density building type that is permitted but not anticipated within the Specific Plan area. 5. Townhomes, which are individual attached units arranged side -by -side. 6. Stacked dwellings, which are units within a single structure that are stacked one above the other. 7. A variety of mixed -use frontages may be used, including forecourt, storefront, gallery, and arcade types of architectural treatments. The architectural treatment for the pedestrian/street level in all cases shall be designed to create a pedestrian -scaled experience. Senior and age -qualified projects (including continuum of care communities that include a full range of independent living through skilled nursing facilities) are specifically allowed within the Specific Plan. Such projects will include an amenity package in accordance with the Project's demographics. Revenue -wise, the residential development will be responsible for a large portion of the $6.2 million in property taxes and in -lieu Vehicle License Fees ("VLFs") generated by the Project annually on behalf of the City. Furthermore, the residents within the Project are Related Bristol at 3600 South Bristol Street Community Benefits Analysis Report Exhibit 10 September 27, 2023 / 12 ta www.FinanceDTA.com SECTION VI ADDITIONAL COMMUNITY BENEFITS TO THE CITY expected to generate an additional $500,000 per year in City sales taxes through the purchase of taxable goods and services located outside of the Project itself. B Retail Retail development is currently experiencing significant changes due to the competitive nature of online shopping. In a recent national poll of shopping trends', 59% of consumers reported buying clothes, 45% reported purchasing shoes, and 38% reported purchasing electronics online. As retail trends continue to shift away from traditional brick and mortar retail uses towards experiential retail, it is important that traditional "strip" shopping centers, such as Metro Town Square, adapt to meet the changing needs of the marketplace. In terms of revenues generated by retail development on behalf of the City, it is estimated that the new retail development within the Project will generate $1.5 million per year in direct sales taxes. Community Benefits related to the new retail opportunities within the Project are as follows: 1. Redevelopment of existing retail stores to address the future marketplace; 2. Leverage the success of the adjacent South Coast Plaza; 3. Development of a safe and comfortable environment for people to shop, dine, entertain, live, work, and play; 4. Future local -serving and destination retail uses geared to reducing vehicular traffic and related air quality impacts will result from the Project since there will be more than 6,500 new residents within walking distance of the new grocery store and other retail outlets; 5. Construction of underground parking should allow tenants to park their cars and walk to the new retail shops, while at the same time allowing non-residents to park their cars directly under the retail shops and not have to walk across large surface parking lots; and 6. Creation of an environment to attract new business investment that will provide a catalyst for the redevelopment of the community. Retail spaces in many locations are undergoing changes resulting from adjustments to consumer behavior. For example, many restaurants are adding outdoor dining for their customers. The majority of the retail buildings in the 2-Mile Zone were built between 1970 and 1986, with some buildings undergoing restoration between 1999 and 2002. Retail space is evolving due to many factors. Shoppers expect improved merchandising, data -driven advice, and the ability to customize product offerings. Where previous retailers were only able to offer merchandise in the store, in the current environment, customers expect that 4 Source: htti2s://www.bicrcommerce.com/blocr/online-shopping-statistics/. Related Bristol at 3600 South Bristol Street Community Benefits Analysis Report Exhibit 10 September 2Z 2023 / 13 SECTION VI ta www.FinanceDTA.com ADDITIONAL COMMUNITY BENEFITS TO THE CITY that if the merchandiser does not have the proper size or color on hand, it can be ordered from a remote location and delivered to them by Amazon (or equivalent) within 24 hours. In each retail store, sales personnel also have access to customer data, such as rewards programs and previous customer purchasers, intended to improve the buying experience. The combination of an urban village that integrates residential units with nearby retail will increase the walkability of the Specific Plan area by permitting shoppers to have easy access to shops, with the result that shopper traffic should increase for the new retail shops. The proximity of retail and residential uses will encourage residents to rely more on direct delivery for groceries, takeout meals, and the purchase of consumer products that can be delivered directly to the doorstep within 24 hours. This may also require that retail locations allocate space to these delivery services. According to our site visit, many of the buildings in the Metro Town Square have relatively low ceilings that are not conducive in the current market. Most current retailers prefer higher ceilings to provide a comfortable environment for customers and a place to hang signs and mount security cameras. Higher ceilings also provide more room for stacking inventory, both on the display floor and in the warehouse. C Congregate Care The Developer is planning to construct a congregate care facility with up to 200 rooms and 225,000 SF focused on accommodating an aging population. Potential congregate care may include: Independent Living Units: A project designed for the senior resident who needs specialized services and amenities to accommodate their special needs and prolong their ability to live independently, including meal preparation, common dining facilities, emergency call monitoring, housekeeping services, shuttle services, and the delivery of groceries and pharmaceuticals. Other benefits to the community will encompass the availability of services to support the care of an ailing spouse, such as adult daycare services and limited nursing services. Congregate Housing Community (Including Assisted Living and/or Skilled Nursing): The Project may also benefit the City by satisfying needs for senior residents consisting of nursing care, medical services, and memory care facilities. Specific services may include security, activity centers, housekeeping, emergency monitoring, and transportation. Community Benefits related to the congregate care facility are as follows: 1. Access to a facility where active adults and senior citizens can safely shop, dine, entertain, live, work, and play. 2. Retail opportunities are located within walking distance of the congregate care facility, so elderly customers will become less reliant on the use of their vehicles. 3. As the number of Americans ages 65 and older is projected to nearly double from Related Bristol at 3600 South Bristol Street Community Benefits Analysis Report Exhibit 10 September 27, 2023 / 14 ta www.FinanceDTA.com SECTION VI ADDITIONAL COMMUNITY BENEFITS TO THE CITY 52 million in 2018 to 95 million by 20601, the need for congregate care facilities will increase significantly. A 200-bed facility should help address the increased need for these facilities. 4. Congregate care facilities generate less traffic than conventional residential units. D Hotel The Specific Plan provides for an upscale high-rise hotel with 250 rooms, including restaurants, on -site alcohol service, conference facilities, event spaces, and rooftop amenities. Community Benefits related to the hotel property are as follows: 1. The hotel will provide an anticipated $1,899,095 in TOT revenue to the City's General Fund; 2. The hotel will generate sales tax as a result of its restaurants and retail operations; 3. The hotel will provide additional dining areas to enhance local offerings; 4. The hotel will provide conference space in the local marketplace for organizations to use for conferences; 5. The hotel will accommodate short-term and long-term guests who are visiting tenants in the residential units; 6. The new hotel will increase the number of higher -end hotel rooms in the area; and 7. Along with the nearby Westin South Coast Plaza that provides 393 hotel rooms, the addition of a new hotel should provide event space for larger conferences and community gatherings. E Community Features The intersection of South Bristol Street and Sunflower Avenue will create a new gateway to the City and will be designed using gateway elements, such as an archway crossing South Bristol Street or significant ground -level monuments, landscape elements, and public art. An entry monument to a city often delineates the boundary between two cities. Other benefits to the City are designed to ensure that the appearance of on -site structures do not become dated and the area remains an example of high -quality architecture within Santa Ana including the following: 1. Buildings will emphasize a clear architectural style that is properly articulated and detailed for what research shows to be the most appropriate style; 2. Architectural elements will activate on -site open space components to create a cohesive space; 5 Source: htti2s://www.prb.orci/resources/fact-sheet-aging-in-the-united-states/. Related Bristol at 3600 South Bristol Street Community Benefits Analysis Report Exhibit 10 September 2Z 2023 / 15 ta www.FinanceDTA.com SECTION VI ADDITIONAL COMMUNITY BENEFITS TO THE CITY 3. All buildings will feature four-sided architecture in which equal focus is applied to each side of a building with regard to massing, proportion, and material composition; and 4. The Specific Plan will promote a farmers market selling fresh and healthy food options. The Project design standards require green building elements, including: 1. Use of materials and technologies that minimize environmental impacts, reduce energy, minimize dry and wet utility consumption, and promote long-lasting development; and 2. Window technologies, such as physical sun shading, low -emissivity coatings, and insulated daylighting panels, will be utilized where appropriate to decrease the energy costs associated with cooling buildings during most of the year. F Jobs/Housing Balance and Increased Construction Employment The Jobs/Housing Balance is an indicator of the relative equilibrium between employment and housing opportunities in a given area. A positive balance between jobs and housing has a beneficial impact on a municipality by decreasing costs associated with commuting and traffic congestion. It also reduces commute times, improves local social, cultural, and family involvement, provides a more attractive work/life balance to residents, and generates savings to local public agencies in terms of the need to construct and maintain new road improvements and other facilities. As reflected in Table 4 and Figure 6, the City's current ratio of jobs within the City as compared with the number of housing units Citywide is 1.725, as compared with a Statewide average of 1.260. The addition of 1,586 permanent new jobs through the construction of the Project would decrease the jobs/housing ratio modestly to 1.664, as the 3,750 new housing units incorporated in the Project are greater than the 1,586 permanent recurring jobs to be generated by the Project. Related Bristol at 3600 South Bristol Street Community Benefits Analysis Report Exhibit 10 September 2Z 2023 ■ R SECTION VI ta www.FinanceDTA.com ADDITIONAL COMMUNITY BENEFITS TO THE CITY Table 4: Pre -Project and Post -Project Permanent Jobs/Housing Balance in Santa Ana Description Citywide Pre-ProjecP.st-Project Average Statewide Average Number of Permanent Jobs 141,5436 143,129 18,536,600 Number of Housing Units 82,058 86,008 14,711,648 Existing' 82,058 82,058 14,707,698 New N/A 3,750 3,750 Jobs/Housing Balance 1.725 1.664 1.260 Figure 6: Pre -Project and Post -Project Jobs/Housing Balance 2.000 1-500 1.725 1.6s4. — 1-OOQ [1.2 60 0.500 0.000 Pre -Project Post -Project Statewide Citywide Citywide In addition to these recurring permanent jobs, during the construction period (up to 10 years), estimated construction activity will generate approximately $2.6 billion of additional spending, much of which will occur in the City. In a typical construction project, much of the material is purchased from local vendors and labor is provided by locally based contractors. Of course, when a developer pays for planning fees, deposits, permits and DIFs this is paid directly to the City. As a result of these expenditures, a total of 16,834 construction -related jobs will be created during the construction period. G Affordable Housing As part of the Specific Plan, the Developer will be providing affordable housing, including dwelling units targeted to low-income households. The Developer will work with community representatives to identify affordable housing needs and develop programs that will encourage local residents to benefit from low-cost housing offerings in accordance with State laws, ordinances, and regulations. The State of California has placed an urgent emphasis on housing of all types. The City's Regional Housing Needs Allocation ("RHNA") for the next General Plan Housing Element cycle, which extends from 2021-2029, includes 3,137 new housing units. 6 Spotlight by Environics Analytics, Employment Profiles by NAICS Code 2022. Labor Market Information Division, State of California Employment Development Department. Related Bristol at 3600 South Bristol Street Community Benefits Analysis Report Exhibit 10 September 2Z 2023 / 17 SECTION VI ADDITIONAL COMMUNITY t(I BENEFITS TO THE CITY www.FinanceDTA.com Community Benefits of low-income housing include: 1. All projects seeking entitlements from the City must comply with the City's Affordable Housing Opportunity and Creation Ordinance ("AHOCO"). If sufficient affordable housing is not constructed within the Project site itself, the Developer would be required to pay the City's current In -Lieu Affordable Housing Fee ("In -Lieu Fee") requirement of up to $15 per square foot (lower levels are allowed if 90% of the labor utilized for the Project is union labor). Based on the construction of 3,750 dwelling units as currently anticipated for the Project, and assuming an average sized unit of 900 SF, the Developer could fund as much as $33,750,000 in In -Lieu Fees by Project build -out to subsidize off -site affordable housing within the City. Notwithstanding the above, a Development Agreement is to be negotiated between the City and Developer that may modify the amount of In -Lieu Fees to be paid by the Developer. 2. The City's compliance with the California Department of Housing and Community Development objectives established as part of the RHNA program. 3. The opportunity for low-income workers to live close to the workplace, afforded by providing housing close to well -paying jobs, translates to lower congestion and commute times by eliminating the necessity for long-distance drives from home to work. 4. Quality -of -life benefits include reduced stress in commuting and more leisure time H Community Outreach The Specific Plan has been created with community input and is supported by market, fiscal/economic, and technical studies prepared by experienced consultants, including civil engineers, traffic engineers, urban designers, architects, planners, and landscape architects. Consultation with City staff and the review of the City's updated General Plan has guided the content and character of the Specific Plan. During the up to 10-year development time frame, the Developer will develop a community outreach program to ensure that all interested parties will be provided with current information about the Project's development. This will include the establishment of a community website, distribution of electronic newsletters, and use of other digital platforms to share information on the Project. The Developer will share information and updates about the Project throughout the construction of the buildings and implementation of the Specific Plan. It is intended that the Developer will address community leaders for employment opportunities, construction of various parks and open space. Related Bristol at 3600 South Bristol Street Community Benefits Analysis Report Exhibit 10 and be responsible to residents and youth engagement programs, and the September 27, 2023 / 18 SECTION VI ta www.FinanceDTA.com ADDITIONAL COMMUNITY BENEFITS TO THE CITY In August 2022, a Welcome Center was opened on the Project site that is available to the public and is a location where meetings with community residents and stakeholders have been arranged. Over 25 meetings have been held with over 200 stakeholders since the Welcome Center opened, which have provided an opportunity for the Developer and City to receive input related to reimagining the Project site. Community Benefits of a community outreach program include the following: 1. The public has been and will continue to have input on the Project's development during the life of the Project; and 2. The public has been and will continue to be able to monitor the development of the Project as information has been provided by the Developer. Energy Efficiency The Specific Plan encourages the Developer to design the buildings in an energy -efficient manner. As a result, all of the buildings within the Project will be designed to reduce energy consumption using the most updated technology to produce heating, cooling, ventilation, and lighting. The Project will emphasize passive cooling systems that minimize the energy demands necessary for climate control in buildings. The Project will provide places for solar receptors on building roofs to generate electrical energy. The energy generated on retail buildings' roofs during the day could be stored for use in residential structures in the evening. In addition, energy generated by solar systems on residential units during the day could be available for the retail units during commercial hours. Other alternatives include the use of energy -efficient cladding and building fenestration that can reflect sunlight during the day, thereby lessening the need for air conditioning and solar glass, that can be fed into the building's electric grid. Furthermore, landscaping elements will act as heat sinks that absorb, store, reflect, redirect, or dissipate heat. A typical heat sink created by landscaping elements will absorb heat during the day and usually release it as the temperature drops in the evenings. Community Benefits related to energy conservation include: 1. Reduction of energy costs to building users; 2. Potential sale of solar energy to tenants and the entire City electrical grid; 3. Landscaping and water features that can absorb energy with the intention of reducing outdoor temperature by between 6° and 12° Fahrenheit in the summer; 4. Creative building design that can reflect energy away from a building, thereby reducing the need for air conditioning; 5. The use of energy -efficient cladding that will reduce energy used to heat or cool a building; 6. Use of solar glass to feed energy into the respective buildings' grid; and Related Bristol at 3600 South Bristol Street September 2Z 2023 Community Benefits Analysis Report 1 (] Exhibit 10 19 SECTION VI ta www.FinanceDTA.com ADDITIONAL COMMUNITY BENEFITS TO THE CITY 7. The green building elements within the Project are being designed to reduce energy use and minimize the heat sink effects. J Open Space The Mixed-Use/Residential North District includes a significant open space (Bristol Central Park) in the north and a pedestrian -only greenway linkage connecting the residential areas to the mixed -use village core. The Bristol Central Park is tentatively programmed to include pickleball, volleyball, and basketball courts, the adventure playground, a dog park, a picnic area, and outdoor seating. Figure 7: Bristol Plaza' a � � SRI v� IWi Tr MOP- :uia V Phase 1 of the Project includes The Bristol Green and The Bristol Plaza that create park -like settings in the center of the development adjacent to the proposed hotel. Pedestrian linkages are emphasized in the Specific Plan's districts, with a system of local neighborhood streets, commercial shared streets, and residential shared streets providing pedestrian and vehicular access. These linkages include the Greenlink trail, which is envisioned to potentially include an Arroyo Walk through native vegetation, a garden area, and outdoor seating. The Greenlink trail will have a dedicated pedestrian path and shade with flowering trees, places for sitting and socializing, and walking paths to residences with adjoining front terraces and garden areas. The implementation of the Specific Plan will result in a significant increase in sustainability through the inclusion of open space and trees within the Project site. An overall drought -tolerant plant palette is anticipated to conserve water, reduce the heat sink effect, use efficient irrigation, and potentially utilize biofiltration mechanisms to treat rainwater. The proposed Bristol Central Park in Phase 3 includes approximately 2.5-acres of publicly accessible open space and will encompass open play areas, walkways, seating, and a private 8 Source: Related Bristol Specific Plan. Related Bristol at 3600 South Bristol Street Community Benefits Analysis Report Exhibit 10 September 2Z 2023 / 20 ta www.FinanceDTA.com SECTION VI ADDITIONAL COMMUNITY BENEFITS TO THE CITY recreation facility for the surrounding residential users. Bristol Central Park may also include an adventure playground, a dog park, a storm water garden for sustainable detention, outdoor fitness and sports courts, passive recreational areas, an extensive lawn area, a private clubhouse with a pool and spa, and outdoor dining and seating opportunities. Landscaping and amenity spaces may be placed on top of a parking structure or integrated into the structure using creative methods, provided they are physically separated from parking areas for safety. Safety standards include clear lines of sight, separation of conflicting and dissimilar uses, appropriate lighting, and walkways separated from automobile traffic. Community Benefits resulting from the Project's proposed landscaping design are as follows: Figure 8: Bristol Central Park 1. The landscaping is designed to provide a�- central theme to the community and enhance the retail experience. - 2. The lighting plan is designed to increase 1 _ safety for both local residents and P�a shoppers. 3. The proposed Project will include 13.5 acres of landscaped areas (about 33% of Project CENTRALPARK AK,a °w area) and landscaped surfaces that will reduce the heat sink phenomena and lower y:- H surface temperatures. 4. Bristol Central Park (2.5 acres), Bristol Green (0.66 acres), The Bristol Plaza (0.9 acres),r: and Greenlink trails (0.6 acres) will be available to both residents and the public. These areas are planned to be automobile " free. 5. The Specific Plan encourages art in public places. 6. The Specific Plan mandates the construction of a biofiltration system to treat low -flow storm water and reduce the flow of off -site pollutants. K Air Quality Kimley-Horn and Associates, Inc. ("Kimley-Horn"), prepared the "Air Quality Assessment for the Related Bristol Specific Plan Project," dated May 2023, for the City. Kimley-Horn concluded that upon completion, all General Plan air quality policies will be achieved. Please refer to Appendix B for a list of the policies. Related Bristol at 3600 South Bristol Street Community Benefits Analysis Report Exhibit 10 September 27, 2023 / 21 SECTION VI ta www.FinanceDTA.com ADDITIONAL COMMUNITY BENEFITS TO THE CITY The Community Benefits attained by implementing the City's air quality program include: 1. Consistency with the City's Climate Action Plan, development standards, new infill residential development goals, and transportation demand management goals. 2. Promotion of alternative transportation uses in the City, including pedestrian, bicycling, public transportation, car sharing programs, and other emerging technologies. 3. Support of transportation management goals requiring investment in improvements to the City's Transportation Management System, including projects or programs that facilitate the flow of traffic and reduce traffic congestion. Traffic congestion may be reduced by encouraging public investment in low- or zero -emission vehicles Figure 9: Bristol Green 9 and requiring continuing investment in low -emission or zero -emission vehicles to replace the City's gasoline powered vehicle fleet. The Project will also implement sustainable infrastructure strategies, such as vehicle charging stations, drop-off areas for ridesharing services, secure bicycle parking, and transportation demand management programs. 4. Coordination with Orange County Transportation Authority ("OCTA") employees and developers to utilize strategies and education to reduce vehicle trips and parking demands. 5. Incorporation of energy conservation design and construction of conservation features for new construction and rehabilitation projects encouraging business and industry to improve performance in energy efficiency, water conservation, and waste reduction programs. 6. Compliance with Transit -Oriented Development ("TOD") goals for residential mixed -use development within the City's district centers and urban neighborhoods and adjacent to high -quality transit facilities. 7. Requirement for private investment in active transportation infrastructure located adjacent to activity centers and residential neighborhoods promoting sports, fitness, walking, biking, and healthy lifestyles to reduce VMT, improve the Jobs/Housing Balance, and promote social interaction among residents. 9 Source: "Air Quality Assessment for the Related Bristol Specific Plan Project" dated May 2023 and prepared by Kimley-Horn. Related Bristol at 3600 South Bristol Street September 2Z 2023 Community Benefits Analysis Report Exhibit 10 22 SECTION VI ta www.FinanceDTA.com ADDITIONAL COMMUNITY BENEFITS TO THE CITY 8. Encouragement of sustainable land use strategies to reduce energy and water consumption, waste and noise generation, soil contamination, air quality impacts, and light pollution. 9. Bus service to the Santa Ana Metrolink and ARTIC train stations and John Wayne Airport. 10. Inclusion of natural processes to capture rainwater runoff by adopting policies to achieve sustainable electric power, including passive climate control systems. 11. Confirmation with policies of Federal, State, and regional agencies to identify and regulate the disposal and storage of hazardous materials, prevent the illegal transportation and disposal of hazardous waste, and facilitate the cleanup of contaminated sites. L Noise and Vibration Kimley-Horn prepared the "Acoustical Assessment for the Related Bristol Specific Plan Project," dated May 2023, for the City. The report proposed numerous mitigation measures that should provide the following Community Benefits to the City: 1. Construction activity is limited to the hours between 7 AM to 8 PM, Monday through Saturday, as prescribed in the City's Municipal Code Section 18-314(e), with the exception of concrete pour activities that might occur outside of these hours. Construction is prohibited on Sundays. 2. During the entire active construction period, equipment and trucks used for Project construction shall use the best available noise control techniques. For instance, the use of noise -producing signals, such as horns, whistles, alarms, and bells, shall be for safety and warning purposes only. 3. Preparation of detailed acoustical studies based on architectural plans shall be prepared by a qualified acoustical consultant to demonstrate compliance with the General Plan Noise Element. 4. The Project's construction activities would be mitigated in order to reduce construction noise levels. Construction noise will be periodic and temporary noise impacts that will cease upon the completion of construction activities. M Greenhouse Gas ("GHG") Emissions Kimley-Horn prepared the "GHG Emissions Assessment for the Related Bristol Specific Plan Project" in May 2023. The purpose of a GHG emissions study is to identify if a project creates new air quality impacts that will result from the development of the site and, if so, whether there any mitigation measures available that may be implemented. The South Coast Air Quality Management District ("SCAQMD") is the agency whose primary responsibility is to maintain a clean air policy by establishing and enforcing the control of GHG emissions. Kimley-Horn's report studied the Project by applying SCAQMD standards, Related Bristol at 3600 South Bristol Street Community Benefits Analysis Report Exhibit 10 September 27, 2023 / 23 ta www.FinanceDTA.com SECTION VI ADDITIONAL COMMUNITY BENEFITS TO THE CITY both during construction and during post -construction operations, to review the impact on air quality resulting from development of the Project. The report suggests a list of mitigation steps that should be adopted by the Developer to reduce the air quality impacts. Its conclusion is as follows'O: "It is generally the case that an individual project of this size and nature is of insufficient magnitude by itself to influence climate change or result in a substantial contribution to the global GHG inventory. GHG impacts are recognized as exclusively cumulative impacts; there are no non -cumulative GHG emission impacts from a climate change perspective. The additive effect of Project -related GHGs would not result in a reasonably foreseeable cumulatively considerable contribution to global climate change. In addition, the proposed Project, as well as other cumulative related projects, would be subject to all applicable regulatory requirements, which would further reduce GHG emissions. The proposed Project would be consistent with the applicable GHG reduction plans, including City's CAP, SCAG's Connect SoCal, and the CARB Scoping Plan. As a result, the Project would not conflict with any applicable GHG reduction plans and the Project's cumulative contribution of GHG emissions would be less than cumulatively considerable." N Pedestrian and Bicycle -Oriented Improvements By combining residential and retail components within a 41-acre parcel, the Project will encourage pedestrian activity through the creation of a pedestrian -only green linkage that will connect major public open spaces and other uses throughout the entire Project. Bicycle mobility, including the use of scooters, is currently provided via Class II bike lanes located along South Bristol Street. Proposed South Bristol Street improvements include upgrading the southbound bike lane to a Class I bike lane, which includes a planted buffer separation between vehicular and bicycle travel lanes, in conjunction with commercial, office, and residential spaces implementing like-minded projects. Proposed West MacArthur Boulevard improvements include the construction of Class II bike lane. Community Benefits to be realized from pedestrian -oriented improvements include the following: 1. Reduction in VMT and related air quality impacts; 2. Creation of a safe environment for pedestrians, especially if the Project meets its intended goals of active day and nighttime activity; and 3. Reduction of the requirement for parking spaces to support residential and retail uses. io "GHG Emissions Assessment for the Related Bristol Specific Plan Project," dated May 2023, prepared by Kimley-Horn. Related Bristol at 3600 South Bristol Street September 2Z 2023 Community Benefits Analysis Report Exhibit 10 24 SECTION VI ta www.FinanceDTA.com O Transportation ADDITIONAL COMMUNITY BENEFITS TO THE CITY The Project is consistent with the land uses in the Regional Transportation Plan/Sustainable Communities Strategy monitored by the OCTA, which assumed the site would be constructed as an urban mixed -use development that would reduce VMT. Connect SoCal recognizes that development within Priority Growth Areas supports mode shift and shortened trip distances. The Project site is located within an identified Priority Growth Area in which urban development can contribute to reduced VMT and associated emissions. Priority Growth Areas are located close to existing or proposed public transit facilities and are specified for new homes, jobs, and community amenities. They are designed to allow residents to live car -free or car -light. The development of the Project will provide sufficient local -serving and destination retail uses, residential opportunities, workplaces, and entertainment amenities within a centralized commercial core to enable residents and shoppers to reduce reliance on vehicular travel. Currently, there are six existing bus stops present on the Specific Plan area frontage. Roadways adjacent to community spaces, next to commercial corridors, or within heavily residential areas of the planning area will incorporate traffic -calming measures such as striping, paving materials (i.e., cobbles or bricks), bulb outs, and other traffic -calming measures to slow speeding vehicles and prioritize safe pedestrian and bicycle travel. There are bus stops on Sunflower Avenue, South Bristol Street, and MacArthur Boulevard that can connect to the 66 bus lines servicing Orange County. For example, there is a bus route that runs from the Project site to the Santa Ana Metrolink station (and Amtrak) and further to the ARTIC station (Amtrak and Metrolink). There is also a bus route that runs from MacArthur Boulevard to John Wayne Airport. The proposed Bristol Street improvements include upgrading the southbound bike lane to a Class I bike lane, which encompasses a planted buffer separation between vehicular and bicycle travel lanes. Bicycle racks will be provided in conjunction with commercial, office, and residential projects. For improvements on MacArthur Boulevard and Sunflower Avenue along Project site frontage, Class II bike lanes are planned, consistent with the City's Bikeway Master Plan. Bicycle storage should be located at the front of each building or in common open spaces. Bike lockers are also planned to be located in parking structures. Community Benefits related to the Project's proposed transportation system include the following: 1. The Specific Plan will reduce VMT per service population in accordance with the Regional Transportation Plan/Sustainable Communities Strategy; 2. Promotion of a walkable community; 3. Encouragement of the increased use of bicycles and scooters; 4. Promotion of current traffic standards that relate to increased public safety; and 5. Installation of a Class I bike lane on Bristol Street. Related Bristol at 3600 South Bristol Street Community Benefits Analysis Report Exhibit 10 September 27, 2023 / 25 ta www.FinanceDTA.com P Multimodal Network SECTION VI ADDITIONAL COMMUNITY BENEFITS TO THE CITY The Developer will facilitate connections to existing transit lines on the adjacent streets to support local and regional connectivity and help reduce dependency on single -occupancy vehicle travel. Community Benefits of the proposed multimodal network include: 1. Connectivity of existing public transportation to existing and proposed Citywide and Countywide systems. 2. The integration of a multimodal network in this area should reduce traffic trips and VMT; 3. The multimodal network will reduce noise and air pollution; 4. Potential connection to John Wayne Airport; and 5. Connectivity to the Metrolink station in downtown Santa Ana. Appendix C includes a list of proposed infrastructure improvements. Q Parking A series of large subterranean parking structures is anticipated to cover the majority of the district, providing shared parking among the mixed uses of the Specific Plan. Shared parking should reduce the number of required parking spaces since residential users have a greater need for parking in the evening while retail users require parking during the day. In addition, the Project site will feature electric vehicle charging stations throughout the development. 4 c Figure 10: Proposed Underground Parking Parking Below Grade E6 Qn R U'g Related Bristol at 3600 South Bristol Street Community Benefits Analysis Report Exhibit 10 RHalyd Bnxkil rdl Labe Ihie�•xnr-nen: WIRMg DP11— tlGM090 linoud e eM PJFL_ 1 :: _ I'W PAvrg 2. Balm gm& azmcnreo DsNrtp gig% 3. Pbm greet � awing gwpce September 2Z 2023 26 ta www.FinanceDTA.com SECTION VI ADDITIONAL COMMUNITY BENEFITS TO THE CITY Community Benefits of the proposed parking facilities include: 1. Underground parking provides for higher density residential and retail programs; 2. The shared parking concept should provide adequate parking 24 hours a day while at the same time reducing the overall parking footprint; 3. The City will obtain financial benefits from parking fees paid by tenants and retail customers; 4. Underground parking will make it convenient for shoppers to easily access shops located directly above the parking spaces and reduce the time necessary to walk from an open parking lot to the developed areas; 5. Parking will lessen resident and visitor dependency on vehicles within the Specific Plan area; and 6. Construction of electric vehicle charging stations will improve air quality by encouraging the use of electric vehicles. R Land Development Infrastructure Improvements The Project conditions of approval are anticipated to require improvements to service the site using the following classifications: 1. Storm drainage and water quality management; 2. Water and water supply; 3. Wastewater treatment; 4. Reclaimed water; 5. Dry utilities; and 6. Solid waste. Although we have discussed some of the benefits described below in other sections, we have included them again here since they are part of the Project conditions of approval. The Community Benefits related to infrastructure include: 1. Improvements to the existing Storm Drain Master Plan system; 2. Improvements to the City's water and sanitary sewer systems; 3. Construction of reclaimed water improvements; 4. Inclusion of Low -Impact Development Best Management Practices ("LID BMPs"); S. Construction of an on -site administrative police substation; 6. Various street widenings; 7. Construction Class I and II bike trails; and 8. Intersection improvements at existing streets. Related Bristol at 3600 South Bristol Street Community Benefits Analysis Report Exhibit 10 September 27, 2023 / 27 SECTION VI ta www.FinanceDTA.com S Maintenance of Improvements ADDITIONAL COMMUNITY BENEFITS TO THE CITY The private maintenance association(s) shall be responsible for maintaining private driveways, parking, open space areas, recreation areas, common area signage, landscaping, irrigation, common areas, on -site sewers, on -site storm drains, water quality features (BMPs), and other responsibilities, as necessary. A substantial portion of site improvements that are usually dedicated to a public agency will be retained by a private maintenance association. Therefore, the City will not be responsible for the maintenance of these common area improvements. The Community Benefit arising from the maintenance of public areas through private contributions is that the City will not be required to fund these costs from its General Fund. Related Bristol at 3600 South Bristol Street Community Benefits Analysis Report Exhibit 10 September 2Z 2023 ta www.FinanceDTA.com VII CONCLUSION SECTION VII CONCLUSION The City will achieve substantial Community Benefits from the build -out of the Project, including both financial and quality -of -life improvements for new residents and other members of the Santa Ana community. The fiscal benefits will include new property taxes that may have a tax assessed value exceeding $2.0 billion dollars at build -out. Based upon an FIA prepared by DTA, the City's General Fund will receive an annual surplus of $3.4 million (2023$) at build -out In addition to new property tax and property tax in lieu of VLFs totaling $6.2 million (2023$), the new TOT is initially projected to be about $1.9 and new direct and indirect sales tax revenues are estimated to total about $2.0 million. During the construction period (up to 10 years), estimated construction activity will generate approximately $2.6 billion of additional spending, most of which will be expended in the City. As a result of these expenditures, a total of 16,834 construction -related jobs will be created during the construction period. In addition, if the Specific Plan is completed as projected, it is anticipated that over $109.0 million in DIFs will be collected from the Project to fund regional infrastructure, with the large majority of these DIFs paid directly to the City. Finally, the Specific Plan proposes to either directly provide on -property operations and maintenance or reimburse the City for all or a portion of this burden. As described in the Project description presented in Section I, the City will also obtain quality -of -life benefits that will improve both the lives of residents residing in the Project's boundaries and others living and working in the surrounding Santa Ana community. These benefits will include affordable housing, transportation and infrastructure improvements, parks and open space, community services, environmental protection, and improvements benefitting the cultural and community character of the City. Although the affordable housing impacts will not be finalized until a Development Agreement is negotiated between the City and Developer, it is the goal of both parties to work within the City's established guidelines. The planned addition of 3,750 residential units, 350,000 SF of retail, 200 congregate care units, and a 250-room hotel will require modernization and upgrades for existing infrastructure, in addition to providing new facilities, such as parks and recreation facilities. The Project will also incorporate environmental design features, some required by current City standards and others offered by the Developer that are planned to reduce utility use and provide energy savings. These include solar generation and storage, landscaping, and energy -efficient building design. Other Community Benefits include the adoption of air quality measures, such as the reduction of GHGs, to improve health benefits for tenants and visitors to the area. The Project will also focus on transportation improvements to improve the walkability of the Project site and encourage multimodal coordination of roadways and the nearby air and rail connections. In all, the Project will provide significant Community Benefits to the greater Santa Ana community. Related Bristol at 3600 South Bristol Street Community Benefits Analysis Report Exhibit 10 September 2Z 2023 / 29 APPENDIX A EPD Solutions, Inc. Related Bristol at 3600 South Bristol Street Community Benefits Analysis Report SPECIFIC PLAN PERMITTED USES Exhibit 10 APPENDIX A ta www.FinanceDTA.com SPECIFIC PLAN PERMITTED USES The following are uses that are permitted in the Specific Plan: Table A-1: Specific Plan Permitted Uses F Permitted Use Type Notes Residential Uses Includes associated leasing offices and Multifamily Apartments, Condominiums, recreational/fitness facilities, as well as clubhouses and Townhouses, Lofts, Tower(s), and Podium(s) recreation buildings. Wood -burning fireplaces are not permitted in residential uses. Fire pits may be permitted in common areas. Rooftop amenities are permitted. Home Occupations Live -Work Units Senior Housing ML Care Uses Adult Daycare Congregate Care Convalescent Facility Continuum of Care Daycare/Childcare Commercial Uses Drive -Through Lanes Not Associated With Restaurants, Cafes, and Eating Establishments Including indoor and outdoor sales, department stores, Commercial/Retail and stores offering commercial services, such as appliance stores, bakeries, bookstores, food/grocery stores (retail market), pet stores, etc. Commercial Recreation Including executive suites, guest suites, and Hospitality long-term/extended stay, with commercial, day spa, and food/alcohol services incidental to the hotel use. Rooftop amenities, including dining, are permitted. Office Uses: Professional, Administrative, and Including office use by architects/engineers, and similar Business Offices Providing Personal and Professional Services uses. Medical Office Including surgical centers, urgent care, dentists, and optometrists. Service Uses Alcohol Sales for On -Site or Off -Site Consumption Associated With Food Service/Restaurant Off -Site or at a Bar Related Bristol at 3600 South Bristol Street Community Benefits Analysis Report Exhibit 10 September 2Z 2023 APPENDIX A ta www.FinanceDTA.com SPECIFIC PLAN PERMITTED USES • Service -Oriented Office Uses, Including Insurance, Real Estate, Travel, Finance (Including ATMs), Creative Office Co -Working (WeWork, Common Desk, etc.), and Similar Uses Eating and Drinking Establishments Restaurants, cafes, and take-out permitted. Outdoor seating and dining associated with a restaurant or cafe is permitted. Fast Food/Quick Serve No extended hours or drive -through. Extended Hours for Food Uses Conditional Use Permit required. Gymnasiums and Fitness Clubs Massage Establishments (Day Spa) Massage Establishment Permit required. May be accessory to a hotel use. Adult businesses are not permitted. Personal Services Including dry cleaners, salons, small appliance repair, locksmiths, nail salons/beauty shops, tailors, and travel agencies. Postal Services Printing/Reprographics Transportation and Infrastructure Major Wireless Communication Facilities Utilities Public or private. Water Quality Features Other Parking Structures Above or Below -Ground Pushcarts Outdoor Retail Kiosks/Carts Food Vending vehicles/Food Trucks Museums and Science Centers Performing or Cultural Arts Club/Live entertainment Venues (Music Venue, Comedy Club, Nightclub, etc.) Community Assembly uses Public Utilities Including electric distribution substations, library, government offices, police substations, etc. Municipal uses Schools, Public and Private Preschool only. Theaters and Cinemas Including ancillary food and alcohol sales. Temporary Outdoor Activities and Structures Related Bristol at 3600 South Bristol Street Community Benefits Analysis Report Exhibit 10 September 27, 2023 / A-2 APPENDIX B EPD Solutions, Inc. Related Bristol at 3600 South Bristol Street Community Benefits Analysis Report SCAQMD POLICIES: CITY GENERAL PLAN Exhibit 10 ta www.FinanceDTA.com APPENDIX B SCAQMD POLICIES: CITY GENERAL PLAN The City of Santa Ana General Plan is based on a vision statement and five core values established as part of an extensive community outreach effort. The following are relevant policies of the Santa Ana General Plan Update: A Mobility Element Policy 1.7 Proactive Mitigation. Proactively mitigate potential air quality, noise, congestion, safety, and other impacts from the transportation network on residents and business. Policy 1.8 Environmental Sustainability. Consider air and water quality, noise reduction, neighborhood character, and street -level aesthetics when making improvements to travelways. Policy 3.3 Safe Routes to Schools and Parks. Lead the development and implementation of safer routes to schools and parks by partnering with the school district, residents, property owners, and community stakeholders. Policy 3.4 Regional Coordination. Coordinate development of the City's active transportation and transit network with adjacent jurisdictions, OCTA, and other appropriate agencies. Policy 3.5 Education and Encouragement. Encourage active transportation choices through education, special events, and programs. Policy 3.7 Complete Streets Design. Enhance streets to facilitate safe walking, bicycling, and other nonmotorized forms of transportation through community participatory design. Policy 4.1 Intense Development Areas. Program multimodal transportation and public realm improvements that support new development in areas along transit corridors and areas planned for high -intensity development. Policy 4.2 Project Review. Encourage active transportation, transit use, and connectivity through physical improvements and public realm amenities identified during the City's Development Review process. Policy 4.3 Transportation Management. Coordinate with OCTA, employers, and developers to utilize TDM (transportation demand management) strategies and education to reduce vehicle trips and parking demands. Policy 4.5 Land Use Development Design. Ensure that building placement and design features create a desirable and active streetscape. Policy 4.6 Roadway Capacity Alternatives. Promote reductions in automobile trips and vehicle miles traveled by encouraging transit use and nonmotorized transportation as alternatives to augmenting roadway capacity. Policy 4.7 Parking. Explore and implement a flexible menu of parking options and other strategies to efficiently coordinate the response to parking demands. Related Bristol at 3600 South Bristol Street Community Benefits Analysis Report Exhibit 10 September 2Z 2023 APPENDIX B ta www.FinanceDTA.com SCAQMD POLICIES: CITY GENERAL PLAN Policy 4.9 Air Pollution Mitigation. Consider land use, building, site planning, and technology solutions to mitigate exposure to transportation related air pollution. Policy 5.4 Green Streets. Leverage opportunities along streets and public rights -of -way to improve water quality through use of landscaping, permeable pavement, and other best management practices. Policy 5.6 Clean Fuels and Vehicles. Encourage the use of alternative fuel vehicles and mobility technologies through the installation of supporting infrastructure. B Community Element Policy 3.2 Healthy Neighborhoods. Continue to support the creation of healthy neighborhoods by addressing public safety, land use conflicts, hazardous soil contamination, incompatible uses, and maintaining building code standards. Policy 3.4 Safe Mobility. Promote the overall safety of multi -modal streets by developing local and regional programs that educate and inform motorists of non -motorized roadway users. Policy 3.7 Active Lifestyles. Support programs that promote sports, fitness, walking, biking and active lifestyles. C Conservation Element Policy 1.1 Regional Planning Efforts. Coordinate air quality planning efforts with local and regional agencies to meet State and Federal ambient air quality standards in order to protect all residents from the health effects of air pollution. Policy 1.3 Education. Promote efforts to educate businesses and the general public about air quality standards, reducing the urban heat island effect, health effects from poor air quality and extreme heat, and best practices they can make to improve air quality and reduce greenhouse gas emissions. Policy 1.4 Development Standards. Support new development that meets or exceeds standards for energy -efficient building design and site planning. Policy 1.5 Sensitive Receptor Decisions. Consider potential impacts of stationary and non -stationary emission sources on existing and proposed sensitive uses and opportunities to minimize health and safety risks. Develop and adopt new regulations on the siting of facilities that might significantly increase pollution near sensitive receptors within environmental justice area boundaries. Policy 1.6 New and Infill Residential Development. Promote development that is mixed -use, pedestrian -friendly, transit -oriented, and clustered around activity centers. Policy 1.7 Housing and Employment Opportunities. Improve the City's Jobs/Housing Balance ratio by supporting development that provides housing and employment opportunities to enable people to live and work in Santa Ana. Related Bristol at 3600 South Bristol Street Community Benefits Analysis Report Exhibit 10 September 27, 2023 / B_2 APPENDIX B ta www.FinanceDTA.com SCAQMD POLICIES: CITY GENERAL PLAN Policy 1.8 Promote Alternative Transportation. Promote use of alternate modes of transportation in the City of Santa Ana, including pedestrian, bicycling, public transportation, car sharing programs and emerging technologies. Policy 1.9 Public Investment Alternative Transportation Infrastructure. Continue to invest in infrastructure projects that support public transportation and alternate modes of transportation in the City of Santa Ana, including pedestrian, bicycling, public transportation, car sharing programs, and emerging technologies. Policy 1.10 Transportation Management. Continue to support and invest in improvements to the City's Transportation Management System, including projects or programs that improve traffic flow and reduce traffic congestion. Policy 1.11 Public Investment in Low- or Zero Emission Vehicles. Continue to invest in low -emission or zero -emission vehicles to replace the City's gasoline powered vehicle fleet and to transition to available clean fuel sources such as bio-diesel for trucks and heavy equipment. Policy 1.12 Sustainable Infrastructure. Encourage the use of low or zero emission vehicles, bicycles, non -motorized vehicles, and car -sharing programs by supporting new and existing development that includes sustainable infrastructure and strategies such as vehicle charging stations, drop-off areas for ridesharing services, secure bicycle parking, and transportation demand management programs. Policy 1.13 City Contract Practices. Support businesses and contractors that use reduced -emissions equipment for city construction projects and contracts for services, as well as businesses that practice sustainable operations. Policy 1.14 Transportation Demand Management. Require and incentivize projects to incorporate Transportation Demand Management (TDM) techniques. Policy 2.3 Resource Management. Efficiently manage soil and mineral resource operations to eliminate significant nuisances, hazards, or adverse environmental effects on neighboring land uses. Policy 3.3 Development Patterns. Promote energy efficient -development patterns by clustering mixed -use developments and compatible uses adjacent to public transportation. Policy 3.11 Energy -Efficient Transportation Infrastructure. Continue to support public and private infrastructure for public transportation such as bus routes, rail lines, and the OC Streetcar. D Land Use Element Policy 1.5 Diverse Housing Types. Incentivize quality infill residential development that provides a diversity of housing types and accommodates all income levels and age groups. Policy 1.6 Transit -Oriented Development. Encourage residential mixed -use development, within the City's District Centers and Urban Neighborhoods, and adjacent to Related Bristol at 3600 South Bristol Street Community Benefits Analysis Report Exhibit 10 September 2Z 2023 / B-3 ta www.FinanceDTA.com high -quality transit. APPENDIX B SCAQMD POLICIES: CITY GENERAL PLAN Policy 1.7 Active Transportation Infrastructure. Invest in active transportation connectivity between activity centers and residential neighborhoods to encourage healthy lifestyles. Policy 2.5 Benefits of Mixed Use. Encourage infill mixed -use development at all ranges of affordability to reduce vehicle miles travelled, improve Jobs/Housing Balance, and promote social interaction. Policy 2.10 Smart Growth. Focus high density residential in mixed -use villages, designated planning focus areas, Downtown Santa Ana, and along major travel corridors. Policy 3.8 Sensitive Receptors. Avoid the development of industry and sensitive receptors in close proximity to each other that could pose a hazard to human health and safety, due to the quantity, concentration, or physical or chemical characteristics of the hazardous materials utilized, or the hazardous waste an operation may generate or emit. Policy 3.9 Noxious, Hazardous, Dangerous, and Polluting Uses. Improve the health of residents, students, and workers by limiting the impacts of construction activities and operation of noxious, hazardous, dangerous, and polluting uses that are in close proximity to sensitive receptors, with priority given to discontinuing such uses within environmental justice areas boundaries. Policy 3.11 Air Pollution Buffers. Promote landscaping and other buffers to separate existing sensitive uses from rail lines, heavy industrial facilities, and other emissions sources. As feasible, apply more substantial buffers within environmental justice area boundaries. Policy 3.12 Indoor Air Quality. Require new sensitive land uses proposed in areas with high levels of localized air pollution to achieve good indoor air quality through landscaping, ventilation systems, or other measures. Policy 4.1 Complementary Uses. Promote complete neighborhoods by encouraging a mix of complementary uses, community services, and people places within a walkable area. Policy 4.3 Sustainable Land Use Strategies. Encourage land uses and strategies that reduce energy and water consumption, waste and noise generation, soil contamination, air quality impacts, and light pollution. Policy 4.5 VMT Reduction. Concentrate development along high -quality transit corridors to reduce vehicle miles traveled (VMT) and transportation related carbon emissions. E Safety Element Policy 2.1 Regional Collaboration. Consult and collaborate with federal, state, and regional agencies to identify and regulate the disposal and storage of hazardous materials, prevent the illegal transportation and disposal of hazardous waste, and facilitate the cleanup of contaminated sites. Related Bristol at 3600 South Bristol Street Community Benefits Analysis Report Exhibit 10 September 2Z 2023 / B-4 ta www.FinanceDTA.com APPENDIX B SCAQMD POLICIES: CITY GENERAL PLAN Policy 2.2 Hazardous Waste Generators. Collaborate with appropriate agencies to identify and inventory all users and handlers of hazardous materials to proactively mitigate potential impacts. Policy 2.3 Transportation and Storage. Coordinate with the County of Orange, the California Department of Transportation, and other relevant parties to enforce state and local laws regulating the storage and transport of hazardous materials within the City of Santa Ana, and limit truck routes through the City to arterials streets away from natural habitats and sensitive land uses. Policy 2.4 Planning and Remediation. Determine the presence of hazardous materials and/or waste contamination prior to approval of new uses and require that appropriate measures be taken to protect the health and safety of site users and the community. Policy 2.6 Existing Sensitive Uses. Partner and collaborate with property owners, businesses, and community groups to develop strategies to protect and minimize risks from existing hazardous material sites to existing nearby sensitive uses with priority given to discontinuing such uses within environmental justice area boundaries. Urban Design Element Policy 1.6 Active Transportation Infrastructure. Support the creation of citywide public streets and site amenities that accommodate and promote an active transportation -friendly environment. Policy 3.10 Coordinated Street Improvement Plans. Coordinate citywide landscape medians and street trees with land use plans and development projects. Policy 5.4 Intersections for all Travel Modes. Strengthen active transportation connections and amenities at focal intersections to promote a pleasant and safe experience for non -motorized forms of travel. F Open Space Element Policy 2.5 Air Quality and Heat. Coordinate park renovation and development to address air quality and climate impacts by reducing heat island effect by providing green infrastructure and shade, and reducing air pollution by providing vegetation that removes pollutants and air particles. Policy 3.5 Landscaping. Encourage the planting of native and diverse tree species in public and private spaces to reduce heat island effect, reduce energy consumption, and contribute to carbon mitigation. Policy 3.6 Sustainable Parks and Facilities. Integrate drought tolerant or native plantings, water -wise irrigation, design and maintenance efficiencies, and sustainable development practices to reduce water use and energy consumption. Policy 3.7 Urban Forest. Maintain, preserve, and enhance the City's urban forest as an environmental, economic, and aesthetic resource to improve residents' quality of life. Related Bristol at 3600 South Bristol Street Community Benefits Analysis Report Exhibit 10 September 27, 2023 / B-5 APPENDIX C EPD Solutions, Inc. Related Bristol at 3600 South Bristol Street Community Benefits Analysis Report PROPOSED INFRASTRUCTURE IMPROVEMENTS Exhibit 10 ta www.FinanceDTA.com APPENDIX C PROPOSED INFRASTRUCTURE IMPROVEMENTS Community Benefits of land development infrastructure improvements include the following: 1. The Storm Drain Master Plan recommends upgrades to the City's storm drain system at Sunflower Avenue (54-inch and 60-inch to a 72-inch) and S. Plaza Drive (36-inch and 42-inch to 42-, 54-, and 60-inch). 2. LID BMPs will be implemented through site design measures and source controls to reduce pollutants in storm water discharges. LID BMPs are engineered facilities that are designed to retain or biotreat runoff on the Project site. 3. Modular wetlands are included as a method of biotreatment. Modular wetlands are proprietary biotreatment systems that utilize multi -stage treatment processes including screening media filtration, settling, and biofiltration. 4. The existing 12-inch waterline in Callen's Common will be replaced and new connections will be provided for the proposed on -site water facilities. The existing connections of the waterline in Callen's Common at South Plaza Drive and South Bristol Street will be replaced with new connections to the existing mains. 5. As part of Project implementation, an administrative police substation (no transfers or bookings) will be located within the Specific Plan area. 6. Projects to be developed within the Specific Plan area will pay statutory school fees at the time of building permits unless otherwise provided for as part of an agreement with the Santa Ana School District. Based upon preliminary unit sizes and assuming school fees do not escalate, the residential school impact fee is estimated to be about $15,000,000 and the commercial school fee is estimated to be $273,000. Anticipated improvements for the South Bristol Street public right of way include the following: 1. Widened parkway, tree -lined streets, and planted setback areas; 2. New curb cuts for ingress/egress to/from Bristol Street; 3. Potential right-of-way dedication for deceleration lanes; 4. Potential median modifications; 5. Potential signalization of the driveway between Callen's Common and Sunflower Avenue; and 6. Construction of bikeway improvements per the City's design. Planned improvements for West MacArthur Boulevard include the following: 1. Addition of an intersection for a new north/south local neighborhood street (Bristol Paseo); 2. Curb cut at the intersection of the residential shared street; Related Bristol at 3600 South Bristol Street Community Benefits Analysis Report Exhibit 10 September 2Z 2023 ta www.FinanceDTA.com APPENDIX C PROPOSED INFRASTRUCTURE IMPROVEMENTS 3. Potential right-of-way dedication for deceleration lanes; 4. Installation of Class II bike lanes per the City's Mobility Element; and 5. Planted setback areas and tree -lined streets. Planned improvements for South Plaza Drive on the Specific Plan frontage include the following: 1. New curb cuts for ingress/egress; and 2. Planted setback areas and tree -lined streets. Planned improvements for Sunflower Avenue include the following: 1. Potential median modification and/or signalization of the proposed Bristol Paseo driveway, subject to improvements/realignment of South Coast Plaza driveway; 2. Potential right-of-way dedication for deceleration lanes; 3. Construction of westbound right -turn lane at the proposed Bristol Paseo and proposed valet drop-off driveway, as well as at the proposed neighborhood street; 4. Installation of Class II bike lanes per the City's Mobility Element. Planned improvements for Callen's Common include the following: 1. Expanded parkway improvements with tree -lined streets and improved sidewalk conditions; 2. Greenlink pedestrian crossing; 3. Reduction of travel lanes to a two-lane street between South Plaza Drive and Bristol Paseo to allow for on -street parking; 4. Drop-off and loading areas; 5. Addition of a 6' to 8' foot wide sidewalk on both sides of the roadway; and 6. Potential signalization of Callen's Common and South Plaza Drive. The table below indicates payments related to Bristol Street improvements that will be reimbursed to the City for following intersections listed below. Table C-1: Related Bristol Fair Share Payments 1 - . Fair Share % Fairview Street at Segerstrom Ave. 4.18% Bristol street at Segerstrom Ave. 11.81% Main Street at MacArthur Blvd. 19.96% Bear Street at SR73 Northbound Ramps 3.79% Related Bristol at 3600 South Bristol Street Community Benefits Analysis Report Exhibit 10 September 2Z 2023 / C-2 AIF www.FinanceDTA.com 18201 VON KARMAN AVENUE, SUITE 220 IRVINE, CA 92612 PHONE: (800) 969-4DTA Public Finance Public -Private Partnerships Development Economics Clean Energy Bonds WWW.FINANCEDTA. COM Ionic 9lr7T'7%W-W"'f r•. .-qw 1 .Y LAND RESIDUAL VALUE STUDY REPORT EPD SOLUTIONS, INC. RELATED BRISTOL AT 3600 SOUTH BRISTOL STREET CITY OF SANTA ANA, CA September 27, 2023 dta 18201 Von Karman Avenue, Suite 220 www.FinanceDTA.com Irvine, CA 92612 EPD SOLUTIONS, INC. E I P I D LAND RESIDUAL VALUE STUDY REPORT RELATED BRISTOL AT 3600 SOUTH BRISTOL STREET CITY OF SANTA ANA, CA Prepared for: EPD Solutions, Inc. 3333 Michelson Drive, Suite 500 Irvine, CA 92612 Attention: Jeremy Krout Exhibit 10 TABLE OF CONTENTS SECTION PAGE I PROJECT INFORMATION.......................................1 II LRV OF THE PROJECT ........................................... 8 III PROJECT ASSUMPTIONS....................................14 IV LAND IMPROVEMENT INDIRECT COSTS......... 17 V LAND IMPROVEMENT DIRECT COSTS ............. 23 VI VERTICAL COSTS .................................................. 30 VII INDIRECT COSTS .................................................. 31 VIII MARKETING COSTS..............................................32 IX FINANCE COSTS .................................................... 33 X CONCLUSION........................................................ 34 Exhibit 10 ta www.FinanceDTA.com PROJECT INFORMATION SECTION I PROJECT INFORMATION DTA was engaged to conduct a Land Residual Value ("LRV") Study (the "Study") for the Related Bristol Specific Plan project (the "Project") located in the City of Santa Ana (the "City"), California, on behalf of EPD Solutions, Inc. (the "Client"). The purpose of this LRV analysis is to determine whether the Project to be developed by RCR Bristol, LLC (the "Developer") is financially feasible. This Land Residual Study Report ("Report") was prepared to provide the City with a summary of applicable financial assumptions that were utilized by DTA to support the Related Bristol Specific Plan's ("Specific Plan's") LRV. DTA was not provided with cost information to prepare this LRV. Instead, we have integrated information contained in DTA's Draft Market Study Report dated July 3, 2023. The basis of our costs for the LRV were the Specific Plan and the incorporation of costs developed from a database of information for similar projects provided by the firm Land Optimization Strategies and its President, Barry Gross. Based upon the assumptions presented in this Report, DTA concluded that the Net Asset Value ("NAV") of the Project exceeds its costs by $597,895,000. Table 1: NAV Summary 6- Total NAV $2,377,266,000 Total Costs ($1,779,371,000) Excess of NAV Over Costs $597,895,000 DTA's land residual model includes a substantial number of assumptions to support our findings. The focus of this Report is to discuss the general assumptions that support the LRV for the complete build -out of the Project. The Project site includes Income -Producing Properties ("IPP") expected to comprise 3,750 dwelling units, 350,000 square feet ("SF") of retail space, a 250-room hotel, and a 200-bed congregate care facility, as well as roadways, parks, and open space. The Project at build -out is anticipated to provide 3,896 parking spaces, the majority of which will be underground. The Specific Plan area is located north of Interstate 405 (the San Diego Freeway) and west of State Route 55 (the Orange Freeway). The adjacent streets are Sunflower Avenue to the south, South Bristol Street to the east, South Plaza Drive to the west, and West Sunflower to the south, which is the boundary between the Cities of Santa Ana and Costa Mesa. The intersection of South Bristol Street and West Sunflower Avenue will include the construction of a monument establishing an entrance to Santa Ana, including architecture and landscape elements that will establish a notable entry into the City. The current use of the 41.0-acre site includes 465,000 SF of retail space, some of which is vacant, underutilized, or obsolete. The City had a vision for the redevelopment of this property and updated its General Plan to accommodate a different type of development Related Bristol at 3600 South Bristol Street Land Residual Value Study Report Exhibit 10 September 27, 2023 / 1 ta www.FinanceDTA.com SECTION I PROJECT INFORMATION targeting the look and feel of an urban village. One of the primary goals of an urban village setting is that residents can walk within the community to both local -serving retail and recreational amenities. The Developer responded to the City's desires by targeting a Project design that would both achieve the desired urban feeling while offering an economically successful project. The plan is to develop a dense urban village with ground -floor retail in all the residential buildings. The Specific Plan is designed to harmonize with the high-rise office buildings in the Arts District to the east. Another benefit of the program is that at build -out, there could be as many as 6,750 residents living in the village who would shop at the proposed 350,000 SF of retail. Figure 1: Artist's 3-D Rendering of Project We based our product mix on the approved Specific Plan. Based upon an artist's rendering of the site (as shown in Figure 1), we estimated the height of the buildings. It was assumed that all multifamily buildings would include ground -floor retail. A 250-room upscale hotel, with approximately 20 stories, is anticipated to be developed in the southwest corner of the Project site. The Specific Plan also proposes a 20-story, 200-unit congregate care facility to be built -out in Phase 1. As stated in the Specific Plan, DTA based our model on the understanding that the Project shall be completed in three phases, as shown in Table 2. Table 2: Project Schedule Approved TTMs Start June 2022 June 2022 June 2022 End December 2025 December 2025 December 2025 Horizontal Construction Start December 2025 June 2029 March 2032 End June 2029 December 2031 June 2034 Vertical Construction Start June 2026 December 2029 September 2032 End March 2030 December 2032 May 2035 Sales Start March 2027 September 2030 June 2033 End March 2030 December 2032 May 2035 Related Bristol at 3600 South Bristol Street Land Residual Value Study Report Exhibit 10 September 27, 2023 / 2 ta www.FinanceDTA.com SECTION I PROJECT INFORMATION The timing and cash flow related to the Specific Plan's financial analysis starts as of June 2023. DTA assumed that the processing of Tentative Tract Maps or parcel maps (collectively referred to as "TTMs" in this Report) would commence after the completion of a Development Agreement ("DA") between the City and Developer. It is expected that a DA will be negotiated between the City and Developer. However, at the time of the NAV preparation, the DA was not completed. As a result, we did not anticipate specific terms and instead predicted general assumptions contained in similar DAs. An important assumption we made was that the DA would not address any credits for Development Impact Fees ("DIFs"). In our analysis, we assumed that the Developer would not be providing low-income housing units but would instead incur the Santa Ana Housing In -Lieu Fee of $15.00 per SF, totaling approximately $50,625,000 upon the build -out of the Project. The LRV assumes the Developer will pay all costs to be incurred from today through lease -up, allowing DTA to determine each block's NAV. This includes the Developer completing the TTMs, preparation of approved engineering plans, payment of all DIFs, construction of all site development improvements, and construction of all the buildings. At the time the buildings achieve full occupancy, we assume they will be valued at their respective NAV(s). Often, in a project of this size, a developer may sell separate parcels to third -party developers and builders. Although this will reduce the overall profit to the developer, often an early sale to a third party will return invested capital and increase other financial metrics, such as an increased Internal Rate of Return (" IRR") and Net Present Value ("NPV") of the development program. It also allows a developer to spread financial risk. We have been informed that the property will be encumbered by a 99-year ground lease. Since most home buyers are not interested in purchasing a home on leased land, the residential development will be targeted to rental tenants. Related Bristol at 3600 South Bristol Street Land Residual Value Study Report Exhibit 10 September 2Z 2023 3 ta www.FinanceDTA.com SECTION I PROJECT INFORMATION From the CoStar site, DTA obtained information about the market for both County and multifamily products within a 2-mile radius of the Project site. In this Report, we will refer to the area within 2 miles of the site as the "2-Mile Zone." The model assumes multifamily rental units will be delivered to the market beginning in March 2027 and ending in May 2035. There have been few apartment projects opened in the 2-Mile Zone in recent years, and rental vacancies in an area within the 2-Mile Zone are below 2.0%. We concluded that the rental units will be absorbed as they are delivered to the marketplace. Figure 2: Multifamily Market Cap Rate Market Cap Rate 6.0% 4.8°% 4.6% 4.4% 4.2 % 4.0% 3.8% Fprecast 3.6% It is also important to note that the 2-Mile 3.4% Zone's market area cap rate for completed 3.2% 1 1 i4 1 1 t6 1 1 $6 1 1 20 1 1 22 11 1741 1 26 1 1 multifamily project sales is about 4.0%, as provided by CoStar, a data information company that provided the market information DTA evaluated for the NAV study. Please note that forecasted multifamily cap rates are not projected to increase above 4.0% in the foreseeable future. That said, while cap rates for multifamily projects in California and across the United States have been increasing as a result of generally higher 10-year Federal government or agency bond ("Government Bond") interest rates, the impact has not been experienced in the City's 2-Mile Zone. The model assumptions do not include price appreciation or cost inflation to comply with existing underwriting standards. Related Bristol at 3600 South Bristol Street Land Residual Value Study Report Exhibit 10 September 27, 2023 a] Ita vw.FinanceDTA.com Table 3: Summary of LRV by Phase Revenues SECTION I PROJECT INFORMATION t 3,750 DU $1,183,134,000 77.23% $396,868,000 86.87% $287,318,000 73.97% $1,867,320,000 78. ial 350,000 SF $99,921,000 6.52% $46,680,000 10.22% $72,236,000 18.60% $218,837,000 9.2 250 Rooms $94,619,000 6.18% $0 0.00% $0 0.00% $94,619,000 3.5 to 200 Rooms $106,470,000 6.95% $0 0.00% $0 0.00% $106,470,000 4.2 ructures 3,896 Spaces $47,860,000 3.12% $13,280,000 2.91% $28,880,000 7.43% $90,020,000 3.� Total Revenues $1,532,004,000 100.00% $456,828,000 100.00% $388,434,000 100.00% $2,377,266,000 100 _ Costs or IF 9w t $897,332,000 75.84% $307,937,000 77.59% $231,494,000 80.57% $1,436,763,000 76. ial $38,378,000 38.41% $19,885,000 42.60% $32,433,000 44.90% $90,696,000 41. $71,326,000 75.38% $0 0.00% $0 0.00% $71,326,000 75. to $69,462,000 65.24% $0 0.00% $0 0.00% $69,462,000 65. ructures $52,404,000 109.49% $18,084,000 136.17% $40,636,000 140.71% $111,124,000 123 Total Costs $1,128,902,000 1 73.69% $345,906,000 75.72% $304,563,000 78.41% $1,779,371,001 74. NAV t $285,802,000 24.16% $88,931,000 22.41% $55,824,000 19.43% $430,557,000 23. ial $61,543,000 61.59% $26,795,000 57.40% $39,803,000 55.10% $128,141,001 58. $23,293,000 24.62% $0 0.00% $0 0.00% $23,293,000 24. to $37,008,000 34.76% $0 0.00% $0 0.00% $37,008,000 34. ructures ($4,544,000) (9.49%) ($4,804,000) (36.17%) ($11,756,000) (40.71%) ($21,104,000) (23. :cess of NAV Over Costs $403,102,000 26.31% $110,922,000 24.28% $83,871,000 21.59% $597,895,002 25. ed Bristol at 3600 South Bristol Street 'Residual Value Study Report Exhibit 10 September 27, 2023 Ita vw.FinanceDTA.com Table 4: Summary of LRV by Product Type SECTION PROJECT INFORMATION iption Apartment Apartment - % of Revenues Commercial Commercial - % of Revenues Hotel Hotel - % of Revenues Congregate Care Congregate Care - % of Revenues Community Center Backbone Total $1,942,820,000 100.00% 1 $218,837,077 1 100.00% 1 $109,138,529 1 100.00% $106,470,000 1 100.00% $0 $0 $2,377,265,6 ent Soft Costs ($19,995,221) (1.03%) ($1,957,771) (0.89%) ($938,066) (0.86%) ($124,933) (0.12%) ($2,986,887) ($541,208) ($26,544,08, ($116,245,415) (5.98%) ($8,997,782) (4.11%) ($10,150) (0.01%) ($5,346) (0.01%) ($93,676) $0 ($125,352,36 ent Hard Costs ($161,556,570) (8.32%) ($960,804) (0.44%) ($5,544,304) (5.08%) ($728,755) (0.68%) ($19,271,438) ($7,719,318) ($195,781,18 ition by Sale % ($18,689,409) (0.96%) ($2,637,996) (1.21%) ($981,940) (0.90%) ($957,931) (0.90%) $15,006,749 $8,260,526 $0 )rovement Cost ($316,486,614) (16.29%) ($14,554,352) (6.6S%) ($7,474,460) (6.8S%) ($1,816,96S) (1.71%) ($7,345,2S2) $0 ($347,677,64 fiction Costs ($1,073,756,400) (55.27%) ($59,237,437) (27.07%) ($56,560,000) (51.82%) ($59,388,000) (55.78%) $0 $0 ($1,248,941,8 ($96,091,348) (4.95%) ($11,473,692) (5.24%) ($4,943,883) (4.53%) ($5,614,827) (5.27%) $0 $0 ($118,123,74 ales ($9,736,069) (0.50%) ($218,837) (0.10%) ($94,619) (0.09%) ($106,470) (0.10%) $0 $0 ($10,155,99, ($44,470,531) (2.29%) ($5,211,641) (2.38%) ($2,253,356) (2.06%) ($2,535,600) (2.38%) $0 $0 ($54,471,121 Total Costs ($1,540,540,962) (79.29%) ($90,695,959) (41.44%) ($71,326,317) (65.35%) ($69,461,862) (65.24%) ($7,345,252) $0 ($1,779,370,3 Residual Value $402,279,038 20.71% $128,141,118 58.56% $37,812,212 34.65% $37,008,138 34.76% ($7,345,252) $0 $597,895,2° ed Bristol at 3600 South Bristol Street 'Residual Value Study Report Exhibit 10 September 2Z 2023 Ita vw.FinanceDTA.com Table S: Project's Annual Cash Flow SECTION PROJECT INFORMATION � 0 - „" 9"-W - 1 lation $2,287,246 100.00% $0 $0 $0 $0 $12,132 $396,885 $623,097 $298,004 $154,026 $118,665 $324,883 ,02 $20 $90,020 3.94% 1 $0 1 $0 1 $0 $0 1 $0 $22,260 $13,600 $7,820 $4,180 $3,420 $9,860 $0 enues $2,377,266 103.94% $0 $0 $0 $0 $12,132 $419,145 $636,697 $305,824 $158,206 $122,085 $334,743 $2,020 ;osts ($151,896) (6.64%) ($692) ($2,843) ($2,917) ($2,917) ($22,227) ($12,265) ($32,284) ($22,626) ($932) ($20,825) ($8,408) ($4,524) Costs ($195,781) (8.56%) $0 $0 $0 $0 ($42,243) ($33,476) ($15,122) ($13,467) ($10,354) ($8,866) ($21,605) ($29,443) )sts ($1,248,942) (54.60%) $0 $0 $0 $0 ($148,515) ($179,814) ($281,871) ($180,328) ($29,478) ($136,930) ($105,218) ($34,969) ($118,124) (5.16%) ($2,019) ($4,001) ($4,085) ($4,176) ($8,545) ($15,334) ($16,165) ($13,400) ($10,473) ($10,384) ($11,259) ($7,665) ($10,156) (0.44%) $0 $0 $0 $0 ($673) ($1,577) ($2,690) ($1,722) ($511) ($959) ($1,286) ($263) ($54,471) (2.38%) ($10,593) ($1,052) ($1,566) ($2,120) ($4,849) ($10,228) ($5,915) ($2,173) ($698) ($3,884) ($3,435) ($1,488) Costs ($1,779,370) (77.80%) ($13,304) ($7,896) ($8,568) ($9,213) ($227,052) ($252,693) ($354,046) ($233,716) ($52,447) ($181,849) ($151,211) ($78,352) iflow $597,896 21.01% ($13,304) ($7,896) ($8,568) ($9,213) ($214,920) $166,451 $282,651 $72,109 $105,760 ($59,764) $183,531 iFlow Peak Capital ($257,544) ($13,304) ($21,200) ($29,768) ($38,982) ($253,901) ($87,450) $195,200 $267,309 $373,069 $313,305 $496,836 $420,503 ed Bristol at 3600 South Bristol Street 'Residual Value Study Report Exhibit 10 September 2Z 2023 SECTION II ta www.FinanceDTA.com II LRV OF THE PROJECT LRV OF THE PROJECT DTA prepared a market study, dated July 3, 3023, for the residential, retail, hotel, and congregate care products included in the Project. The Project's NAV is summarized below. Table 6: NAV of the Project .- . . ! . Apartment 3,750 DU $1,183,134,000 $396,868,000 $287,318,000 $1,867,320,000 Commercial 350,000 SF $99,921,000 $46,680,000 $72,236,000 $218,837,000 Hotel 250 Rooms $94,619,000 $0 $0 $94,619,000 Congregate 200 Rooms $106,470,000 $0 $0 $106,470,000 Parking Structures 1 $47,860,000 $13,280,000 $28,880,000 $90,020,000 Total Revenues 1 $1,532,004,000 1 $456,828,000 1 $388,434,000 $2,377,266,000 Below is a summary of the NAV for residential uses. Related Bristol at 3600 South Bristol Street Land Residual Value Study Report Exhibit 10 September 27, 2023 Ita vw.FinanceDTA.com Table 7: NAV for Residential Uses SECTION LRV OF THE PROJEC on Units Market Rent per SF Rent Premiums Unit SF Market Re per Unit Vacancy per Unit Nje Eens e U, L .. Net •.erating Income per Unit Market Cap Rate Market Price per Unit 4.00% 5.00% 35.00% 3.00% lential 108 DU $3.50 $0.14 900 SF $3,276 ($164) ($1,147) ($98) $1,867 4.50% $498,000 lential 105 DU $3.50 $0.14 900 SF $3,276 ($164) ($1,147) ($98) $1,867 4.50% $498,000 lential 202 DU $3.50 $0.14 900 SF $3,276 ($164) ($1,147) ($98) $1,867 4.50% $498,000 lential 170 DU $3.50 $0.14 900 SF $3,276 ($164) ($1,147) ($98) $1,867 4.50% $498,000 lential 373 DU $3.50 $0.14 900 SF $3,276 ($164) ($1,147) ($98) $1,867 4.50% $498,000 lential 88 DU $3.50 $0.14 900 SF $3,276 ($164) ($1,147) ($98) $1,867 4.50% $498,000 lential 106 DU $3.50 $0.14 900 SF $3,276 ($164) ($1,147) ($98) $1,867 4.50% $498,000 dential 222 DU $3.50 $0.14 900 SF $3,276 ($164) ($1,147) ($98) $1,867 4.50% $498,000 dential 552 DU $3.50 $0.14 900 SF $3,276 ($164) ($1,147) ($98) $1,867 4.50% $498,000 dential 289 DU $3.50 $0.14 900 SF $3,276 ($164) ($1,147) ($98) $1,867 4.50% $498,000 dential 680 DU $3.50 $0.14 900 SF $3,276 ($164) ($1,147) ($98) $1,867 4.50% $498,000 dential 222 DU $3.50 $0.14 900 SF $3,276 ($164) ($1,147) ($98) $1,867 4.50% $498,000 dential 335 DU $3.50 $0.14 900 SF $3,276 ($164) ($1,147) ($98) $1,867 4.50% $498,000 dential 298 DU 1 $3.50 1 $0.14 1 900 SF $3,276 ($164) ($1,147) ($98) $1,867 4.50% $498,000 Totals 3,750 DU 1 $3.50 1 $0.14 1 3,375,000 SF $12,285,000 ($614,250) ($4,299,750) ($368,550) $7,002,450 4.50% $498,000 $ ed Bristol at 3600 South Bristol Street 'Residual Value Study Report Exhibit 10 September 27, 2023 Ita vw.FinanceDTA.com Table 8: NAV for Retail Products SECTION LRV OF THE PROJEC Monthly Scheduled Rent Net Operating Expenses Capital Reserve •. and Cap Reserve OperatingVacancy Incorne Rate t - Ground -Floor Retail 31,004 SF $3.00 SF/Mth $1,116,144 5.00% 10.00% 3.00% ($200,906) $915,238 4.75% $ - Ground -Floor Retail 16,216 SF $3.00 SF/Mth $583,776 5.00% 10.00% 3.00% ($105,080) $478,696 4.75% $ etail - Grocery Anchored 38,269 SF $3.00 SF/Mth $1,377,684 5.00% 10.00% 3.00% ($247,983) $1,129,701 4.50% $ - Ground -Floor Retail 12,454 SF $3.00 SF/Mth $448,344 5.00% 10.00% 3.00% ($80,702) $367,642 4.75% ; - Ground -Floor Retail 18,810 SF $3.00 SF/Mth $677,160 5.00% 10.00% 3.00% ($121,889) $555,271 4.75% $ - Ground -Floor Retail 16,735 SF $3.00 SF/Mth $602,460 5.00% 10.00% 3.00% ($108,443) $494,017 4.75% $. Neighborhood Retail 25,167 SF $3.00 SF/Mth $906,012 5.00% 10.00% 3.00% ($163,082) $742,930 4.75% $ Ground -Floor Retail 19,070 SF $3.00 SF/Mth $686,520 5.00% 10.00% 3.00% ($123,574) $562,946 4.75% $ Ground -Floor Retail 35,156 SF $3.00 SF/Mth $1,265,616 5.00% 10.00% 3.00% ($227,811) $1,037,805 4.75% $ - Ground -Floor Retail 20,886 SF $3.00 SF/Mth $751,896 5.00% 10.00% 3.00% ($135,341) $616,555 4.75% $ Ground -Floor Retail 21,794 SF $3.00 SF/Mth $784,584 5.00% 10.00% 3.00% ($141,225) $643,359 4.75% $ Ground -Floor Retail 21,015 SF $3.00 SF/Mth $756,540 5.00% 10.00% 3.00% ($136,177) $620,363 4.75% $ Ground -Floor Retail 34,247 SF $3.00 SF/Mth $1,232,892 5.00% 10.00% 3.00% ($221,921) $1,010,971 4.75% $ Ground -Floor Retail 17,772 SF $3.00 SF/Mth $639,792 5.00% 10.00% 3.00% ($115,163) $524,629 4.75% $ Ground -Floor Retail 21,405 SF $3.00 SF/Mth $770,580 1 5.00% 1 10.00% 1 3.00% 1 ($138,704) $631,876 4.75% $ Total 350,000 SF $12,600,000 1 1 1 1 ($2,268,000) $10,332,000 4.72% $2 ed Bristol at 3600 South Bristol Street 'Residual Value Study Report Exhibit 10 September 27, 2023 ta www.FinanceDTA.com SECTION II LRV OF THE PROJECT Based upon DTA's review of CoStar data, we assumed a market cap rate for retail property of 4.75%. Although cap rates for retail products have risen recently, we concluded that the Project will benefit from the projected 6,750 new tenants in the urban village setting. Therefore, we adjusted the cap rate to approximately 5.5% due to the number of captive consumers anticipated to live in the residential units in the urban village. Figure 3: Retail Property Cap Rate Cap Rate ease 7-5% 4-6% 4 Q% 5.5% 3.6% is 14 � 15 ' F6 ! 57 I 79 I S9 I 20 I 2i I 22 ! Below is a summary of anticipated revenues and expenses of the 250-room upscale hotel product. Table 9: NAV for the Hotel Rooms 250 Base Room Rent $210.00 $19,162,500 104.66% Vacancy (30.00%) ($5,748,750) (31.40%) RevPAR $147.00 $13,413,750 73.26% Food Sales 16.00% $23.52 $2,146,200 11.72% Beverage Sales 7.50% $11.03 $1,006,031 5.49% Technology 3.00% $4.41 $402,413 2.20% Minor Departments 10.00% $14.70 $1,341,375 7.33% Total Non-RevPAR Income $53.66 $4,896,019 26.74% Gross Hotel Revenue $200.66 $18,309,769 100.00% Hotel Expenses Department Expenses ($63.43) ($5,788,033) (31.61%) Undistributed Operating Expenses ($60.27) ($5,499,638) (30.04%) Fixed Charges ($6.62) ($603,618.75) ($0.03) Capital Reserves for FF&E ($2.94) ($268,275.00) ($0.01) Total Expenses and Reserves ($133.26) ($12,159,564.38) ($0.66) Net Operating Income $67.40 $6,150,204 33.59% NAV to 6.5% Cap Rate 6.50% $94,619,000 Related Bristol at 3600 South Bristol Street Land Residual Value Study Report Exhibit 10 September 27, 2023 / 11 ta www.FinanceDTA.com Table 10: Hotel Operating Expenses SECTION II LRV OF THE PROJECT Expenses .. per •.. ly MReeinue Annual % of Total Department Expenses Rooms 25.00% ($9,188) ($3,353,438) (18.32%) Food Costs 50.00% ($11.76) ($2,940) ($1,073,100) (5.86%) Beverage Costs 40.00% ($4.41) ($1,103) ($402,413) (2.20%) Food and Beverage Labor Cost 20.00% ($6.91) ($1,727) ($630,446) (3.44%) Technology Costs 15.00% ($0.66) ($165) ($60,362) (0.33%) Minor Operated Department 20.00% ($2.94) ($735) ($268,275) (1.47%) Total Department Expenses ($63.43) ($15,858) ($5,788,033) (31.61%) Undistributed Operating Expenses Administration and General Operating 10.00% ($14.70) ($3,675) ($1,341,375) (7.33%) Marketing 6.00% ($8.82) ($2,205) ($804,825) (4.40%) Management Fee 6.00% ($8.82) ($2,205) ($804,825) (4.40%) Franchise Fee 8.00% ($11.76) ($2,940) ($1,073,100) (5.86%) Energy 6.00% ($8.82) ($2,205) ($804,825) (4.40%) Operations and Maintenance 5.00% ($7.35) ($1,838) ($670,688) (3.66%) Total Undistributed Operating Expenses ($60.27) ($15,068) ($5,499,638) (30.04%) It is our understanding that the proposed hotel will be comparable to the Westin South Coast Plaza. According to CoStar, the cap rate for Luxury and Upper Upscale hotels in the 2-Mile Zone is 6.5%. Figure 4: Hotel Market Cap Rate by Class Market Cap Fate By Class 9.5% 9.0% 8.5% 6.0% 7.5% 7.0% &5% 6.0% Related Bristol at 3600 South Bristol Street Land Residual Value Study Report 18 19 I 20 I 21 22 ! f 23 Luxury & Upper Upscale Upscale & Upper Midscale a Midscale & Economy Exhibit 10 September 27, 2023 12 ta www.FinanceDTA.com SECTION II LRV OF THE PROJECT Below is a summary of the value of the congregate care facility. Table 11: NAV for Congregate Care er Room per Total Per Revenues From Rooms $7,500 $1,500,000 $18,000,000 Vacancy ($375) ($75,000) ($900,000) Revenues After Vacancy $7,125 $1,425,000 $17,100,000 Revenues From Services $3,420 $684,000 $8,208,000 Total Revenues $10,545 $2,109,000 $25,308,000 Department Expenses ($4,451) ($890,288) ($10,683,450) Undistributed Operating Expenses ($2,925) ($585,000) ($7,020,000) Insurance and Property Tax ($143) ($28,500) ($342,000) Total Operating Expenses $3,026 $605,213 $7,262,550 Capital Reserves ($143) ($28,500) ($342,000) Net Operating Income $2,884 $576,713 $6,92.0,550 NAV (a 6.5% Cap Rate $106,470,000 The Specific Plan specifies there will be 3,896 parking spaces. DTA assumed that all common spaces would generate $100 per month in NOI after operating expenses. We estimated the 121 spaces allocated to the hotel property would generate $600 per day after operating expenses. DTA further assumed the parking spaces would be valued at a cap rate of 6.0%. Table 12: Parking Summary .agm Common Spaces 1,667 664 1,444 3,775 Hotel Spaces 121 0 0 121 Total Spaces 1,788 664 1,444 3,896 Monthly Revenue from Common Spaces $100 $100 $100 $377,500 Monthly Revenue from Hotel Spaces $600 0 0 $72,600 Annual Income Common Spaces $2,000,400 $796,800 $1,732,800 $4,530,000 Annual Income Hotel Spaces $871,200 $0 $0 $871,200 Total Annual Parking Income $2,871,600 $796,800 $1,732,800 $5,401,200 NAV Parking Spaces Ca 6% Cap Rate $47,860,000 $13,280,000 $28,880,000 $90,020,000 Related Bristol at 3600 South Bristol Street Land Residual Value Study Report Exhibit 10 September 27, 2023 / 13 ta www.FinanceDTA.com III PROJECT ASSUMPTIONS A Cost Assumptions SECTION III PROJECT ASSUMPTIONS In preparing the cost estimate, DTA reviewed similar projects in the local marketplace, City planning and engineering standards, planning fees, and DIFs. It should be noted that the vertical budget for retail uses includes tenant improvement and special equipment allowances. B Land Residual Basic Assumptions Below is a summary of the Project by phase. Table 13: Product Summary by Product and Phase Apartment 2,376 DU 797 DU 577 DU 3,750 DU Commercial 158,655 SF 75,112 SF 116,233 SF 350,000 SF Hotel 140,000 SF 0 SF 0 SF 140,000 SF Congregate 192,000 SF 0 SF 0 SF 192,000 SF Parking Spaces 1,788 Spaces 664 Spaces 1,444 Spaces 3,896 Spaces We prepared budgets for each cost category by phase and product type. 1. We did not include any land costs in the analysis since the property is not being purchased, but we have been informed that the property is subject to a 99-year ground lease. We have also been informed that the lease payments during construction are "negligible." 2. Land improvement indirect costs include civil engineering, soils engineering, environmental processing, development consulting, planning fees, deposits, permits, DIFs, bonds, mitigation costs, water purchase, easement acquisition, and the lot improvement indirect contingency. Related Bristol at 3600 South Bristol Street Land Residual Value Study Report Exhibit 10 September 27, 2023 14 ta www.FinanceDTA.com SECTION III PROJECT ASSUMPTIONS Table 14: Land Development Soft Costs Civil Engineering $2,544,276 $654,928 $1,560,958 $4,760,162 Soils Engineering $383,642 $107,496 $246,864 $738,002 Environmental Processing $2,686,200 $836,850 $605,850 $4,128,900 Development Consulting $3,877,975 $1,211,549 $1,279,569 $6,369,092 Planning Fees, Deposits, Permits $1,504,574 $363,471 $1,354,913 $3,222,959 Development Impact Fees $99,495,397 $33,934,601 $26,234,870 $159,664,869 Bonds $274,066 $70,088 $149,018 $493,172 Mitigation Costs $453,300 $214,606 $332,094 $1,000,000 Lot Improvement Indirect Contingency $4,157,265 $1,363,937 $1,339,973 $6,861,175 Total Land Development Soft Costs $115,376,695 $38,757,526 $33,104,109 $187,238,330 I Land improvement direct costs include site preparation, rough grading, erosion and dust control, storm drain systems, sanitary sewer systems, potable water, non - potable water, street improvements, dry utilities, fencing and walls, landscaping, common costs, Project -wide amenities, parking, repairs for bond release, reimbursements, and the lot improvement direct contingency. Table 15: Total Land Development Hard Costs by Phase Unit Total d Development Site Preparation $1,026,075 $335,475 $771,900 $2,133,450 Rough Grading $1,272,000 $416,000 $968,000 $2,656,000 Erosion and Dust Control $1,776,600 $575,100 $1,344,600 $3,696,300 Storm Drain System $4,344,480 $827,315 $644,818 $5,816,613 Sanitary Sewer System $2,882,675 $795,345 $642,290 $4,320,310 Potable Water $2,924,300 $865,845 $673,290 $4,463,435 Non -Potable Water $1,130,100 $379,095 $274,503 $1,783,698 Street Improvements - Concrete $2,162,240 $566,960 $410,600 $3,139,800 Street Improvements - Asphalt $2,514,590 $893,145 $896,940 $4,304,675 Dry Utilities $3,618,700 $1,102,525 $798,338 $5,519,563 Fencing and Walls $1,483,450 $153,600 $356,550 $1,993,600 Landscaping $2,989,120 $208,630 $5,662,450 $8,860,200 Common Costs $1,188,000 $398,500 $5,688,500 $7,275,000 Project Amenities $3,000,000 $0 $0 $3,000,000 Parking Spaces $52,404,000 $18,084,000 $40,636,000 $111,124,000 Repairs For Bond Release $844,900 $272,694 $596,543 $1,714,138 Reimbursements ($986,010) ($330,758) ($239,501) ($1,556,269) Lot Improvement Direct Contingency $12,686,283 $3,831,521 $9,018,873 $25,536,677 Total Land Development Hard Costs $97,261,503 $29,374,992 $69,144,693 $195,781,188 4. Vertical costs include all costs from the foundation to the roof of a dwelling unit, including a 5% contingency and the cost of a building permit. Related Bristol at 3600 South Bristol Street Land Residual Value Study Report Exhibit 10 September 27, 2023 / 15 ta www.FinanceDTA.com SECTION III PROJECT ASSUMPTIONS S. Indirect costs include on -site consultants, architects, taxes/title insurance/land escrow, overall project contingency, insurance, site development field expenses, on - site construction management costs (lot improvement field management), development operations expenses (vertical construction field management), and general and administrative expenses. 6. Marketing costs include for -sale product, such as sales commissions, closing costs, warranty, general marketing costs, sales office design and construction, model maintenance, model upgrades, model landscaping, sales and model staff salaries, and master marketing program costs. 7. Finance costs include property taxes, construction loan interest, construction loan fees, and third -party fees. We assumed an interim loan rate of 7.0% and a loan fee equal to 1.0%. We were not provided with a debt -to -equity structure, so we assumed there would be no initial equity. However, the Developer would fund 10% of the costs, as incurred. 8. In preparing the cash flows to support the LRVs, we made timing assumptions that these expenditures would be made on a "just -in -time" basis. These assumptions may be adjusted based on discussions with the appropriate government agencies. Related Bristol at 3600 South Bristol Street Land Residual Value Study Report Exhibit 10 September 2Z 2023 ■ R ta www.FinanceDTA.com SECTION IV LAND IMPROVEMENT INDIRECT COSTS IV LAND IMPROVEMENT INDIRECT COSTS A Civil Engineering In the current environment, a Specific Plan requires a significant civil engineering effort to obtain project -related data and prepare the required maps and exhibits that are generally prepared at 100 scale (1 in = 100 ft). If a Specific Plan is prepared at a scale greater than 100, such as a 300 scale, while a TTM is subsequently prepared at 100 scale or less, the proposed lot lines may not coincide with the Specific Plan's planning area maps. In this case, the approving body may be required to approve a variance or, in significant cases, a Specific Plan Amendment requiring additional public hearings and public review. For this reason, we suggest the TTMs be prepared at 100 scale or less, although these efforts may require additional civil engineering work and additional upfront costs. We believe the cost of the extra work early in the development process will reduce costs later and is well worth the investment. The Civil Engineer is responsible for preparing detailed supporting studies for many disciplines, including grading, erosion control, storm drain, sanitary sewer, potable and non -potable water roadways, fencing and walls landscaping, common costs, and parking. Furthermore, the City or other agencies, such as the California Department of Transportation ("Caltrans"), U.S. Fish and Wildlife Service, or California Department of Fish and Wildlife, may require additional engineering studies to support the TTMs. Table 16: Civil Engineering Costs - - 3 Total Apartment $1,674,115 $642,127 $1,098,051 $3,414,292 Commercial $43,688 $0 $0 $43,688 Hotel $363,718 $0 $0 $363,718 Congregate $26,289 $0 $0 $26,289 Amenity $176,640 $12,801 $462,907 $652,347 Backbone $259,828 $0 $0 $259,828 Total Civil Engineering $2,544,276 1 $654,928 $1,560,958 $4,760,162 B Soil Engineering Geotechnical studies will be required for the Project even though the Project site has previously been developed. Many geotechnical standards have changed since the Project site's geology was studied in the 1960s and 1970s. For example, the compaction standard in Orange County in the early 1980s was 85% optimum but had been revised to 90% because of grading failures during construction in Laguna Niguel and other Orange County jurisdictions. In addition to site sampling and testing, the geologist will also be required to study the effects of earthquakes, seismically induced surface ruptures, ground shaking, ground failure, subsidence and liquefaction, and potentially other issues required by the City's Public Works Agency. Related Bristol at 3600 South Bristol Street Land Residual Value Study Report Exhibit 10 September 27, 2023 / 17 SECTION IV ta www.FinanceDTA.com LAND IMPROVEMENT INDIRECT COSTS In accordance with California law, a Phase 1 Report, which is an investigation for hazardous materials (qualitative testing), must be completed by a licensed professional, usually a geotechnical engineer. We have also budgeted for a Phase 2 Report (quantitative testing), with the expectation that Phase 1 will identify on -site hazardous materials issues. There are no soil engineering costs estimated for the backbone infrastructure since we allocated backbone costs to the IPP planning areas. Table 17: Soil Engineering Costs Apartment $173,507 $96,776 $149,388 $419,670 Commercial $33,411 $0 $0 $33,411 Hotel $71,941 $0 $0 $71,941 Congregate $12,521 $0 $0 $12,521 Amenity $92,262 $10,720 $97,476 $200,458 Total Soils Engineering 1 $383,642 1 $107,496 $246,864 $738,002 C Environmental Consultants We have assumed that a program -level Environmental Impact Report ("EIR") was required to support the General Plan Amendment ("GPA") and a Project -level GPA would be required to support the approval of the TTMs. The Project -level EIR includes the preparation of third -party reports listed below. Air Quality; Cultural Resources; Energy; Geology and Soils; Greenhouse Gas Emissions; Hazards and Hazardous Wastes; Hydrology and Water Quality; Land Use and Planning; Noise; Noise; Population and Housing; Public Services; Parks and Recreation Transportation; Tribal Cultural Resources; Utilities and Service Systems; and Mandatory Findings of Significance. Table 18: Environmental Processing Costs - - - Apartment $2,494,800 $836,850 $605,850 $3,937,500 Commercial $28,000 $0 $0 $28,000 Hotel $125,000 $0 $0 $125,000 Congregate $38,400 $0 $0 $38,400 Total Environmental Processing $2,686,200 $836,850 1 $605,850 1 $4,12.8,900 Related Bristol at 3600 South Bristol Street Land Residual Value Study Report Exhibit 10 September 27, 2023 / 18 ta www.FinanceDTA.com D Development Consulting SECTION IV LAND IMPROVEMENT INDIRECT COSTS In addition to the environmental reports listed above, a developer of a project of this size may be required to produce additional studies or retain consultants to support TTM applications. A partial listing of potential studies is included below. ■ Attorneys; • Landscape Architect; ■ Appraisal; • Lighting Consultant; ■ Aerial Photography; • Market Studies; ■ Financial Consultant; • Off -Site Project Consultant; ■ Scheduling Consultant; • Structural Engineering; ■ DA Consultant; • Fire Hazard Consultant; ■ Design Guidelines; • Sewer Hydraulic Analysis; ■ Assessment District Consultants; • Traffic Studies; ■ Architect, Preliminary Studies; • Water System Design; ■ Architect, Commercial Site; • Visual Stimulation; ■ Architect, School Site; • Political Consultant; ■ Land Planning and Design; • Public Outreach; and ■ Consumer Polling; • Dry Utility Consulting. ■ SWPPP Consultant; Table 19: Development Consulting Estimate Development Apartment $3,264,667 $1,128,760 $885,811 $5,279,239 Commercial $185,628 $75,112 $116,233 $376,973 Hotel $268,222 $0 $0 $268,222 Congregate $9,610 $0 $0 $9,610 Amenity $149,847 1 $7,677 1 $277,524 $435,048 Total Development Consulting $3,877,975 1 $1,211,549 1 $1,279,569 1 $6,369,092 E Planning Fees, Deposits, and Permits As required by City ordinances and policies, a developer is required to pay various fees to compensate the City for reviewing plans and reports. Cities often require developers to make deposits to be made to ensure developer payment for future services, such as inspection fees. The City requires developers to obtain permits for the installation of approved construction projects. Related Bristol at 3600 South Bristol Street Land Residual Value Study Report Exhibit 10 September 2Z 2023 SECTION IV LAND IMPROVEMENT INDIRECT t(I COSTS www.FinanceDTA.com Table 20: Planning Fees Deposits and Permit Estimate Apartment $976,587 $352,609 $305,915 $1,635,111 Commercial $36,093 $3,756 $5,812 $45,660 Hotel $18,290 $0 $0 $18,290 Congregate $21,819 $0 $0 $21,819 Amenity $246,430 $7,107 $1,043,187 $1,296,723 Backbone $205,355 $0 $0 1 $205,355 Total Planning Fees, Deposits, Permits $1,504,574 $363,471 $1,354,913 1 $3,222,959 Backbone costs are those related to non-IPP that benefit the entire Project. They include plan check and inspection fees for the police station, entry monumentation on South Bristol, off -site sanitary sewer connection, etc. F DIFs A DIF is a monetary exaction other than a tax or special assessment that is charged by a local governmental agency in connection with approval of a development project. A DIF is structured to mitigate all or a portion of costs for public facilities related to the development project. The City currently conditions the following DIFs: Transportation System Improvements Fee, Transit Zoning Code Traffic Impact Mitigation Fee, Harbor Specific Plan Mitigation Fee, Foothill Transportation Corridor Fee, San Joaquin Hill Corridor Fee, Drainage Assessment Fee, Orange County Sanitation Sewer Connection Fee, Orange County Sanitation District Fee, Santa Ana School District Fee, and Santa Ana Affordable Housing In -Lieu Fee. Table 21: DIF Summary by Fee Type DIFs Total Quantity Unit Unit Price Total Cost Santa Ana Transportation System Improvement Area Multifamily Fee - Area 3,375,000 SF $1.10 $3,712,500 Santa Ana Transportation System Improvement Area Non -Residential Fee - Area 350,000 SF $3.31 $1,158,500 Santa Ana Transit Zoning Code Traffic Impact Mitigation Fee - Multifamily 3,750 DU $1,270.04 $4,762,650 Santa Ana Transit Zoning Code Traffic Impact Mitigation Fee - Retail 350,000 SF $9.11 $3,188,500 Santa Ana Harbor Specific Plan Mitigation Fee 3,750 DU $850.00 $3,187,500 Foothill Transportation Corridor Fee - Multifamily 3,750 DU $2,568.00 $9,630,000 Foothill Transportation Corridor Fee - Non -Residential 350,000 SF $4.99 $1,746,500 San Joaquin Hill Corridor Fee - Multifamily 3,750 DU $2,735.00 $10,256,250 San Joaquin Hill Corridor Fee - Non -Residential 350,000 SF $5.99 $2,096,500 Drainage Assessment Fee - Zone 41 AC $7,748.21 $318,219 Orange County Sanitation Sewer Connection Fee 75,000 Fix $49.00 $3,675,000 Orange County Sanitation District - Multifamily Capacity Fee 3,750 DU $3,743.00 $14,036,250 Orange County Sanitation District - Non -Residential Capacity Fee - Avg 2 Bdrms 350,000 SF $1.49 $519,750 Santa Ana School District Impact Fee - Residential 3,375,000 SF $4.79 $16,166,250 Santa Ana School District Impact Fee - Commercial 350,000 SF $0.78 $273,000 Santa Ana Affordable Housing In Lieu Fee 3,375,000 SF $15.00 $50,625,000 Total DIFs $125,352,369 Related Bristol at 3600 South Bristol Street Land Residual Value Study Report Exhibit 10 September 27, 2023 / 20 ta www.FinanceDTA.com SECTION IV LAND IMPROVEMENT INDIRECT COSTS These DIFs are summarized below by product type. Table 22: DIF Summary by Product and Phase JL Apartment $73,609,896 $24,709,653 $17,925,866 $116,245,415 Commercial $4,086,912 $1,927,749 $2,983,120 $8,997,782 Hotel $10,150 $0 $0 $10,150 Congregate $5,346 $0 $0 $5,346 Amenity 1 $42,693 $4,649 $46,334 1 $93,676 Total DIFs 1 $77,754,997 $26,642,051 1 $20,955,320 1 $125,352,369 The DIFs do not include any potential DIF credits. We believe there may be credits, but they will be negotiated as part of the DA. G Bonds The City will require that the Developer provide Subdivision Agreements to ensure the completion of certain improvements. The typical method to guarantee the completion of improvements is to provide a subdivision completion bond. The subdivision bond costs for each phase of the Project are presented below. Table 23: Subdivision Bond Costs Apartment $185,578 $68,502 $61,252 $315,332 Commercial $6,665 $0 $0 $6,665 Hotel $5,340 $0 $0 $5,340 Congregate $4,790 $0 $0 $4,790 Amenity $44,868 $1,586 $87,767 $134,221 Backbone $26,825 $0 $0 $26,825 Total Bonds $274,066 $70,088 $149,018 $493,172 H Mitigation Allowance In most cases, retail leases are less than 10 years (although some offer tenant extension), and this should allow the owner to coordinate tenant move -outs in accordance with construction phasing. If there are existing tenant leases that could impact construction timing, the owner may incur lease termination costs to entice existing tenants to abandon their existing locations. We have included a $1.0 million allowance for the termination of existing lease obligations. Related Bristol at 3600 South Bristol Street Land Residual Value Study Report Exhibit 10 September 27, 2023 / 21 SECTION IV LAND IMPROVEMENT INDIRECT t(I COSTS www.FinanceDTA.com Table 24: Mitigation Costs WX -T�- ff 7.."TIM 1 1 Commercial $453,300 $214,606 $332,094 $1,000,000 Total Mitigation Costs $453,300 $214,606 $332,094 $1,000,000 Lot Improvement Indirect Contingency We have provided a contingency for land development soft costs. All categories have a 10% contingency, except for DIFs, which have a 3% contingency. Table 25: Lot Improvement Indirect Contingency by Product and Phase Apartment $3,085,222 $1,053,852 $849,003 $4,988,077 Commercial $201,286 $87,180 $134,907 $423,373 Hotel $85,556 $0 $0 $85,556 Congregate $11,503 $0 $0 $11,503 Amenity $72,285 $4,129 $197,676 $274,090 Backbone $49,201 1 $0 1 $0 1 $49,201 Total Lot Improvement Indirect Contingency $3,505,053 $1,145,160 $1,181,586 1 $5,831,800 Related Bristol at 3600 South Bristol Street Land Residual Value Study Report Exhibit 10 September 27, 2023 22 ta www.FinanceDTA.com V LAND IMPROVEMENT DIRECT COSTS SECTION V LAND IMPROVEMENT DIRECT COSTS Land improvement direct costs include site preparation, rough grading, erosion and dust control, storm drain systems, sanitary sewer systems, potable water, non -potable water, street improvements, dry utilities, fencing and walls, landscaping, common costs, Project -wide amenities, parking, repairs for bond release, reimbursements, and the lot improvement direct contingency. A Site Preparation The site preparation cost includes the demolition of existing on -site structures. This is often a difficult category to budget since the third -party contractors often offset the demo costs with revenues generated from sale of reclaimed material, such as copper wiring, asphalt, concrete, etc. Without having a third -party contractor bid, we estimated that the net costs of demo would be about $50,000 per acre. Table 26: Site Preparation Costs Apartment $543,225 $305,475 $472,900 $1,321,600 Commercial $101,850 $0 $0 $101,850 Hotel $68,775 $0 $0 $68,775 Congregate $36,725 $0 $0 $36,725 Amenity $275,500 1 $30,000 $299,000 $604,500 Total Site Preparation $1,026,075 $335,475 $771,900 $2,133,450 B Rough Grading Absent geotechnical information, we assumed that the entire Project site would need to be regraded. We estimated this would require 10 feet of removal and replacement. Table 27: Grading Costs Apartment $664,000 $376,000 $580,000 $1,620,000 Commercial $124,000 $0 $0 $124,000 Hotel $84,000 $0 $0 $84,000 Congregate $44,000 $0 $0 $44,000 Amenity $356,000 $40,000 $388,000 $784,000 Total Rough Grading 1 $1,272,000 $416,000 $968,000 $2,656,000 Related Bristol at 3600 South Bristol Street Land Residual Value Study Report Exhibit 10 September 27, 2023 23 SECTION V ta www.FinanceDTA.com LAND IMPROVEMENT DIRECT COSTS C Erosion and Dust Control We estimated that erosion and dust control would cost about $90,000 per acre. Table 28: Erosion and Dust Control Costs . .. Apartment $926,100 $521,100 $806,400 $2,253,600 Commercial $174,600 $0 $0 $174,600 Hotel $117,900 $0 $0 $117,900 Congregate $62,100 $0 $0 $62,100 Amenity $495,900 $54,000 $538,200 $1,088,100 Total Erosion and Dust Control 1 $1,776,600 1 $575,100 $1,344,600 1 $3,696,300 D Storm Drain Systems The estimate for storm drain improvements includes replacing most of the existing storm drain since the current locations are not in accordance with the proposed Project. DTA also added costs for 54-inch, 60-inch, and 78-inch Reinforced Concrete Pipe ("RCP") as described in the Specific Plan. Finally, we added a Local Impact Development ("LID") allowance in accordance with City requirements and traffic control while the improvements are installed. Table 29: Storm Drain Estimate Apartment $2,421,980 $819,815 $614,818 $3,856,613 Commercial $7,500 $0 $0 $7,500 Hotel $7,500 $0 $0 $7,500 Congregate $7,500 $0 $0 $7,500 Amenity $30,000 $7,500 $30,000 $67,500 Backbone $1,870,000 $0 $0 $1,870,000 Total Storm Drain System $4,344,480 $827,315 1 $644,818 $5,816,613 E Sanitary Sewer Systems The estimate for sanitary system improvements is based upon removing and replacing all the in -tract sewer lines since DTA determined that the Project will be relocating all the easements where the sewer lines are currently located. The Specific Plan states that a new 78-inch vitrified clay pipe would be required to connect to existing infrastructure. We also budgeted traffic control during construction. Related Bristol at 3600 South Bristol Street Land Residual Value Study Report Exhibit 10 September 27, 2023 / 24 SECTION V LAND IMPROVEMENT DIRECT t(I COSTS www.FinanceDTA.com Table 30: Sanitary Sewer Estimate Apartment $2,306,550 I $784,470 $598,790 $3,689,810 Commercial $10,875 $0 $0 $10,875 Hotel $10,875 $0 $0 $10,875 Congregate $10,875 $0 $0 $10,875 Amenity $43,500 $10,875 $43,500 $97,875 Backbone $500,000 $0 $0 $500,000 Total Sanitary Sewer System $2,882,675 1 $795,345 $642,290 $4,320,310 F Potable and Reclaimed Water As with sanitary sewer systems, DTA estimated the costs of removing and replacing all the in -tract potable water lines since we determined the Project will be moving all the easements where the sewer lines are currently located. We budgeted traffic control during construction. We also estimated that the City would require the Developer to install non -potable water lines throughout the Project site in accordance with current City requirements. Table 31: Potable Water Costs Potable Apartment $2,412,300 $837,345 $559,290 $3,808,935 Commercial $28,500 $0 $0 $28,500 Hotel $28,500 $0 $0 $28,500 Congregate $28,500 $0 $0 $28,500 Amenity $114,000 $28,500 $114,000 $256,500 Backbone $312,500 $0 $0 $312,500 Total Potable Water $2,924,300 $865,845 $673,290 $4,463,435 Table 32: Non -Potable Water Costs Non -Potable Apartment $1,130,100 $379,095 $274,503 $1,783,698 Total Non -Potable Water $1,130,100 $379,095 $274,503 $1,783,698 G Street Improvements The estimate for street improvements includes asphalt, concrete, and streetlights. Since the Specific Plan is not specific on the street profiles, DTA reviewed City standard plans and made estimates for the street widths. We estimate an average streetlight with a cost of $6,000 per fixture, totaling about $1.0 million upon the build -out of the Project. Related Bristol at 3600 South Bristol Street Land Residual Value Study Report Exhibit 10 September 27, 2023 / 25 SECTION V LAND IMPROVEMENT DIRECT t(I COSTS www.FinanceDTA.com Table 33: Street Improvement Budget Apartment $4,095,280 $1,452,455 $1,276,940 $6,824,675 Commercial $170,850 $0 $0 $170,850 Hotel $166,850 $0 $0 $166,850 Congregate $213,250 $0 $0 $213,250 Amenity $30,600 $7,650 $30,600 $68,850 Backbone $0 $0 $0 $0 Street Improvements $4,676,830 $1,460,105 $1,307,540 $7,444,475 H Dry Utilities The dry utility allowance includes cost for electricity, gas, telephone, and internet. The estimate is based upon locating dry utilities in the proposed interior street to service all the buildings. Table 34: Dry Utility Costs Apartment $3,286,700 $1,102,525 $798,338 $5,187,563 Commercial $140,000 $0 $0 $140,000 Congregate $192,000 $0 $0 $192,000 Dry Utilities 1 $3,618,700 $1,102,525 $798,338 $5,519,563 Fencing and Walls The fencing and walls allowance includes interior walls surrounding each planning area. Included in this group is a $1.0 million allowance for street monumentation on South Bristol Street at the boundary between Cities of Santa Ana and Costa Mesa as referred to in Sections 3-4 of the Specific Plan. Table 35: Fencing and Wall Budget irr Fencing and Walls Phase folpr Phase 2 Phase 3 Total r Apartment $240,900 $129,300 $208,200 $578,400 Commercial $43,650 $0 $0 $43,650 Hotel $35,850 $0 $0 $35,850 Congregate $25,950 $0 $0 $25,950 Amenity $137,100 $24,300 $148,350 $309,750 Backbone $1,000,000 $0 $0 $1,000,000 Fencing and Walls $1,483,450 1 $153,600 $356,550 1 $1,993,600 J Landscaping The landscape category includes an allocation of landscaping adjacent to each building. We also include an estimate for Bristol Green, Bristol Plaza, Central Park, Greenlink South, and Greenlink North at $1,500,000 per acre. The estimate includes landscape maintenance for 6 months. Related Bristol at 3600 South Bristol Street Land Residual Value Study Report Exhibit 10 September 27, 2023 / 26 SECTION V LAND IMPROVEMENT DIRECT t(I COSTS www.FinanceDTA.com Table 36: Landscaping Estimate M.M. II Apartment $353,470 $199,305 $307,175 $859,950 Commercial $31,050 $0 $0 $31,050 Hotel $21,225 $0 $0 $21,225 Congregate $10,875 $0 $0 $10,875 Amenity $2,572,500 $9,325 $5,355,275 $7,937,100 Landscaping $2,989,120 $208,630 $5,662,450 1 $8,860,2 00 K Common Costs The common cost category includes an allowance for the multifamily units at $500 per unit and an allowance for a community center to be built adjacent to the Bristol Central Park for a total of $5,400,000. .. 1 Common Costs Phase Phase Phase 3 Total Apartment $1,188,000 $398,500 $288,500 $1,875,000 Amenity $0 $0 $5,400,000 $5,400,000 Common Costs 1 $1,188,000 $398,500 1 $5,688,500 1 $7,275,000 L Project Amenities The Project amenities include the construction of a police station to be located on -site. Table 38: Project Amenity Allowance Police Station $3,000,000 $0 $0 $3,000,000 Project Amenities $3,000,000 $0 $0 $3,000,000 M Parking In the parking space category, we include above -grade, surface, and below -grade spaces. DTA was not able to discern the specifications for the parking facilities, so we estimated the costs based upon typical costs but reduced the unit costs since there would be an economy of scale for the larger facilities. Typical parking spaces have column spacing at 24 feet for parking under high-rise buildings and 60 feet of spacing for low-rise and spaces without buildings located overhead. The above -grade spaces are priced at $30,000 per space, surface spaces at $4,000 per space, and below -grade spaces at $35,000 per space. Below is the distribution of the individual spaces. Parking spaces will be shared among the various product types based upon the time of day the spaces are required. Related Bristol at 3600 South Bristol Street Land Residual Value Study Report Exhibit 10 September 27, 2023 / 27 SECTION V LAND IMPROVEMENT DIRECT t(I COSTS www.FinanceDTA.com Table 39: Parking Budget .. Above -Grade 107 33 65 205 Surface 311 161 309 781 Below -Grade 1,370 470 1,070 2,910 Total Parking Spaces 1,788 664 1,444 3,896 Table 40: Parking Space Budget .. Apartment $48,169,000 $18,084,000 $40,636,000 $106,889,000 Hotel $4,235,000 $0 $0 $4,235,000 Parking Spaces $52,404,000 $18,084,000 $40,636,000 $111,124,000 N Repairs for Bond Releases Repairs for bond releases are costs that a developer incurs to exonerate subdivision completion bonds. These costs are generally incurred after the completion of improvements to support the release of subdivision bonds. Table 41: Costs of Repairs for Bond Releases Apartment $735,490 $271,464 $481,446 $1,488,400 Commercial $2,607 $0 $0 $2,607 Hotel $44,659 $0 $0 $44,659 Congregate $1,925 $0 $0 $1,925 Amenity $30,270 $1,230 $115,098 $146,597 Backbone $29,950 $0 $0 $29,950 Repairs For Bond Release $844,900 $272,694 $596,543 $1,714,138 O Reimbursements In general, the dry utility purveyors provide reimbursement to a developer for installing utility facilities that are "sold" to the utility when the user commences service. The reimbursements usually occur during the life cycle of a project and are reimbursed when the affected utility is brought online. Table 42: Dry Utility Reimbursements Apartment ($986,010) ($330,758) ($239,501) ($1,556,269) Reimbursements ($986,010) ($330,758) ($239,501) ($1,556,269) Related Bristol at 3600 South Bristol Street Land Residual Value Study Report Exhibit 10 September 27, 2023 / 28 SECTION V ta www.FinanceDTA.com P Lot Improvement Direct Contingency LAND IMPROVEMENT DIRECT COSTS DTA also estimated the lot improvement direct cost contingency at 15% of the total direct costs. We chose 15% since we lacked construction details when preparing the budget. This estimate is similar to other projects that do not have a completed engineering design. Table 43: Lot Improvement Direct Cost Contingency .. Apartment $10,123,063 $3,799,514 $7,104,570 $21,027,146 Commercial $125,322 $0 $0 $125,322 Hotel $723,170 $0 $0 $723,170 Congregate $95,055 $0 $0 $95,055 Amenity $612,806 $32,007 $1,914,303 $2,559,116 Backbone $1,006,868 $0 $0 $1,006,868 Lot Improvement Direct Contingency $12,686,283 1 $3,831,521 1 $9,018,873 $25,536,677 Related Bristol at 3600 South Bristol Street Land Residual Value Study Report Exhibit 10 September 27, 2023 29 SECTION VI ta www.FinanceDTA.com VI VERTICAL COSTS VERTICAL COSTS Vertical costs include all costs from the foundation to the roof of a dwelling unit, including a 5% contingency and the cost of a building permit. Table 44 lists the total of the vertical costs and Table 45 represents an analysis of the vertical costs by product type per SF. Vertical costs related to the commercial properties are in addition to the residential costs. Table 44: Vertical Costs by Product Type and Phase .Jim Apartment $680,331,900 $228,209,100 $165,215,400 $1,073,756,400 Commercial $23,726,293 $13,939,830 $21,571,314 $59,237,437 Hotel $56,560,000 $0 $0 $56,560,000 Congregate $59,388,000 $0 $0 $59,388,000 Total Vertical Construction Costs $820,006,193 1 $242,148,930 1 $186,786,714 1 $1,248,941,837 Table 45: Vertical Cost Estimates per SF Residential SF 2,138,400 SF 717,300 SF 519,300 SF 3,375,000 SF Residential Cost per SF $318.15 $318.15 $318.15 $318.15 Commercial SF 158,655 SF 75,112 SF 116,233 SF 350,000 SF Commercial Cost per SF $149.55 $185.59 $185.59 $169.25 Hotel SF 140,000 SF 0 SF 0 SF 140,000 SF Hotel Cost per SF $404.00 $0.00 $0.00 $404.00 Congregate Care SF 192,000 SF 0 SF 0 SF 192,000 SF Congregate Care per SF 1 $309.31 1 $0.00 1 $0.00 1 $309.31 Total Vertical Cost 1 $311.90 $305.58 1 $293.91 1 $307.85 Related Bristol at 3600 South Bristol Street Land Residual Value Study Report Exhibit 10 September 27, 2023 30 ta www.FinanceDTA.com VII INDIRECT COSTS SECTION VII INDIRECT COSTS Indirect costs include on -site consultants, architects, taxes/title insurance/land escrow, overall project contingency, insurance, site development field expenses, on -site construction management costs (lot improvement field management), development operations expenses (vertical construction field management), and general and administrative expenses. Table 46: Indirect Cost Allowance On -Site Consultants, Including Architects $1,878,983 $684,168 $1,126,850 $3,690,000 Taxes/Title Insurance/Land Escrow $1,484,144 $443,548 $359,554 $2,287,246 Overall Project Contingency $14,841,437 $4,435,479 $3,595,541 $22,872,456 Insurance $22,227,017 $6,642,717 $5,384,798 $34,254,531 Site Development Field Expense $2,465,737 $736,905 $597,358 $3,800,000 On -Site Construction Management Fee $2,271,073 $678,728 $550,199 $3,500,000 Development Operations Expense $1,687,083 $504,198 $408,719 $2,600,000 General and Admin Expense - 2.0% $29,682,874 $8,870,958 $7,191,081 $45,744,912 Total Indirect Costs $76,538,347 1 $22,996,699 $19,214,099 $118,749,145 Related Bristol at 3600 South Bristol Street Land Residual Value Study Report Exhibit 10 September 27, 2023 31 ta www.FinanceDTA.com VIII MARKETING COSTS SECTION VIII MARKETING COSTS Marketing costs related to for -sale product usually include sales commissions, closing costs, warranty, general marketing costs, sales office design and construction, model maintenance, model upgrades, model landscaping, sales and model staff salaries, and master marketing program costs. However, since the entire Project is a for -rent program, we included an estimate of closing costs (since we assumed all products would be sold to determine LRV) and an allowance for marketing costs during the rent -up period. Table 47: Marketing Cost Allowance Closing Costs $1,484,144 $443,548 $359,554 $2,287,246 Marketing Costs $5,688,144 $1,908,018 $272,587 $7,868,749 Total Marketing Costs $7,172,288 $2,351,566 $632,141 $10,155,994 Related Bristol at 3600 South Bristol Street Land Residual Value Study Report Exhibit 10 September 27, 2023 32 ta www.FinanceDTA.com IX FINANCE COSTS SECTION IX FINANCE COSTS Finance costs include property taxes, construction loan interest, construction loan fees, and third -party fees. We assumed an interim loan rate of 7.0% and a loan fee equal to 1.0%. We were not provided with a debt -to -equity structure, so we assumed there would be no initial equity. However, the Developer would fund 10% of the costs, as incurred. Table 48: Finance Cost Estimate Property Taxes $161,035 $48,127 $39,013 $248,174 Construction Loan Interest $28,438,394 $8,499,035 $6,889,589 $43,827,018 Construction Loan Fee $6,745,695 $2,016,003 $1,634,237 $10,395,935 Equity Lender Financing 1 $35,345,124 $10,563,165 $8,562,839 $54,471,128 Related Bristol at 3600 South Bristol Street Land Residual Value Study Report Exhibit 10 September 27, 2023 33 ta www.FinanceDTA.com X CONCLUSION SECTION X CONCLUSION DTA reviewed the Specific Plan to understand the proposed Project. We obtained market information from CoStar for multifamily, retail, hotel, and congregate care products for both Orange County and a 2-Mile Zone surrounding the Project site. We also reviewed the City's website for development regulations and standard plans for construction projects. DTA assessed DIFs currently being imposed by the City from various government websites. DTA referred to its database for development costs and reviewed similar projects to budget the indirect costs, marketing costs, and financing costs that are discussed above. We prepared a Project cash flow in accordance with the Project timing described in the Specific Plan. Often, large-scale development projects are amended as more information is analyzed. Product mixes may change after the completion of detailed market studies that may identify alternative product mixes and product types that may yield better financial metrics. DTA assumed that the final land plan and individual buildings may be modified to address the evolving marketplace during the life of the Project, which the Specific Plan identities will be completed in 2035. In preparing our Report, DTA evaluated the Specific Plan and determined that the Project would be financially successful based upon the available information, although we acknowledge Project metrics may change as more information becomes available. Based upon the information reviewed, DTA determined that the proposed Project would be profitable since the Project's NAV is $597,895,000, as shown in Table 49 below. Table 49: NAV Summary Total NAV $2,377,266,000 Total Costs ($1,779,371,000) Excess of NAV Over Costs $597,895,000 Related Bristol at 3600 South Bristol Street Land Residual Value Study Report Exhibit 10 September 27, 2023 34 AIF www.FinanceDTA.com 18201 VON KARMAN AVENUE, SUITE 220 IRVINE, CA 92612 PHONE: (800) 969-4DTA Public Finance Public -Private Partnerships Development Economics Clean Energy Bonds AlF www.FinanceDTA.com MARKET STUDY REPORT EPD SOLUTIONS, INC. RELATED BRISTOL AT 3600 SOUTH BRISTOL STREET CITY OF SANTA ANA, CA September 2023 Publ DE ta 18201 Von Karman Avenue, Suite 220 www.FinanceDTA.com / Irvine, CA 92612 1 EPD SOLUTIONS, INC. E I P I D DRAFT MARKET STUDY REPORT RELATED BRISTOL AT 3600 SOUTH BRISTOL STREET CITY OF SANTA ANA, CA Prepared for: EPD Solutions, Inc. 3333 Michelson Drive, Suite 500 Irvine, CA 92612 Attention: Jeremy Krout Exhibit 10 TABLE OF CONTENTS ECTION PAGE PROJECT INFORMATION ............................................ 1 FINANCIAL SUMMARY ............................................... 4 TJ•.mLill Zyf/_11tW_1:i144�: RESIDENTIAL PROJECTS PROPOSED IN THE SPECIFIC PLAN......................................................................... 6 RETAIL MARKET RESEARCH ...................................... 22 VII HOSPITALITY............................................................29 Exhibit 10 SECTION I ta www.FinanceDTA.com PROJECT INFORMATION PROJECT INFORMATION DTA has been engaged to conduct a Market Study (the "Study") for the Related Bristol Specific Plan project (the "Project") located in the City of Santa Ana (the "City"), California, on behalf of EPD Solutions, Inc. (the "Client'). The Project has been proposed by RCR Bristol, LLC (the "Developer"). The specific purposed of the Market Study Report (the "Report") is to provide the City with a better understanding of current real estate market conditions, a forecast of anticipated future absorption of the Project (estimated to be 10 years for the residential component), and an analysis of the financial opportunities inherent in the Related Bristol Specific Plan ("Specific Plan"). The Project site includes Income -Producing Properties ("IPP") expected to comprise 3,750 dwelling units, 350,000 square feet ("SF") of retail space, a 250-room hotel, and a 200-bed congregate care facility, as well as roadways, parks, and open space. The Project is also planning to construct 3,690 parking spaces, the vast majority of which will be underground. The Specific Plan area is located north of Interstate 405 (the San Diego Freeway) and west of State Route 55 (the Orange Freeway). The adjacent streets are Sunflower Avenue to the south, South Bristol Street to the east, South Plaza Drive to the west, and West Sunflower to the south, with the latter being the boundary between Santa Ana and Costa Mesa. The current use of the 41.0-acre site includes 465,000 SF of obsolete retail space. The City had a vision for the redevelopment of this area, known as the South Bristol Focus Area, and updated its General Plan to accommodate a different type of development targeting the look and feel of an urban village. A primary goal of an urban village setting is that residents desire that the community be walkable to both local -serving retail and recreational amenities. The Developer responded to the City's desires by targeting a Project design that would both achieve the desired urban feeling while creating an economically successful project. The adjacency to South Coast Plaza and Segerstrom Center for the Arts provides a strong draw for people to both live and work in the surrounding community. The Project site is strategically located within: ■ 3 miles of the Irvine Business District, adjacent to John Wayne Airport (SNA); ■ 5 miles to downtown Santa Ana, the seat of Santa Ana and Orange County governments; ■ 6 miles to Fashion Island, a high-rise office and residential district in Newport Beach; and ■ 12 miles to the Irvine Spectrum Center, a high-rise office and residential district at the intersection of the 1-5 and 1-405 freeways. Related Bristol at 3600 South Bristol Street September 2023 Draft Market Study Report Exhibit 10 1 SECTION I ta www.FinanceDTA.com PROJECT INFORMATION Although there are other business districts within Orange County (the "County"), these four areas are generally considered the center of commerce and business for the County. Figure 2: Prominent Orange County Business Districts Related Bristol at 3600 South Bristol Street Draft Market Study Report Exhibit 10 September 2023 0) SECTION II ta www.FinanceDTA.com II PROJECT BACKGROUND PROJECT BACKGROUND In order to fully understand the Specific Plan, DTA's market analysis encompassed the review of historical data and future projections, including appropriate metrics such as rental housing supply, local demographics, employment, etc. The source of our information was the Costar real estate database. While some of the metrics are based upon year-end 2022 information, most of the data has been updated through April 2023. As of August 2023, the California Economic Development Department (the "Department") estimates that there are 1,708,900 jobs in the County and a current unemployment rate of 3.9%. The Department also indicates that there was a 3.0% increase in the Consumer Price Index ("CPI") on a year -over -year basis. This is a strong indication that economic activity and the local marketplace are still robust. The population of the City as of July 2022 was just over 308,000 people residing in approximately 82,058 dwelling units, an average of four persons per household. The median household income is $77,000, with a population of more than 11,300 residents per square mile. Related Bristol at 3600 South Bristol Street Draft Market Study Report Exhibit 10 September 2023 k, SECTION III ta www.FinanceDTA.com III FINANCIAL SUMMARY FINANCIAL SUMMARY DTA evaluated the Specific Plan to determine its viability. This included determining the Project revenues for each product class by construction phase, as follows: Table 1: Market Value of Project Properties by Phase Unit I 2 3 Revenues Phase Phase Phase Total Apartment 3,750 DU $1,183,632,000 $396,868,000 $286,820,000 $1,867,320,000 Commercial 349,998 SF $99,921,000 $46,680,000 $72,236,000 $218,837,000 Hotel 250 Rooms $94,619,000 $0 $0 $94,619,000 Congregate 200 Rooms $119,215,000 $0 $0 $119,215,000 Total 1 $1,497,387,000 1 $443,548,000 1 $359,056,000 1 $2,299,991,000 Related Bristol at 3600 South Bristol Street Draft Market Study Report Exhibit 10 September 2023 N ta www.FinanceDTA.com IV RESIDENTIAL MARKET RESEARCH SECTION IV RESIDENTIAL MARKET RESEARCH The data included in this Report are from Costar. According to the Costar website 1: Figure 3: Specific Plan Map W MACARTHUR BOOLEYARD - B w�. i' "CoStar is the industry leader in commercial real estate information, analytics and news. We provide our clients with the data and tools they need to make smart decisions and stay ahead of the competition. Our extensive research operation delivers the most comprehensive data available, giving our clients a clear understanding of the transactions, trends, assets and players in the market. With over 188,000 industry professionals relying on us, CoStar is truly where commercial real estate goes when it needs to know. We don't just say we have the best commercial real estate data. We back it up. In the past 3 years, we've invested over $2.58 in research and technology, giving our clients an unparalleled source of commercial real estate data and analytics." From the CoStar site, DTA obtained information about the market for both County and multifamily products within a 2-mile radius of the Project site. In this Report, we will refer to the area within 2 miles of the site as the "2-Mile Zone." r The County data includes more than 11,000 multifamily properties, whereas the 2-Mile Zone data set includes 250 multifamily properties. According to CoStar, much of this information has been updated through April 2023. It is important to note that the World Health Organization officially recognized that COVID-19 began in January 2020. However, based upon multifamily rental activity in a the area, the most significant event was an increase in SLHFD WE AEHUE rental rates in the area, although the unemployment rate in the City reached 8.3% in 2021. In the last 3 years, the unemployment rate has dropped to 3.4%, signifying a healthy economy in the City. 1 Source: https://www.costar.com/about. Related Bristol at 3600 South Bristol Street Draft Market Study Report September 2023 Exhibit 10 ki SECTION V ta www.FinanceDTA.com RESIDENTIAL PROJECTS PROPOSED IN V RESIDENTIAL PROJECTS PROPOSED IN THE SPECIFIC PLAN A Residential THE SPECIFIC PLAN The Project is envisioned as a mixed -use urban community with multiple blocks of residential uses over ground -floor retail shops throughout the Specific Plan area. This Specific Plan does not intend to limit or restrict the residential building types or architectural style. Residential uses may be single -use buildings within a block or in a mixed -use building with ground -floor retail uses. Residential building types may include but are not limited to the following: 1. Tower on podium, which is multi -level tower organized around or above a central core. 2. Podium structure, which is a multi -level structure situated on top of a concrete or steel podium base. 3. Wrap structure, which is a multi -level building surrounding an internal parking structure. 4. Live -work is an integrated residence and workspace occupied by a single household. This is a relatively low - density building type that is permitted but not anticipated within the Specific Plan area. 5. Townhomes, which are individual attached units arranged side -by -side. 6. Stacked dwellings, which are units within a single structure that are stacked one above the other. Figure 4: Specific Plan Block Designation '& 3 OCC , h OCK 2 BLOCK 9 II J -=, r.—.—. BLOCK a , BLOCK 6 1 BLOCK 5 ! BLOCK 7 j I I I r mCY ymds - II B' BLOCK 9 BLOCK 10 d Sidwe4e, f } >� ,r OCK 23 • ---- Beech . I , BLOCK 11 1 dmm 5dewolk.' _ BiocK,a BLOCK I I BLOCK I) BLOCK�'BLCKKi~•` \ BLOCK � 11 i 15 -'�` 1 Bl0[K 18 DTA did not include any land costs in our analysis since the L'::�^;�.�.� BLOCK 19 property is not being purchased, but we were informed that the I BLOC%21I BLOCK 70 property is subject to a 99-year ground lease. We have also L'-`—' been informed that the lease payments during construction are "negligible." Since most home buyers are not interested in purchasing a home on leased land, the residential development will be targeted to rental tenants. B Retail The existing retail center of 465,000 SF was developed in the 1970s. Based upon changes in the retail operations and impacted by new technology companies such as Amazon, significant existing traditional retail is becoming obsolete, which is happening to this retail center. The existing center includes a Vons grocery store, which will be replaced by a more modern grocery store. Modern grocery stores will be smaller than traditional grocery stores because they will benefit from an improved supply chain that is able to deliver replacement inventory faster, especially for slower moving products. Further, new grocery stores are transitioning to more energy -efficient freezing and refrigeration systems that in many cases require a complete revamping of interior space. Other changes include Related Bristol at 3600 South Bristol Street September 2023 Draft Market Study Report Exhibit 10 ►91 SECTION V ta www.FinanceDTA.com RESIDENTIAL PROJECTS PROPOSED IN THE SPECIFIC PLAN cameras and shelf sensors, smart carts, and touchless checkout kiosks. The proposed neighborhood retail center will serve more than 6,750 new residents living in the 3,750 proposed residential units. The center will also target restaurants and other local -serving retail, such as specialty retail, dry cleaners, ice cream stores, liquor stores, coffee shops, gyms, and banks. The availability of convenient underground parking should provide a draw for customers who live outside the immediate Project area. C Hotel The current Specific Plan includes the construction of a 250-room hotel similar to the upscale Westin South Coast Plaza to the east. Hospitality uses may include guest services such as restaurants, on -site alcohol establishments, conference facilities, event spaces, and rooftop amenities. D Senior Housing and Congregate Care The Specific Plan permits senior and age -qualified projects (including "continuum of care" communities that encompass a full range of independent living through skilled nursing services) that are specifically allowed within the Specific Plan. Such projects may include additional or different recreation facilities from those shown in the Specific Plan in keeping with the Project's demographics. Senior/age-qualified uses may include the following: Independent Living Units: A project designed for senior residents who need specialized services and amenities to accommodate their special needs and extend their ability to live independently. Such services may include meal preparation, common dining facilities, emergency call monitoring, housekeeping services, shuttle services, and the delivery of groceries and pharmaceuticals. The project includes specially designed units and amenities to accommodate reduced mobility, sight, and hearing abilities. Services to support the care of an ailing spouse, such as adult daycare services and limited nursing services, may also be provided. Unit types may range from single- family attached/condominiums to multifamily clustered buildings and would typically include full kitchens. Congregate Housing Community (including Assisted Living and/or Skilled Nursing): This category is designed for senior residents who need significant care and services, including nursing care and medical services, inclusive of memory care facilities. Unit types may encompass smaller apartments with small kitchenettes, common dining facilities, and community activity centers. Specific services may include security, activity centers, housekeeping, emergency monitoring, and transportation. Related Bristol at 3600 South Bristol Street Draft Market Study Report September 2023 Exhibit 10 7 ta www.FinanceDTA.com E Public Spaces SECTION V RESIDENTIAL PROJECTS PROPOSED IN THE SPECIFIC PLAN Publicly accessible parks and open space will be strategically located within the Specific Plan area. The Bristol Central Park, approximately 2.5 acres in size, will be constructed in the northern portion of the property. The Bristol Green (0.94 acres) and Bristol Plaza, including a small retail village (0.9 acres), will be located in the southern portion of the property, adjacent to the proposed hotel and congregate care buildings. There will be two parallel Greenlink trails (0.6 acres each) that will connect the parks in the south to the park in the north. In total, there will be 13.1 acres of publicly accessible open space within the Specific Plan area. Figure 5: Bristol Plaza r 2P11- _ ILA R The parks and Greenlink trails will include landscaping, lighting, seating areas, walkways, play areas, a private recreation facility, and retail or kiosk uses. An overall drought -adapted plant palette is anticipated to conserve water, reduce the heat island effect, use efficient irrigation, and potentially utilize biofiltration mechanisms to treat rainwater. The parks and Greenlink trails will include benches, bicycle racks, and directional signs to enhance the enjoyment of these public spaces. Figure 6: Bristol Green It is also planned that public art will be available in all open space areas. It is hoped that lighted public art Related Bristol at 3600 South Bristol Street September 2023 Draft Market Study Report Exhibit 10 SECTION V ta www.FinanceDTA.com RESIDENTIAL PROJECTS PROPOSED IN THE SPECIFIC PLAN will act as a centerpiece to the parks and Greenlink trails. The public art will include interactive exhibits, such as some exhibits that children may climb on and others that adults may use such as chess tables. It also anticipated that walls would be adorned with art in accordance with local history and lifestyle. F Cap Rates The importance of the market cap rate should be noted. A cap rate is calculated by dividing a property's Net Operating Income ("NOI") by its Net Asset Value ("NAV"). The cap rate is an assessment of the yield of a property over 1 year. Alternatively, if you know a building's NOI, you may divide this by an assumed cap rate to approximate the building's NAV. We have provided a simple definition above. Oftentimes, in the real world, complications arise, such as whether net operating expenses should be modified based on capital reserves or other adjustments. For simplicity in determining NAV of the multifamily units, DTA has reduced net revenue by an estimate of operating expenses and capital reserves to determine NOI. NOI is then divided by the cap rate to establish the NAV. A cap rate is a derived estimate. Often, an investor will study recent sales to determine what investors have paid for similar buildings. The developer or investor will review the expenses for a building and value it according to what others have recently paid for similar buildings. By dividing NOI by the consensus cap rate derived from comparable sales, the investor is able to approximate the value of the building. Cap rates are generally correlated to 10-year Federal government or agency bonds ("Government Bonds"). Currently, Government Bond coupon rates are at about 4%, with the investor assuming there will be absolutely no risk of loss of principal during the term of the Government Bonds. In general, investors are currently allocating investment capital to these riskless investments instead of to IPP. In order for real estate developers to attract capital from investors, they usually accept lower prices (resulting in higher cap rates). The difference between these two investment instruments is referred to as a spread. Sometimes this spread between Class A IPP and the Government Bond rate may be as much as 300 basis points since investors are competing with the government agencies to attract capital to real estate, a riskier investment. Prior to recent the Federal Reserve Bank's actions, 10-year Government Bonds yielded about 2.0%, while the cap rate for Class A multifamily properties in the City was 4%, a spread of 200 basis points. Now that the bond market has priced the 10-year Government Bonds at 4% on a pari passu basis, a developer often has to offer an additional spread to attract investment to IPP. One of the selling points that investors stress to attract capital to the IPP market is to emphasize that although today's cap rate may be 4.0%, potential future increases in rents should yield higher returns than Government Bonds. Increasing rental income provides investors incentives because they usually lead to increased NOI and, with stable cap rates, an increase in NAV. Conversely, bonds offer a fixed annual payment and return on invested capital. Therefore, there is the opportunity for IPP to not only generate increasing annual cash flows, but for the resulting increased NAV to generate a larger return on invested capital. Related Bristol at 3600 South Bristol Street Draft Market Study Report September 2023 Exhibit 10 01 SECTION V ta www.FinanceDTA.com RESIDENTIAL PROJECTS PROPOSED IN THE SPECIFIC PLAN If an IPP investor achieves an annual compound rent increase of 3.0% for 10 years, the compound annual rental income should increase by 35%. When this is divided by the cap rate, the building's value could increase by the same amount. If a property could obtain a 5.0% increase over 10 years, the property value could increase by more than 60% and, during the course of 30 years, could increase the property value close to 140%, almost 1%2 times its current value. Figure 7: Market Effective Rent per Unit by Bedroom $4,000 $3,500 In the past 10 years, despite COVID-19, rental increases in the City have been quite significant, as shown in Figure 7. Compound rental rates have increased by about 4.5% during this period. $3,000 1 Higher rental demand in stable locations generally $2,500 achieves lower cap rates, while transitional or $2,000 outlying neighborhoods usually have higher cap rates due to higher employment volatility and fluctuating $1,500 demand. These outlying areas often generate higher $1,000 I"'W4"'W4"'FEW"'W'I"'I"'I "I"'I"'lu"I"'! tenant turnover, leasing costs, and other factors that 14 16 18 20 22 24 26 ■ studio ■ 1 Bed ■ 2Beds 3Beds impact operating cash flows. Santa Ana is in a stable market with low vacancies, which should allow investors to raise rents during the life of their investment. It is also important to note that the 2-Mile Zone's market area cap rate for completed multifamily sales is about 4.0%, as shown in Figure 8. It is also significant to stress that forecasted cap rates are not projected to increase above 4.0% in the foreseeable future. That said, while cap rates for multifamily projects in California and across the United States have been increasing as a result of generally higher 10-year Government Bond interest rates, the impact has not been severely experienced in the City's 2-Mile Zone. Related Bristol at 3600 South Bristol Street Draft Market Study Report Exhibit 10 Figure 8: Market Cap Rate 5.0 % 4.8 % 4.6% 4.4 % 4.2 4.0 % 3.8 % 3.6% 3.4% 3.2% 1 1 1 1 1 1 1 1 1 14 16 18 20 Forecast 1 22 11 1241 1261 1 September 2023 10 SECTION V ta www.FinanceDTA.com RESIDENTIAL PROJECTS PROPOSED IN THE SPECIFIC PLAN A change in cap rate will have a significant impact on the value of a building. Table 2 shows the value of a unit in the Specific Plan. At a cap rate of 4.5%, the unit value is about $498,000. Table 2: Value of Unit by Cap Rate Operatingunit Monthly Monthly Vacancy Expense Capital Monthly AnnualNet Cap Cap Rate Comparison Square Rent per Rent Rate Factor Reserve Expenses Feet SF Income Net Asset % in Value Value at 4.5% Cap Rate 900 $3.64 $3,276 5.00% 35.0% 3.00% ($1,409) $22,408 4.50% $498,000 Value at 5.5% Cap Rate 900 $3.64 $3,276 5.00% 35.0% 3.00% ($1,409) $22,408 5.50% $407,000 Value Reduction from 5.5% Cap Rate $91,000 Value at 6.5% Cap Rate 900 $3.64 $3,276 5.00% 35.0% 3.00% ($1,409) 1 $22,408 6.50% $345,000 Value Reduction from 6.5% Cap Rate $153,000 30.72% If the Specific Plan constructs and rents all units and the program contains 3,750 units, a 1.0% change in cap rate would reduce Project market value by about $341,000,000 (3,750 units times $91,000). A 2.0% reduction would result in a loss of $573,000,000 in market value (3,750 units times $153,000). G Multifamily Market Research To better understand both the County and City multifamily markets, DTA evaluated an average apartment based upon observed metrics. These include a vacancy rate of 5.0%, operating expenses of 35%, and a capital reserve of 3.0% that reduce market rent by 43% to obtain NOI. Dividing NOI by a 4.5% cap rate, we determined that an average 842 SF unit in the County would have a NAV of $371,000 and an average 883 SF unit in the City would have a value of $456,000. Based upon an estimate of rents for a unit in the 2-Mile Zone of $3.64, applying the same metrics, DTA estimates an average unit would have a value of $498,000. The current inventory valuation metrics in the City, County, and 2-Mile Zone, according to CoStar, are presented below. Table 3: Current Inventory Summary Monthly Market Inventory Average Vacancy Operating Description Rent per Rent per Units Unit Sze Rate Expenses SF Unit Operating Net I Market Net Asset Capital Exp and Operating Cap Value Per Reserve Cap Income Rate Unit ReserveOrange County Related Bristol at 3600 South Bristol Street Draft Market Study Report Exhibit 10 September 2023 11 ta www.FinanceDTA.com SECTION V RESIDENTIAL PROJECTS PROPOSED IN THE SPECIFIC PLAN As can be seen in Figure 9, effective market rental rates within the 2-Mile Zone have been steadily increasing for 10 years, and there was a limited compound negative impact related to COVID-19. This compounded rate is about 4.5% and forecasted to increase by a compounded rent growth of about 2.2% for the next 5 years. It is difficult to project absorption rates in the 2-Mile Zone since there are few new similar offerings. As of early 2023, there are only 200 units currently under construction, with delivery scheduled in late 2023. From a market perspective, the 2-Mile Zone has the following desirable characteristics. ■ An urban setting close to shopping and entertainment; ■ Adjacency to the South Coast Plaza Mall; ■ Limited new high -end rental units planned in the immediate future; ■ Multiple product types to attract a variety of tenants; Figure 9: Effective Average Rent per Unit Market Effective Rent Per Unit $3,400 $3,200 $3,000 $2,800 $2,600 $2,400 $2,200 $2,000 $1,800 1111[LLglIIITH]I 1.1.1, 1 14 16 18 ■ A mixed -use environment that includes adjacent retail; ■ Proximity to the Orange County Art Center; ■ Proximity to Orange County Airport and Santa Ana Metrolink; ■ Direct access to Interstate 405 and SR 55; ■ Up to 13 acres of open space, including 5.0 acres of parks and Greenlink trails; and ■ Availability of local private schools, including Mater Dei, TVT Community Day School, and The Sage School. It also has some challenges that include: ■ Average public school district. The Santa Ana school system is ranked 814 out of 1,165 districts in California (https://www.publicschoolreview.com/caIifornia/santa-ana-unified-school- district/635310-school-district). ■ Currently high long term interest rates. ■ Future higher long-term interest rates resulting from Federal Reserve Bank tightening. Related Bristol at 3600 South Bristol Street Draft Market Study Report September 2023 Exhibit 10 12 SECTION V ta www.FinanceDTA.com Related Bristol at 3600 South Bristol Street Draft Market Study Report RESIDENTIAL PROJECTS PROPOSED IN Figure 10: Artist's 3-D Rendering of Project Exhibit 10 THE SPECIFIC PLAN September 2023 13 ta www.FinanceDTA.com SECTION V RESIDENTIAL PROJECTS PROPOSED IN THE SPECIFIC PLAN Below is a list of apartments and selected metrics for available products within the 2-Mile Zone. This list only includes properties with 200 or more units since small complexes are not proposed in the Specific Plan. Table 4: Existing Multifamily Projects in the 2-Mile Zone rty Address 17i Property Na me I 1b6 s Rent/SF, Spacer per U 1 Vacancy % 400 Enclave Cir The Enclave at South Coast 2008 874 890 $3,086 $3.53 1.300 2.27% $0 $2,802 $3,388 $0 3400 Avenue of the Arts 3400 Avenue of the Arts Apts 1987 937 770 $2,852 $3.04 1.560 2.69% $2,199 $2,597 $3,282 $0 1601 W Macarthur Blvd The Aspens South Coast 1976 896 642 $2,634 $2.94 1.090 7.94% $0 $2,344 $3,078 $0 655 Baker St South Pointe 1942 720 440 $2,674 $3.71 1.480 6.36% $0 $2,382 $2,926 $3,890 3700 Plaza Dr Versailles On The Lake Apts 1973 830 364 $2,573 $3.10 1.790 3.41% $2,002 $2,530 $3,174 $3,815 15 MacArthur PI Essex Skyline at MacArthur Place 2008 1,547 350 $5,265 $3.40 1.000 5.35% $0 $3,825 $5,442 $14,759 3124 5 Main St Reserve at South Coast 1974 767 349 1$2,628 $3.42 1.290 2.01% 1$1,996 $2,344 $2,851 1$0 100 E MacArthur Blvd The Marke 2014 941 300 $3,131 $3.33 1.500 0.75% $0 $2,655 $3,608 $4,149 1000 S Coast Dr The Cape Apartments 1987 738 296 $2,724 $3.69 1.180 9.29% $0 $2,415 $3,007 $3,690 3400 S Main St 3400 South Main 1969 967 288 $2,397 $2.48 1.150 10.07% $0 $2,250 $2,629 $0 550 Paularino Ave Park Mesa Villas 1976 682 276 $2,331 $3.42 1.270 0.72% $0 $2,271 $2,549 $0 635 W Baker St Newport Village 1972 658 276 $2,243 $3.41 1.450 4.35% $2,129 $2,091 $2,936 $0 555 Paularino Ave Eaves South Coast 1973 805 258 1$2,614 $3.25 1.250 4.39% $0 $2,361 $3,120 1 $0 1101 W Stevens Ave South Coast Racquet Club 1972 806 256 $2,453 $3.04 1.440 4.74% $0 $2,137 $2,980 $0 31 E MacArthur Crescent Dr Pinnacle at MacArthur Place 2002 1,059 253 $2,932 $2.77 3.160 6.63% $0 $2,482 $3,266 $0 580 Anton Blvd 580 Anton 2018 867 250 $3,232 $3.72 6.80% $2,396 $2,887 $3,996 $0 1142 Buckingham Dr Wimbledon Glen 1985 929 244 $2,883 $3.10 1.640 7.36% $2,330 $2,780 $3,298 $0 805 W Stevens Ave Park Plaza Apartments 1972 955 243 $2,636 $2.76 0.620 6.32% $0 $0 $2,307 $3,028 125 Baker St E Baker Block 2018 919 240 $3,349 $3.64 1.940 2.92% $2,699 $3,085 $3,765 $4,580 6515unflowerAve Bloom 2023 811 1 226 1 $3,116 $3.84 1 4.35% $2,590 $2,847 $3,793 1 $0 3600 Aspen Village Way Aspen Village 1984 1 1,004 1 200 1 $3,271 $3.26 1.500 1 5.00% $0 $2,775 $3,576 1 $0 Average/Total 1 892 1 7,411 1 $2,910 $3.28 1.33 1 4.70% $2,187 $2,536 $3,399 1 $3,505 *Note: Blank spaces indicate that data was not available. This listing includes 21 multifamily projects in the 2-Mile Zone, totaling 7,411 rental units, an average of 350 units per property. Since DTA does not have a specific breakdown of the proposed unit sizes nor bedroom counts in the Specific Plan, we have chosen to use composite data in forming our conclusions. Related Bristol at 3600 South Bristol Street Draft Market Study Report Exhibit 10 September 2023 14 SECTION V taRESIDENTIAL PROJECTS PROPOSED IN THE SPECIFIC PLAN www.FinanceDTA.com We identified the largest multifamily project as The Enclave at South Coast, which contains 890 units. The largest unit sizes are in The Essex Skyline at MacArthur Place in the Hutton Center. The average vacancy for the projects is 4.7%. The highest vacancy is in the 2-story 3400 South Main building that was completed in 1969, more than 50 years ago. Other high -vacancy buildings include two 2-story complexes, specifically The Cape Apartments that were opened in 1987 and The Aspens South Coast that was completed in 1976. The predominant bedroom counts are the one - bedroom (47.3%) and two -bedroom (42.9%) plans with an average size of 893 SF. Below is a schedule summarizing the product mix of multifamily projects in the 2-Mile Zone, including the unit's average size and bedroom count. Related Bristol at 3600 South Bristol Street Draft Market Study Report Exhibit 10 September 2023 / 15 SECTION V taRESIDENTIAL PROJECTS PROPOSED IN THE SPECIFIC PLAN www.FinanceDTA.com Table 5: Existing Bedroom Counts II . I Units Units Unit Count Units Units 1!�� Studio Units SIF Unit Size h=;j r rm Units SF AM 400 Enclave Cir The Enclave at South Coast 0 459 431 0 890 0 726 1,031 0 874 3400 Avenue of the Arts 3400 Avenue of the Arts Apts 85.008 349 336 0 770.008 539 756 1,228 0 938 1601 W Macarthur Blvd The Aspens South Coast 0 388 254 0 642 0 756 1,112 0 897 655 Baker St South Pointe 0 232 192 16 440 0 577 862 1,120 721 3700 Plaza Dr Versailles On The Lake Apts 179.998 60 76 48 363.998 568 789 1,185 1,300 830 15 MacArthur PI Essex Skyline at MacArthur Place 0 1 44 305 1 350 0 1,161 1,598 2,834 1,547 3124 S Main St Reserve at South Coast 1.0121 152 196 0 349.0121 420 672 844 0 768 100 E MacArthur Blvd The Marke 0 158 128 14 300 0 749 1,132 1,374 942 1000 S Coast Dr The Cape Apartments 0 160 120 16 296 0 593 890 1,056 738 3400 S Main St 3400 South Main 0 176 112 0 288 0 850 1,150 0 967 550 Paularino Ave Park Mesa Villas 0 216 60 0 276 0 625 890 0 683 635 W Baker St Newport Village 124.0068 108 44 0 276.0068 520 710 920 0 658 555 Paularino Ave Eaves South Coast 0 172 86 0 258 0 682 1,050 0 805 1101 W Stevens Ave South Coast Racquet Club 0 160 96 0 256 0 702 981 0 807 31 E MacArthur Crescent Dr Pinnacle at MacArthur Place 0 108 145 0 253 0 729 1,305 0 1,059 580 Anton Blvd 580 Anton 5 165 80 0 250 506 745 1,144 0 868 1142 Buckingham Dr Wimbledon Glen 49.9956 102 92 0 243.9956 505 942 1,146 0 929 805 W Stevens Ave Park Plaza Apartments 0 0 132 111 243 0 0 884 1,041 956 125 Baker St E Baker Block 31.008 108 93 8 240.008 623 789 1,124 1,452 919 651 Sunflower Ave Bloom 39.0076 112 75 0 226.0076 607 685 1,106 0 811 3600 Aspen Village Way I Aspen Village 0 76 1 124 1 0 200 0 1 807 1 1,126 0 1,005 Average/Total 515 3,505 1 3,177 1 214 7,411 551 1 728 1 1,113 1,152 893 We conclude that despite current market dynamics resulting from existing Federal Reserve Bank policies, IPP cap rates in the City have moved less than those nationwide. Another significant conclusion that may be made from the information above is that the current multifamily vacancy rate in the City is low. The result of this low vacancy rate puts upward pressure on rental rates since landlords have the flexibility to increase rates with less concern about tenant's turnover. Related Bristol at 3600 South Bristol Street Draft Market Study Report Exhibit 10 September 2023 16 ta www.FinanceDTA.com SECTION V RESIDENTIAL PROJECTS PROPOSED IN THE SPECIFIC PLAN Current rental rates in the Santa Ana area exceed those of the County. Table 6 reflects rental rates as of April 2023, per Costar, and our proposed rental information for the Project site. Table 6: Rents in April 2023 Description Studi Studio One Bedro Rent SF -Bedroo Rent to -Bedroom droom Three Bedroom 3-Bedroom SF t SF R` In addition, as shown in Figure 11, Costar forecasts rent growth in the 2-Mile Zone of about 2.0% annually for both the City and County. Related Bristol at 3600 South Bristol Street Draft Market Study Report Exhibit 10 September 2023 /17 ta www.FinanceDTA.com Table G.1 Multifamily Rental Discussion Figure 11: Rent per Bedroom Count Market Asking Rent Per Unit By Bedroom $4,500 Forecast $4,000 $3,500 $3,000 $2,500 $2,000 $1,000 1"'1'' 1 1 16 18 1 I181"'1201"'12224 2fi 11 1 1 1 1 1 14 Studio 1 Bed ■ 2 Beds 3 Beds SECTION V RESIDENTIAL PROJECTS PROPOSED IN THE SPECIFIC PLAN We were not provided with detailed information from the Developer on the product offerings for the 3,750 multifamily units to be built -out on the Project site. However, based upon the information provided, our research identified that the Project should contain an average multifamily unit approximately 900 SF in size that would accommodate a mix of studio, one -bedroom, and two -bedroom apartments. We also reviewed a computer rendering of the site (Figure 10) included in the Specific Plan that led us to believe most multifamily buildings would be up to 8 stories, as permitted by the City Zoning Code. This assumption is further supported by the need for a high -density product to accommodate 3,750 residential units on about 25 acres, which yields an overall density of about 150 units per acre. Below is a schedule of acres and units provided by the Developer that summarizes their proposed density. 7: Project Density Phase Total Phase Acres Residential Acres Units in Phase Implied Density Per Acre Phase 1 19.47 10.29 2,375 DU 231 DU/Ac Phase 2 14.10 5.79 822 DU 142 DU/AC Phase 3 9.50 8.96 553 DU 62 DU/AC Total 43.07 25.04 3,750 DU 150 DU/AC Although the Specific Plan does not contain proposed building configurations, DTA developed a model to determine if the proposed product mix would be feasible and accommodate the proposed density. With the proposed target densities, DTA's first task was to confirm that the property could accommodate the targeted densities, especially the 231 multifamily units per acre proposed in Phase 1. As can be seen from the table below, the highest density of 230 units per acre could be achieved in an 8-story building that covered 80% of a parcel, with the first floor set aside for retail. This further assumes the average unit size is 900 SF and that 15% of each floor is set aside for non-residential space. Related Bristol at 3600 South Bristol Street Draft Market Study Report Exhibit 10 September 2023 18 SECTION V taRESIDENTIAL PROJECTS PROPOSED IN THE SPECIFIC PLAN www.FinanceDTA.com Table 8: Confirmation that Product Mix is Achievable FhL7--O% L 60% Lot 0% Lot verage Lot Coverage % 50.00% 60.00% 70.00% 80.00% Size 1.00 AC 1.00 AC 1.00 AC 1.00 AC Building SF (Coverage) 21,780 SF 26,136 SF 30,492 SF 34,848 SF Building Floors 8 8 8 8 Building SF per Acre 174,240 SF 209,088 SF 243,936 SF 278,784 SF First Floor Retail (21,780) (26,136) (30,492) (34,848) Residential SF 152,460 SF 182,952 SF 213,444 SF 243,936 SF Non -Rentable SF 15.00% 15.00% 15.00% 15.00% Rentable SF 129,591 SF 155,509 SF 181,427 SF 207,346 SF Average Unit Size 900 SF 900 SF 900 SF 900 SF Total Units 143 DU 172 DU 201 DU 230 DU Total Units per Acre 143/AC 172/AC 201/AC 230/AC Table 5 suggests that the average for multifamily products within the 2-Mile Zone is 893 SF. It also indicates that the product mix of studio, one -bedroom, two -bedroom, and three -bedroom units varies from product to product. DTA rounded the size of each unit to 900 SF, allowing the Developer to determine a future preferred product mix. Since 2014, there have been less than 1,100 multifamily units built -out in the 2-Mile Zone marketplace, with the most recent being The Bloom, a 226-unit project on Sunflower Avenue. The Project was absorbed as soon as the units were available to the public. The Specific Plan will be delivering 3,750 units beginning in 2026 and ending in 2035, a period of 10 years requiring the absorption of about 370 units per year. Based upon the low vacancy in the 2-Mile Zone, DTA believes the market should be able to absorb these units as they are delivered. DTA evaluated many multifamily sites over the past 40 years and has applied our experience to determine the value of a single unit and each proposed unit. The first step in evaluating a multifamily building is to make estimates related to revenues and expenses. DTA assumed an average unit size of 900 SF and a rental rate of $3.50 per SF, which we increased by 4.0%to account for rent premiums related to the urban village character of the Project, community amenities, and height attributes. DTA assumed a vacancy rate of 5.0% and Related Bristol at 3600 South Bristol Street Draft Market Study Report Exhibit 10 September 2023 19 ta www.FinanceDTA.com SECTION V RESIDENTIAL PROJECTS PROPOSED IN THE SPECIFIC PLAN combined adjustments to NOI (both expenses and reserves) equal to 38.0%. DTA concluded that a cap rate of 4.5%would be appropriate for this property. Below is a table summarizing the value of the 3,750 multifamily units. Table 9: Value of Residential Units E Units Rent perSF Rent Premiums A�� __IV Square Feet arl, et Rent per Unit IV� canW , =ME& OperatingMarket 4et Expenses 11 Reserve Net Operatingescription Income Market Rate Market per Unit 4.00% 5.00% 35.00% 3.00% Single Unit 1 DU $3.50 $0.14 900 SF $3,276 ($164) ($1,147) ($98) $1,867 4.50% $498,000 $498,000 Block 1 Residential 108 DU $3.50 $0.14 900 SF $3,276 ($164) ($1,147) ($98) $1,867 4.50% $498,000 $53,784,000 Block 2 Residential 105 DU $3.50 $0.14 900 SF $3,276 ($164) ($1,147) ($98) $1,867 4.50% $498,000 $52,290,000 Block 3 Residential 202 DU $3.50 $0.14 900 SF $3,276 ($164) ($1,147) ($98) $1,867 4.50% $498,000 $100,596,000 Block 6 Residential 170 DU $3.50 $0.14 900 SF $3,276 ($164) ($1,147) ($98) $1,867 4.50% $498,000 $84,660,000 Block 7 Residential 373 DU $3.50 $0.14 900 SF $3,276 ($164) ($1,147) ($98) $1,867 4.50% $498,000 $185,754,000 Block 8 Residential 88 DU $3.50 $0.14 900 SF $3,276 ($164) ($1,147) ($98) $1,867 4.50% $498,000 $43,824,000 Block 9 Residential 106 DU $3.50 $0.14 900 SF $3,276 ($164) ($1,147) ($98) $1,867 4.50% $498,000 $52,788,000 Block 10 Residential 222 DU $3.50 $0.14 900 SF $3,276 ($164) ($1,147) ($98) $1,867 4.50% $498,000 $110,556,000 Block 11 Residential 552 DU $3.50 $0.14 900 SF $3,276 ($164) ($1,147) ($98) $1,867 4.50% $498,000 $274,896,000 Block 12 Residential 289 DU $3.50 $0.14 900 SF $3,276 ($164) ($1,147) ($98) $1,867 4.50% $498,000 $143,922,000 Block 14 Residential 680 DU $3.50 $0.14 900 SF $3,276 ($164) ($1,147) ($98) $1,867 4.50% $498,000 $338,640,000 Block 15 Residential 222 DU $3.50 $0.14 900 SF $3,276 ($164) ($1,147) ($98) $1,867 4.50% $498,000 $110,556,000 Block 18 Residential 335 DU $3.50 $0.14 900 SF $3,276 ($164) ($1,147) ($98) $1,867 4.50% $498,000 $166,830,000 Block 19 Residential 298 DU $3.50 $0.14 900 SF $3,276 ($164) ($1,147) ($98) $1,867 4.50% $498,000 $148,404,000 Totals 3,750 DU $3.50 $0.14 3,375,000 SF $12,285,000 ($614,250) ($4,299,750) 1 ($368,550) #7,002,450 4.50% $498,000 $1,867,500,000 Related Bristol at 3600 South Bristol Street Draft Market Study Report Exhibit 10 September 2023 20 ta www.FinanceDTA.com G.2 Multifamily Market Research Conclusion SECTION V RESIDENTIAL PROJECTS PROPOSED IN THE SPECIFIC PLAN In order to review the multifamily revenue, information was obtained from Costar for projects both within the County and a 2-Mile Zone of the Project site. Since we were not provided with the product mix, DTA reviewed the data provided by Costar to generate an average square footage for a unit in the Project's boundaries and determined that an average of 900 SF was appropriate, allowing for a mix of studio, one -bedroom, and two -bedroom units. Since the Specific Plan does not contain apartment floor plans or an amenity package, DTA concluded that these features would be similar to those in nearby programs. Our data led us to determine that the monthly rent would be approximately $3.50 per square foot, with the potential premium of 4% due to building heights, amenity packages, and inclusion in the proposed urban village. The average vacancy for similar units in the 2-Mile Zone is 5.0%. DTA also estimated that net operating expenses would be 35% of revenues, with a capital reserve equal to 3.0%. This generated an NOI of $1,867 per month at a 4.5% cap rate. Our conclusion was that a single 900 SF unit would have a market value of $498,000. Due to the limited market supply of housing units in the city and surrounding area, which results in higher rent prices and low vacancies, the proposed units could be absorbed into the market area. It is important to note that DTA did not include rental appreciation even though historical data indicates prior annual appreciation of 4.5% and future appreciation of 2.2% per year. We also assumed that vacancies, net operating expenses, and capital reserves would not increase. Related Bristol at 3600 South Bristol Street Draft Market Study Report September 2023 Exhibit 10 21 ta www.FinanceDTA.com VI RETAIL MARKET RESEARCH SECTION VI RETAIL MARKET RESEARCH The Specific Plan includes 350,000 SF of retail space, generally located on the first floor of the residential buildings, although the Specific Plan indicates some standalone retail buildings, such as the proposed grocery store that will replace the current Vons grocery store. This planned retail space will replace the approximately 465,000 SF of existing retail space. The Specific Plan indicates construction commencing for the first phase in 2026, the second phase in 2030, and the third phase in 2033. In most cases, retail leases are less than 10 years (although some offer tenant extension), and this should allow the owner to coordinate tenant moveouts in accordance with construction phasing. If there are existing tenant leases that could impact construction timing, the owner may incur lease termination costs to entice existing tenants to abandon their existing locations. As shown in Table 10, the majority of the retail buildings in the 2-Mile Zone were built between 1970 and 1986, with some buildings undergoing restoration between 1999 and 2002. Retail space is evolving due to many factors, as listed below. Shoppers expect improved merchandising, data -driven advice, and the ability to customize product offerings. Where previous retailers were only able to offer merchandise in the store, in the current environment, customers expect that that if the merchandiser does not have the proper size or color on hand, it can be ordered from a remote location and delivered to them by Amazon (or equivalent) within 24 hours. In each retail store, sales personnel also have access to customer data, such as rewards programs and previous customer purchasers, intended to improve the buying experience. Customers expect features that enhance their shopping experience. Sales personnel will focus on brand building and improved use of data, such as mobile phone apps that inform shoppers of promotions, QR codes, and smart displays that deliver personized messages to anticipate customer needs, thereby facilitating the sales process. In some cases, the physical store is just a showroom, with the actual product shipped from a remote location. The new retail store must be connected to "Big Data." A phone app should enable the customer to identify the location of a product within a store. This becomes more important for larger stores and minimizes the time necessary to find a specific product. Also, many retailers use data collection to "follow" promotions for future visits. Related Bristol at 3600 South Bristol Street Draft Market Study Report customer throughout the facility and add this data to their customer database to offer Exhibit 10 September 2023 22 ta www.FinanceDTA.com SECTION VI RETAIL MARKET RESEARCH 4. Younger customers, such as Gen Y (born between 1981 to 1996) and Gen Z (born between 1997 to 2010), have grown up in the digital world and expect a seamless retail experience. Unlike earlier generations, these customers are unafraid of technology and sharing data if they believe it will benefit them. As Gen Alpha (born after 2010) become more experienced shoppers, their expectations will further enhance the need for retailers to provide even better shopping experiences based upon Big Data. 5. In order to improve the shopper's experience, the new retailer has to adapt to the changing world, which may require them to share data with suppliers, last -mile fulfillment firms, and possibly even competitors to improve the shopping experience with the goal to increase revenues and decrease costs. 6. The combination of an urban village that integrates residential units with nearby retail will increase the walkability of the Specific Plan area by permitting shoppers to have easy access to shops, with the result that shopper traffic should increase for the new retail shops. 7. The proximity of retail and residential uses will encourage residents to rely more on direct delivery for groceries, takeout meals, and the purchase of consumer products that can be delivered directly to the doorstep within 24 hours. This may also require that retail locations allocate space to these delivery services. 8. According to our site visit, many of the buildings in the Metro Town Square have relatively low ceilings that are not conducive in the current market. Most current retailers prefer higher ceilings to provide a comfortable environment for customers and a place to hang signs and mount security cameras. Higher ceilings also provide more room for stacking inventory, both on the display floor and in the warehouse. These factors will drive retail users to demand different uses of retail space. For example, much less space may be allocated to storerooms since the retailer will not be required to maintain inventory on -site. The new retail location must be linked directly to Big Data, either through in-store data collection devices or the use of a smart phone, as demonstrated by the Apple Store. The new retail facilities will be required to upsize their electrical systems to accommodate their new data collection systems and dissemination of information needs. As ridesharing becomes more acceptable, the need for substantial parking fields will become less important and those that offer electronic charging stations will attract customers that can shop while their care is charging. These changes will permit less land to be allocated to parking and more space to retail shops. If the Developer responds to these factors, the conversion of the Specific Plan property from its current "obsolete" retail space to retail space tailored to the new market dynamics meeting the wants and needs of the shopper should achieve commercial success. Related Bristol at 3600 South Bristol Street Draft Market Study Report Exhibit 10 September 2023 23 ta www.FinanceDTA.com SECTION VI RETAIL MARKET RESEARCH As shown in Figure 12, the current retail market in the 2-Mile Zone is robust, with an overall occupancy rate of 98.3%. The selected data includes more than 2 million SF of retail space with only 32,000 SF available, which is indicative of a strong market. While all of the retail within the Specific Plan area will be demolished, the phasing of the residential construction will permit some current tenants to relocate as space becomes available. This should allow the Project to have move -in ready tenants that will relocate as soon as space becomes available. Therefore, DTA has concluded that the Project will not endure typical absorption issues with the proposed square footage of retail space. Additional square footage of retail space would have diminishing returns as a result of a longer absorption period and higher vacancy. Further, additional retail space could offset other building area dedicated to residential or parking, which reduces the potential customer base for the businesses occupying the retail space and the viability of the residential portion of the project. With the current conceptual site plan, additional retail space may require multilevel (i.e., second floor space) due to ground -level space being already committed to the current uses. Related Bristol at 3600 South Bristol Street Draft Market Study Report Figure 12: Rent per Bedroom Count Availability Vacant SF 113K r Sublet SF 3.91K ► Availability Rate Z0% t Available SF 118K t Available Asking Rent/SF $33.46 4 Occupancy Rate 98.1 % 4 Percent Leased Rate 98.6% 4 Exhibit 10 September 2023 / 24 ta www.FinanceDTA.com Table 10: Summary of Existing Retail Properties* SECTION VI RETAIL MARKET RESEARCH iL7 2110-2148 S Bristol St Bristol & Warner Marketplace Retail (Neighborhood Center) Existing Au Zone Santa Ana LLC Santa Ana 1979 0 594 4.80 111,405 111,405 1,481 1001/ $2.58 3640-3752 S Bristol St Metro Town Square Retail (Community Center) Existing Susan Elizabeth Gisler Santa Ana 1973 2002 129,461 124,839 4,628 96% $3.65 3300 S Bristol St Target Retail Existing Dayton -Hudson Corp Santa Ana 1986 0 300 2.86 119,343 119,343 0 100% $2.05 2110-2148 S Bristol St Bristol & Warner Marketplace Retail (Neighborhood Center) Existing Au Zone Santa Ana LLC Santa Ana 1979 0 594 4.80 111,405 111,405 1,481 100% $2.58 3816-3923 S Bristol St Bristol Center Retail (Community Center) Existing Susan Elizabeth Gisler Santa Ana 1973 0 375 4.24 102,055 97,258 7,200 95% $3.67 3719-3785 5 Plaza Dr Metro Town Square Retail (Community Center) Existing Susan Elizabeth Gisler Santa Ana 1973 2002 6.00 70,520 70,520 0 100% $6.70 3309 5 Bristol St Bristol Plaza Retail (Community Center) Existing 3309 South Bristol St LLC Santa Ana 1972 0 178 3.78 47,141 47,141 0 100% $2.99 3814-3816 Bristol St Bristol Sunflower Plaza Retail (Power Center) Existing Susan Elizabeth Gisler Santa Ana 1972 0 114 4.43 17,529 10,786 6,744 62% $3.02 3019-3047 Bristol St Bristol Center Retail (Neighborhood Center) Existing Red Mountain Retail Group, Inc. Santa Ana 1977 0 178 7.35 16,944 16,944 0 100% $6.12 3370-3400 5 Bristol St Bristol Place Retail (Strip Center) Existing Johanna Kim Santa Ana 1986 1 0 100 8.01 12,477 5,529 6,948 44% 3941 5 Bristol Sunflower Plaza Retail (Strip Center) Existing SunflowerMetro LLC Santa Ana 1978 0 43 3.58 12,000 12,000 0 100% 3310-3338 S Bristol St Bristol Place Retail (Strip Center) Existing Johanna Kim Santa Ana 1986 0 54 4.82 11,212 11,212 0 100% 3605-3614 S Bristol St Bristol Center Retail (Community Center) Existing Susan Elizabeth Gisler Santa Ana 1974 0 110 7.39 10,920 7,983 2,938 73% $7.06 3820 S Bristol St Bristol Sunflower Plaza Retail (Power Center) Existing Susan Elizabeth Gisler Santa Ana 1974 0 60 6.36 9,440 9,440 0 100% $3.54 3929 S Bristol St Sunflower Plaza Retail (Strip Center) Existing SunflowerMetro LLC Santa Ana 1979 0 9,000 9,000 0 100% 3608 S Bristol St Metro Town Square Retail (Community Center) Existing Susan Elizabeth Gisler Santa Ana 1974 0 8,426 8,426 0 100% $3.19 3357 S Bristol St Bristol Plaza Retail (Community Center) Existing Brixmor Santa Ana 1972 0 20 2.38 8,400 8,400 0 100% $2.59 3365 5 Bristol St Bristol Plaza Retail (Community Center) Existing Brixmor Property Group Inc. Santa Ana 1972 0 32 3.83 8,360 8,360 0 100% $3.17 2911 5 Bristol St Hustler Hollywood Retail Existing Amir Shirian Santa Ana 1973 2021 8,000 8,000 0 100% $1.28 3333 Bristol St South Coast Plaza Retail (Super Regional Mall) Existing CJ Segerstrom & Sons Costa Mesa 1967 1999 13,975 7.00 717,644 717,644 0 100% 3333 Bristol St South Coast Plaza Retail (Super Regional Mall) Existing CJ Segerstrom & Sons Costa Mesa 1967 0 254,634 254,634 0 100% $1.57 3333 Bristol St Bloomingdale's Retail (Super Regional Mall) Existing Macy's, Inc. Costa Mesa 1967 0 176,000 174,205 1,790 99% $2.75 3333 Bristol St South Coast Plaza Retail (Super Regional Mall) Existing CJ Segerstrom & Sons Costa Mesa 1967 0 80 4.94 16,196 16,196 0 100% 3333 Bristol St Maggiano's Retail (Super Regional Mall) Existing CJ Segerstrom & Sons Costa Mesa 1983 0 106 7.00 12,161 12,161 0 100% 3333 Bristol St Sears Auto Center Retail (Super Regional Mall) Existing CJ Segerstrom & Sons Costa Mesa 1967 0 68 7.00 10,532 10,532 0 100% Total 16,981 5.29 2,011,205 1,983,362 33,210 98.3% $2.91 *Note: Blank spaces indicate that data was not available. Related Bristol at 3600 South Bristol Street Draft Market Study Report Exhibit 10 September 2023 25 ta www.FinanceDTA.com SECTION VI RETAIL MARKET RESEARCH According to Costar, there is 5,965,139 SF of retail space within the 2-Mile Zone with only 131,000 vacant SF, a vacancy rate of 2.0%. DTA also observed that the asking rent in the 2-Mile Zone is currently $33.46 per SF pr year. Based upon this information, we are estimating that the rent for the ground -floor retail space will start at $36.00 per SF per year. Costar is estimating net operating costs in the selected sample at about 8.1% ($2.91/$36.00), as shown in Table 10. For our analysis, DTA rounded this to 10.0% since many older buildings have deferred maintenance. In accordance with current operators, we have estimated that an owner will allocate 3.0% to capital reserves that are used to improve space as it ages and also to provide funds to upgrade space to remain competitive in the marketplace. Finally, DTA reviewed current cap rates, as shown in Figure 13. This schedule summarizes cap rates by a product star system in which five stars is best and one star is the poorest. The below items in italics are quotes from a Costar document titled CoStar Building Rating System. "The Costar Building Rating SystemSM is a national rating for commercial buildings on a universally recognized S Star scale. Historically the industry has lacked a centralized system for evaluating buildings using specific standards developed for each property type. The extensive, standardized property information collected by Costar Research makes such a national building rating system possible. Figure 13: Market Cap Rate by Star Rating Market Cap Rate By Star Rating 6.4% 6.2% 6.0% 5.8% 5.6 /u 5.4% 5.2°/6 5.0% 4.8% The rating system considers the building separately from its immediate 4.6% I I I 1 I 1 1 I I I 1 I I I I ,a ,s ,s �o az � 24 26 vicinity, with the exception of retail properties. This distinction enables ■ 1-2 Star ■ 3 Star 4-5 Star the rating system to address the intrinsic quality of a specific building, with the understanding that a range of building quality may exist in any given location. A building considered to be Class A quality in one market may not qualify as Class A in another. However, because ratings are based on specific standards developed for each property type and consistently applied across different markets, a 4 Star building, for example, is expected to be comparable with all other 4 Star buildings across all markets. Related Bristol at 3600 South Bristol Street Draft Market Study Report Exhibit 10 September 2023 26 ta www.FinanceDTA.com SECTION VI RETAIL MARKET RESEARCH Buildings are rated through an examination of the design and construction of a building. For example, the type of exterior materials, the quantity and quality of windows and the lobby finishes present in office buildings; the ceiling height and number of loading docks in warehouses and distribution centers; the entrances and parking areas for retail properties; and the types of finishes offered in the units of multi family buildings. These examples, as well as many other factors all have an effect on a building's rating. The multitude and diversity of decisions that are made when designing, constructing, renovating and managing a building creates a built environment in which no building is identical to another, even when of the same property type. However, CoStar tracks the entire range of buildings, from skyscrapers in large cities to single story buildings in smaller markets." At the time of this Report, the draft Specific Plan did not contain a product mix for the various retail sites, except that the Specific Plan discusses a space large enough for a full-size grocery store. We assumed the 350,000 SF of retail space will target the needs of those living in the proposed urban village, such as specialty retail, dry cleaners, ice cream stores, liquor stores, coffee shops, gyms, and banks. A specialty retailer focuses on selling a specific product category or product line rather than offering general consumer goods. We also believe that shoppers will be attracted to the new retail space due to the ease of access to and from the proposed underground parking complex. We have assumed the retail venues will be designed to achieve a five-star rating. As shown in Figure 13, a five-star rating earns a lower cap rate than a lower rating. Based upon this, DTA has assumed a cap rate of 4.75% for general retail and 4.50% for grocery store(s). Grocery stores in traditional neighborhood commercial centers generally enjoy lower rental rates than other tenants, primarily since a grocery store will generate significant traffic that benefits other shops. However, since there will be more than 6,750 residents living within the community, it is not necessary for a grocery store to generate significant additional traffic since there will be foot traffic from the individuals residing within the Specific Plan area. DTA interviewed Al Marasca, the retired president of Ralphs, one of the largest grocery chains in Southern California, and he confirmed that based upon company policies, Ralphs would be interested in entering this market. In general, their philosophy was that if there were an additional 5,000 residents within a defined shopping area, his former company would invest in the community. He also acknowledged that the addition of 6,750 residents within this urban village could capture new residents that would provide a strong incentive for his former company to open a new facility within the Specific Plan area. Related Bristol at 3600 South Bristol Street Draft Market Study Report Exhibit 10 September 2023 27 ta www.FinanceDTA.com SECTION VI RETAIL MARKET RESEARCH Below is a summary of our findings regarding the proposed NAV generated by the retail properties. Table 11: NAV Planning Area.Exp - ql--AhL-� Rent .. Expenses A- 'd ESA ..- and Cap Reserve 11 Operath Income I PCEap Rate & F NetAssetValue Planning Area 2 Ground Floor Retail Block 11 31,004 SF $3.00 SF/Mth $1,116,144 5.00% 10.00% 3.00% ($200,906) $915,238 4.75% $19,268,000 Planning Area 4 Ground Floor Retail Block 12 16,216 SF $3.00 SF/Mth $583,776 5.00% 10.00% 3.00% ($105,080) $478,696 4.75% $10,078,000 Planning Area 8 Retail -Grocery Anchored Block14 38,269SF $3.00SF/Mth $1,377,684 5.00% 10.00% 3.00% ($247,983) $1,129,701 4.50% $25,104,000 Planning Area 10 Ground Floor Retail Block 15 12,454 SF $3.00 SF/Mth $448,344 5.00% 10.00% 3.00% ($80,702) $367,642 4.75% $7,740,000 Planning Area 17 Ground Floor Retail Block 18 18,810 SF $3.00 SF/Mth $677,160 5.00% 10.00% 3.00% ($121,889) $555,271 4.75% $11,690,000 Planning Area 19 Ground Floor Retail Block 19 16,735 SF $3.00 SF/Mth $602,460 5.00% 10.00% 3.00% ($108,443) $494,017 4.75% $10,400,000 Planning Area 20 Neighborhood Retail Block 20 25,167 SF $3.00 SF/Mth $906,012 5.00% 10.00% 3.00% ($163,082) $742,930 4.75% $15,641,000 Planning Area 31 Ground Floor Retail Block 3 19,070 SF $3.00 SF/Mth $686,520 5.00% 10.00% 3.00% ($123,574) $562,946 4.75% $11,852,000 Planning Area 33 Ground Floor Retail Block 7 35,156 SF $3.00 SF/Mth $1,265,616 5.00% 10.00% 3.00% ($227,811) $1,037,805 4.75% $21,849,000 Planning Area 35 Ground Floor Retail Block 10 20,886 SF $3.00 SF/Mth $751,896 5.00% 10.00% 3.00% ($135,341) $616,555 4.75% $12,980,000 Planning Area 41 Ground Floor Retail Block 1 21,794 SF $3.00 SF/Mth $784,584 5.00% 10.00% 3.00% ($141,225) $643,359 4.75% $13,544,000 Planning Area 43 Ground Floor Retail Block 2 21,015 SF $3.00 SF/Mth $756,540 5.00% 10.00% 3.00% ($136,177) $620,363 4.75% $13,060,000 Planning Area 49 Ground Floor Retail Block 6 34,247 SF $3.00 SF/Mth $1,232,892 5.00% 10.00% 3.00% ($221,921) $1,010,971 4.75% $21,284,000 Planning Area 51 Ground Floor Retail Block 8 17,772 SF $3.00 SF/Mth $639,792 5.00% 10.00% 3.00% ($115,163) $524,629 4.75% $11,045,000 Planning Area 53 Ground Floor Retail Block 9 21,405 SF $3.00 SF/Mth $770,580 5.00% 10.00% 3.00% 1 ($138,704) $631,876 4.75% $13,303,000 Total/Average 350,000 SF $1,050,000 1 $12,600,000 1 ($630,000) 1 ($1,260,000) 1 ($378,000) 1 ($2,268,000) $10,332,000 4.72% $218,838,000 Related Bristol at 3600 South Bristol Street Draft Market Study Report Exhibit 10 September 2023 28 SECTION VII taHOSPITALITY www.FinanceDTA.com VII HOSPITALITY OCCUPANCY 50% 75% 70% 65% 60% s 55% 50% 45% 40% 35% Figure 14: Hotel Occupancy in the 2-Mile Zone Forecast 100% to 19 20 21 22 23 ■ 12Mo Ih Occupancy ■ 12Mo01P PtChacge(YOY) The hospitality market in the 2-Mile Zone includes more than 14,000 units comprising 4,643 classified as Luxury and Upper Upscale, 5,746 as Upper Midscale, and 3,915 considered as Midscale or Economy. Since we believe the proposed 250-unit hotel will be in the Upper Upscale category, our analysis will focus on these products. As a result of COVID-19, hotel occupancy in the 2-Mile Zone fell from 77% to 40% in August 2021. However, it has rebounded and is now back to 73% occupancy. RevPAR is a significant metric for hotel operators. RevPAR shows revenue generated per room regardless of whether rooms are occupied or vacant. It is calculated by dividing actual room revenue by potential room revenue, as if all rooms were occupied. The total revenue includes all hotel revenues related to rooms, food service, and beverages and revenue generated by other income -producing departments. An increase in RevPAR is often interpreted as either an increase in average room rate or an increase in room occupancy. Since there are two metrics involved, an increase in RevPAR Figure 15: RevPAR by Class does not necessarily mean that a building is performing better. Like most financial metrics, RevPAR By Class RevPAR is limited because it does not identify 8 $200 � $1a0 whether the room rate or occupancy is either 160 increasing or decreasing. However, it is a useful ¢ $1a0 tool to compare one project to another. a $120 a, According to Costar, the 12-month occupancy v $100 rate in the 2-Mile Zone was 73.9%, with an = $80 $60 average room rate of $194.55 yielding a RevPAR ry $40 of about $143.41. In general, this indicates a $20 strong hospitality market. It should also be noted that the Luxury and Upper Upscale properties generated RevPAR close to $180 per room. I ......... ..I ........... I. I 19 20 21 22 Luxury & Upper Upscale 0 Upscale & Upper Midscale Midscale & Economy We obtained information for competitive full -service hotels within the the 2-Mile Zone that we thought should be evaluated as possible competitors to the hotel proposed in the Specific Plan. This information is summarized below. For properties that did not have a metric, such as parking at the Westin South Coast Plaza, we left the information blank. Based upon the information provided by the Developer, DTA concluded the Westin South Coast Plaza would be a property that it would target as its competitor since it is a full -service 4 Star property with Related Bristol at 3600 South Bristol Street September 2023 Draft Market Study Report Exhibit 10 SJ SECTION VII ta www.FinanceDTA.com HOSPITALITY more than 15 floors and over 30,000 SF of meeting space. Table 12: Selected Hotels in the 2-Mile Zone Property Name No f Sto;ies Room, Land Area (SF) Total mtg Space No. of Parking Spaces A&. Room Rent Hotel Class Star Rating Bra. d Year Built Year Ren-ted Hilton Orange County Costa Mesa 7 486 252,648 32,379 535 $194 Upper Upscale 4 Hilton 1970 2014 Westin South Coast Plaza Costa Mesa 15 393 129,373 33,952 $244 Upper Upscale 4 Westin 1975 2008 Avenue Of The Arts Costa Mesa 5 238 130,680 5,000 250 $234 Upper Upscale 4 Tribute Portfolio 1986 0 Marriott Costa Mesa 11 2S3 131,1S5 3,072 $237 Upper Upscale 4 Marriott 1989 2004 Marriott Irvine 17 496 46S,6S6 26,64S 600 $339 Upper Upscale 4 Marriott 1983 0 Hilton Irvine Orange County Airport 10 306 288,803 18,036 414 $203 Upper Upscale 4 Hilton 1985 2016 Embassy Suites by Hilton Irvine Orange County Airport 10 293 86,684 2,199 534 $15S Upper Upscale 4 Embassy Suites by Hilton 1986 2008 Embassy Suites by Hilton Santa Ana Orange County Airport 7 301 164,1S6 7,2S1 3S0 $12S Upper Upscale 4 Embassy Suites by Hilton 1984 0 Marriott Newport Beach Bayview 9 2S4 214,568 3,798 297 $279 Upper Upscale 4 Marriott 1988 2018 Renaissance Newport Beach Hotel 10 444 322,344 16,81S 4S0 $184 Upper Upscale 4 Renaissance 1983 0 Hyatt Regency John Wayne Airport Newport Beach 7 343 267,894 21,000 219 $198 Upper Upscale 4 Hyatt Regency 1974 0 Best Western Plus Newport Mesa Inn 3 97 56,628 3,000 $219 Upper Midscale 3 Best Western Plus 1984 0 Hampton by Hilton Inn & Suites Irvine Orange County Airport 4 164 43,560 2,511 $177 Upper Midscale 3 Hampton by Hilton 2018 0 Atrium Hotel Orange County 3 210 278,784 6,300 $169 Upper Midscale 3 1969 0 Total Upscale Rooms is 2-Mile Zone 4,278 Overall Average 570 3,649 $211 Upper Upscale 346 $218 Upper Midscale 1 1 157 1 1 1 1 $173 As a result, we based our daily room rates on the data presented in Table 12. Although the advertised room rate for the Westin South Coast Plaza is $244 per night, we chose to use an average room rate of $210 for the proposed hotel. We believe that the Westin South Coast Plaza's affiliation with the Hilton Flag drives significant guests to it and, since there are no comments in the Specific Plan that the hotel would be flagged, we adjusted the room rate downward. Further, since most Upper Upscale business hotels have established long-term relationships with corporate clients, we felt these long-term relationships would continue to direct corporate business to them. Until we obtain additional information, we have concluded that a daily room rate of $210 was representative of the future. We further believe that once the proposed hotel gains a reputation, its revenue could approach that of the Westin South Coast Plaza. The next step in determining total hotel revenue is to estimate the RevPAR revenues. These include food sales, beverage sales, technology revenues, and minor departments. The first two categories are self- explanatory. Technology revenues relate to internet, phone service, TV -streaming services, and others guest services. Minor department revenues include garage facilities, in-house laundry, health clubs and swimming pools, and retail shops. These departmental revenues make up more than 26% of total hotel revenues. We reduced department revenues by corresponding department expenses. In addition to department income and expenses, hotels incur "Undistributed Operating Expenses." These expenses include administration and general operating, marketing, management fees, franchise fees, energy, operations and maintenance, insurance, and property taxes. Table 13: Hotel NAV Hotel Percentage Daily Room Daily Annual Revenue % of Total Rent Revenue Base •..m Rentr rr rr rr Related Bristol at 3600 South Bristol Street Draft Market Study Report Exhibit 10 September 2023 30 ta www.FinanceDTA.com SECTION VII HOSPITALITY Vacancy (30.00%) ($15,750) ($5,748,750) (31.40%) Rev Par $147.00 $36,750 $13,413,750 73.26% Food Sales 16.00% $23.52 $5,880 $2,146,200 11.72% Beverage Sales 7.50% $11.03 $2,756 $1,006,031 5.49% Technology 3.00% $4.41 $1,103 $402,413 2.20% Minor Departments 10.00% $14.70 $3,675 $1,341,375 7.33% Total Non-RevPAR Income $53.66 $13,414 $4,896,019 26.74% Gross Hotel Revenue $200.66 $50,164 $18,309,769 100.00% Hotel Expenses Department Expenses ($63.43) ($15,858) ($5,788,033) (31.61%) Undistributed Operating Expenses ($60.27) ($15,068) ($5,499,638) (30.04%) Fixed Charges ($6.62) ($1,653.75) ($603,618.75) ($0.03) Capital Reserves for FF& E ($2.94) ($735.00) ($268,275.00) ($0.01) Total Expenses and Reserves ($133.26) ($33,314) ($12,159,564) (66.41%) Net Operating Income $67.40 $16,850 $6,150,204 33.59% Net Asset Value @ 6.5% 6.50% $94,619,000 We reduced the hotel income by hotel expenses to determine NOI. As described above, one of the significant variables to evaluate an IPP is the assumed cap rate. Figure 16 depicts a summary of existing cap rates by hotel class. We believe the proposed hotel will be similar to the Westin South Coast Plaza, which qualifies as an Upper Upscale property. This led us to determine that a cap rate of 6.5% is appropriate. Therefore, Figure 16: Market Cap Rate by Class we concluded that with a NOI of $6,150,000, Market Cap Rate By Class the value of the proposed hotel would be 95% about $95,000,000. 9.0% 8.5% 8.0% 7.5% 7.0% 6.5% 6,0% s.5% 1 18 , 19 I 20 21 I 22 1 23 I Luxury & Upper Upscale Upscale & Upper Midscale Midscale & Economy building permit in this category. After we established the value of the proposed hotel, the next step to determine the viability of a hotel is to identify the costs required to construct the hotel. Table 14 provides a summary of costs incurred in constructing a hotel of that quality. We estimated that vertical construction costs would be $350 per square foot for income -generating room space and $291 for all other space. We also include a 5% contingency and an allocation for a Indirect costs include engineering and consulting costs, as well as Development Impact Fees ("DIFs"). Direct development costs include all physical site costs, plus a percentage share of backbone costs and parking to accommodate 121 spaces. Indirect costs include field and office operations, as well as corporate general and administrative expenses. Marketing and sales costs are a portion of a project -wide brand development program for the site. Financing costs include interest, loan fees, and property taxes. Related Bristol at 3600 South Bristol Street September 2023 Draft Market Study Report Exhibit 10 31 ta www.FinanceDTA.com Table 14: Hotel Construction Costs SECTION VII HOSPITALITY Rooms/Total SF 250 Rooms 140,000 SF Room SF 100,000 SF Land $0 $0.00/SF $0 Vertical Costs $197,960/DU $353.50/SF $49,490,000 Land Development Soft Costs $3,699/DU $6.60/SF $924,634 Lot Development Direct Costs $18,897/DU $33.75/SF $4,724,369 Share of Backbone Costs $7,106/DU $12.69/SF $1,776,413 Indirect Costs 4.00% $19,872/DU $35.49/SF $4,968,016 Marketing and Sales 2.00% $378/DU $0.68/SF $94,619 Finance Costs 5.00% $9,501/DU $16.97/SF $2,375,290 Total Costs $257,413/DU $459.67/SF $64,353,341 A Hospitality Summary We believe the 2-Mile Zone could accommodate another Upper Upscale since the hotel occupancy in the 2-Mile Zone is close to 75% and has strong RevPAR characteristics. Below is a summary indicating that the "Excess of Value over Costs" for the proposed hotel is 32%, a margin that in a normal market would attract a developer and investors to finance the construction of a hotel property. Table 15: Excess of Value Over Costs Description Hotel Value $94,619,000 100.00% Hotel Costs ($64,353,000) (68.01%) Excess of Value over Costs $30,266,000 31.99% B Congregate Care A congregate care facility focuses on providing a stable environment for people who have difficulty in living independently related to physical, emotional, or social abilities. Since each tenant in a congregate care facility has different needs, these facilities offer various services to assist them. Congregate care residences generally receive care tailored to their specific needs, thereby providing a maintenance -free lifestyle. The types of care available include well-balanced meals, physical and mental stimulation, establishment of a purpose for life, social interaction, and the provision of stimulation for the the mind and body to achieve a more comfortable life for a person requiring their services. The primary difference between assisted living facilities and nursing homes is the medical services provided. Residents in an assisted living facility often live independently in their own units whereas tenants in a nursing home usually require around -the -clock medical support or monitoring. The services that congregate care facilities offer vary by facility but may include the amenities listed below. • Personalized service up to 24 hours a day; • Individual care planning: • Up to three meals a day; Related Bristol at 3600 South Bristol Street Draft Market Study Report • Housekeeping services; • Utilities and basic cable; ■ In -home maintenance; September 2023 Exhibit 10 32 SECTION VII ta www.FinanceDTA.com • Communal dining; • Full-time nursing; ■ Assistance with medication; ■ Emergency response system; ■ Assistance with dressing; • Assistance with bath and showers; • On -site physical therapy; • Laundry services; • Calendar of social activities; • Education programs; • Fitness and wellness center; • Salon and spa; ■ Transportation; ■ Concierge services; • Resident group activities; and • Access to community amenities. HOSPITALITY Since the Specific Plan does not specify the type of congregate care facility that will be constructed, we chose a facility providing similar serves to others in the neighborhood, including facilities near Hoag Hospital in Newport Beach. We chose the Hoag Hospital area since we believe those living in the Hoag Hospital area would find the Urban Village a representative alternative. As with other products included in the Specific Plan, the Specific Plan discusses the concept of congregate care but does go into detail describing a specific program. Therefore, we envisioned a product line with several floor plans ranging from studio apartments up to two -bedroom units. The program would also include many of the amenities listed above. We reviewed data provided by CoStar, but due to the absence of a detailed congregate care facility description in the Specific Plan, we made some broad assumptions of future intents for the facility. According to Senior Housing Net website, the costs of living in California in a congregate care community throughout the state are: Assisted Living: $5,250 Independent Living: $3,413 Memory Care: $6,563 Nursing Home Care: $9,794 Based upon reviewing CoStar and the estimates from Senior Housing Net, we estimated an average monthly rent of $7,500. For our calculations, we chose a vacancy rate of 5%. We also estimated that the average room size would be 800 SF, allowing for a combination of studio, one -bedroom, and two -bedroom units. In addition to basic rent, a typical congregate care offers services and amenities to its tenants for an additional fee. These include food and beverage services, salon and spa services, transportation, etc. Based upon our estimates, we determined NOI and then an NAV for this asset class shown below Table 16: Congregate Care NAV Per Room Description per Month Total Per Month Annual from Rooms $7,500 $1,500,000 $18,000,000 Vacancy ($375) ($75,000) ($900,000) Revenues After Vacancy $7,125 $1,425,000 $17,100,000 Revenues From Services $3,420 $684,000 $8,208,000 Related Bristol at 3600 South Bristol Street Draft Market Study Report September 2023 Exhibit 10 33 SECTION VII ta www.FinanceDTA.com HOSPITALITY Total Revenues $10,545 $2,109,000 $25,308,000 Department Expenses ($4,451) ($890,288) ($10,683,450) Undistributed Operating Expenses ($2,925) ($585,000) ($7,020,000) Insurance and Property Tax ($143) ($28,500) ($342,000) Total Operating Expenses $3,026 $605,213 $7,262,550 Capital Reserves ($143) ($28,500) ($342,000) Net Operating Income $2,884 $576,713 $6,920,550 Net Asset Value @ 6.5% Cap Rate $532,350 $106,470,000 $106,470,000 To determine if a congregate care facility would provide a profitable return, we estimated the costs to construct the facility. They are as follows: Table 17: Congregate Care Development Costs Costs Project Percentage Per Room PerSF Total 200 Rooms 192,000 Land $0 $0.00/SF $0 Vertical Costs $296,940 $309.31/SF $59,388,000 Lot Indirect Costs $24,417 $43.60/SF $106,036 Lot Development Direct Costs $10,449 $18.66/SF $2,752,656 Share of Backbone Costs $7,951 $14.20/SF $1,998,918 Indirect Costs 4.00% $21,294 $42.00/SF $5,641,983 Marketing and Sales 2.00% $10,647 $0.76/SF $106,470 Finance Costs 1 5.00% 1 $9,747 1 $17.40/SF $2,672,807 Total Costs 1 $381,445 1 $445.94/SF $72,666,871 Related Bristol at 3600 South Bristol Street Draft Market Study Report Exhibit 10 September 2023 34 ta www.FinanceDTA.com C Congregate Care Summary SECTION VII HOSPITALITY We reviewed the viability of a congregate care facility in the Project and determined that the value of the congregate care facility would exceed the NAV by $30,266,000. Therefore, we concluded that the proposed facility is acceptable in the Project. Table 18: Congregate Care Excess of Value Over Costs i Congregate Care Value $106,470,000 112.52% Congregate Care Costs 1 ($72,667,000) (76.80%) 11 Excess of Value over Costs I $33,803,000 35.73% Related Bristol at 3600 South Bristol Street Draft Market Study Report Exhibit 10 September 2023 35 ENUE, SUITE 220 The Related Bristol Specific Plan Sunshine Ordinance community meeting materials are available online on the City's project webpage at: htt s: /www.santa-ana.org/related-california-bristol-specific-plan/ Exhibit 11 MAYOR Valerie Amezcua MAYOR PRO TEM Jessie Lopez COUNCILMEMBERS Phil Bacerra Johnathan Ryan Hernandez David Penaloza Thai Viet Phan Benjamin Vazquez CITY OF SANTA ANA Planning and Building Agency 20 Civic Center Plaza • P.O. Box 1988 Santa Ana, California 92702 www.Santa-ana.oLg/i August 31, 2023 — Revised September 26, 2023 Lea U. Choum, Executive Officer Orange County Airport Land Use Commission 3160 Airway Avenue Costa Mesa, CA 92626 CITY MANAGER Kristine Ridge CITY ATTORNEY Sonia R. Carvalho CITY CLERK Jennifer L. Hall Also sent via email to: LChoum ocair.com RE-. REVISED NOTICE OF INTENT TO OVERRULE THE DETERMINATION OF INCONSISTENCY FOR THE RELATED BRISTOL SPECIFIC PLAN PROPOSED ON A 41-ACRE SITE LOCATED AT 3600 SOUTH BRISTOL STREET The purpose of this letter is to inform you of the City of Santa Ana's intention to recommend that the Santa Ana City Council adopt the attached findings to overrule the July 20, 2023 Airport Land Use Commission's (ALUC) determination of inconsistency for Related Bristol Specific Plan ("Project") proposed on a 41-acre site located at 3600 South Bristol Street. On August 29, 2023, the Santa Ana City Council met and (1) approved issuing a Notice of Intent to overrule and (2) determined to give notice to the ALUC of its decision to overrule as required by California Public Utilities Code (PUC) Section 21676(b). On August 31, 2023, the City issued its Notice of Intent to overrule, but subsequently received communication from ALUC staff that the notice did not reprint and contain therein the findings provided by the City in its June 30, 2023 submission to ALUC. The City's June 30, 2023 submission to the ALUC for its July 20 consideration of the project included initial draft findings of consistency in sections 3 (draft Specific Plan) and 8 (Airport Land Use Compatibility Analysis). The City is attaching to this revised letter its draft consistency findings for the Project (Attachment A). Pursuant to PUC Section 21676, the City hereby respectfully gives proper notice of its intention to overrule and submits the attached findings (attached hereto as Exhibit A) for review. PUC Section 21676(b) requires that a public agency making a decision to overrule shall give notice to the California Department of Transportation (Caltrans), Aeronautics Division, and ALUC at least 45 days prior to the final decision to overrule. After notification, the ALUC and Caltrans have 30 days from the receipt of notice to provide advisory comments to the City. The City looks forward to receiving comments within the timeframes mandated by the PUC. At this time, the proposed Related Bristol Specific Plan has not been scheduled for public hearing for certification of its draft supplemental environmental impact report or its associated entitlement applications. SANTA ANA CITY COUNCIL Valerie Amezcua Jessie Lopez Thai Viet Phan Benjamin Vazquez Phil Bacerra Johnathan Ryan Hernandez David Penaloza Mayor Mayor Pro Tam, Wand 3 Ward 1 Ward 2 Ward 4 Ward 5 Ward 6 vamezcua@&anta-anaara iessielooez{olsanla-ana.oro ohan(alsanta-ana.org 6vazauez(o)santa-ana_ora Rkacerrgtsantaana.orp lryanhernandezbsanta-ana,om dDenalozaCdsanta-ana_oro Exhibit 12 - John Wayne Airport Land Use Commission (ALUC) and California Department of Transportation (Caltrans) Division of Aeronautics Notice of Intent to Overrule and ALUC Response City of Santa Ana Notice of Intent to Overrule & Findings — Related Bristol Specific Plan 3600 South Bristol Street September 26, 2023 Page 2 of 2 Should you have any questions regarding this notice and/or on the proposed project, please contact me by phone at (714) 647-5882 or by email at APezeshkpour@santa-ana.org. Thank you for your prompt attention on this matter. Sincerely, Ali Pezeshkpour, AICP Planning Manager Attachment: A: Draft Overrule Consistency Findings Exhibit 12 - John Wayne Airport Land Use Commission (ALUC) and California Department of Transportation (Caltrans) Division of Aeronautics Notice of Intent to Overrule and ALUC Response City of Santa Ana Draft Orange County Airport Land Use Commission Overrule Findings Related Bristol Specific Plan Project at 3600 South Bristol Street Pace 1 of 10 A. The City of Santa Ana is required to provide findings supporting the overrule of the Orange County ALUC determination as required in the California Public Utilities Code (PUC) Section 21676(b). Based on the following Findings of Fact and the associated substantial evidence in the public record, the proposed action by the City on the Related Bristol Specific Plan Project (Project) at 3600 South Bristol Street and related zoning change (amendment application) are consistent with the purposes of the State Aeronautics Act as stated in PUC Section 21670. B. The proposed Project provides for the orderly development of John Wayne Airport (JWA), and its surrounding area and promotes the overall goals and objectives of the State noise standards by avoiding new noise and safety problems, and protecting the public health, safety and welfare through the adoption of land use measures that minimize the public's exposure to excessive noise and safety hazards to the extent that this area is not already devoted to incompatible uses. This Project would not add any new residential or commercial noise impacts to the JWA 65 dBA Community Noise Equivalent Level (CNEL) noise area. C. It is in the public interest to provide for the orderly development of each public use airport in this state and the area surrounding these airports so as to promote the overall goals and objectives of the California airport noise standards adopted pursuant to PUC Section 21669 and to prevent the creation of new noise and safety problems. D. To provide for the orderly development of JWA and the area surrounding the airport, the ALUC adopted the 2008 AELUP on April 17, 2008. The AELUP guides development proposals to provide for orderly development of the airport and the area surrounding the airport through implementation of the standards in Section 2.1 (aircraft noise, safety compatibility zones, building height restrictions). E. The ALUC is required to use the California Airport Land Use Planning Handbook (Handbook) that was updated by the California Department of Transportation, Division of Aeronautics (Caltrans) in 2011. The AELUP has not been updated to incorporate the Handbook nor has it updated information about the operation and environmental effects of JWA as reflected in its most recent Final Environmental Impact Report (EIR) certified by the Orange County Board of Supervisors on June 25, 2019 for the General Aviation Improvement Program (GAIP). F. As the Project proposes a zone change and adoption of a Specific Plan, and pursuant to PUC Section 21676, the City of Santa Ana referred the proposed Project to the ALUC for review. G. The ALUC has adopted FAR Part 77 as the criteria for determining height restrictions in Orange County. FAR Part 77 requires notification to FAA for any project that would be more than 200 feet in height above ground level or within Attachment A Exhibit 12 - John Wayne Airport Land Use Commission (ALUC) and California Department of Transportation (Caltrans) Division of Aeronautics Notice of Intent to Overrule and ALUC Response City of Santa Ana Draft Orange County Airport Land Use Commission Overrule Findings Related Bristol Specific Plan Project at 3600 South Bristol Street Page 2 of 10 the imaginary surface of a 100.1 slope extending outward for 20,000 feet from the nearest runway. The Project site is located within the 206-foot-high imaginary surface area for JWA, thus requiring FAA notification. The proposed mixed -use buildings that are a part of the Project would be a maximum of 25 stories high, with the tallest point on the buildings being 285 feet above the existing ground level. H. On July 20, 2023, the City of Santa Ana presented the Project to the ALUC for a determination of consistency with the JWA AELUP. The ALUC staff report for that hearing recommended that the ALUC find the proposed Project consistent with AELUP issues of aircraft noise, flight tracks and safety, and heliports. The staff report noted that with regard to AELUP issues of height restrictions, the Project is inconsistent per Section 3.2.1 of the AELUP, which states that "within the boundaries of the AELUP, any land use may be found to be inconsistent with the AELUP which... permits structures of excessive height in areas which would affect adversely the continued operation of the airport; or permit activities or facilities that would affect adversely aeronautical operations." The proposed Project would allow buildings up to 25 stories and/or 285 feet, which would penetrate the FAR Part 77 Horizontal Obstruction Imaginary Surface for JWA. On July 20, 2023, the ALUC held a public hearing and, by unanimous vote, adopted a resolution finding the Project inconsistent with the AELUP for the stated reasons set forth in the staff report. The City of Santa Ana has the general police power to control land use within its territorial jurisdiction. (Cal. Const., art. XI 11, § 7). This constitutional authority is acknowledged in State law (PUC §§ 21676, 21676.5) and the ALUC process allowing for overrule of an ALUC finding of inconsistency. K. Pursuant to PUC Section 21676(b), the City may overrule the commission by a two-thirds vote of the City Council if it makes specific findings that the Project is consistent with the purposes of the State Aeronautics Act, L. The City finds that the Project is consistent with the AELUP and with the purposes of the State Aeronautics Act based on the following Findings of Fact and substantial evidence: a. The ALUC lacks evidence of the Project's inconsistency with the AELUP. The proposed zone change under the Project allows establishment of a specific plan, which contains permissive uses and development standards, but does not specify exact locations and heights of each implementing development that falls within the scope of the specific plan. b. During the July 20, 2023 ALUC hearing on the Project, City staff and the project applicant provided supplemental information about the nature of a specific plan, how implementing projects will be reviewed, information on Attachment A Exhibit 12 - John Wayne Airport Land Use Commission (ALUC) and California Department of Transportation (Caltrans) Division of Aeronautics Notice of Intent to Overrule and ALUC Response City of Santa Ana Draft Orange County Airport Land Use Commission Overrule Findings Related Bristol Specific Plan Project at 3600 South Bristol Street Page 3 of 10 existing high-rises in the vicinity, FAA notification requirements for buildings exceeding 200 feet in height, and that the Final Supplemental Environmental Impact Report ("SEIR") for the Project would contain a mitigation measure requiring "Notice of Airport in Vicinity," to be included in all leaselrental agreements and post outdoor signage informing the public of the presence of operating aircraft, which demonstrates further compliance with the AELUP and to minimize potential future noise complaints. Despite this information, the ALUC voted to find the Project inconsistent per Section 3.2.1 of the AELUP. C. Noise. The residential and commercial land uses under the proposed Project are consistent with the aircraft noise standards of the AELUP. The Project is located outside of the JWA 60 to 65 dBA CNEL aircraft noise contours. Aircraft noise analysis was completed in the Project's SEIR (State Clearinghouse No. 2020029087) and presented at the ALUC hearing. The JWA GAIP EIR also contains noise analysis demonstrating that the Project is outside of the 60 dBA CNEL noise contour. This noise analysis is based on one year's worth of aircraft operations in all runway operating configurations with for both existing aircraft fleet mixes and future fleet forecasts. This analysis includes the time of day of all operations and includes noise penalties for evening (7 pm to 10 pm) and night (10 pm to 7 am) aircraft operations of five and ten decibels per operation. Residential land uses are normally consistent in areas impacted by aircraft noise up to 60 dBA CNEL and commercial land uses up to 65 dBA CNEL as shown in the AELUP Table 1. These are the same noise standards used by the FAA and the State of California to identify compatible land uses near airports. The Project is located outside of the JWA single -event aircraft noise contours. The detailed aircraft noise analysis completed as part of the JWA GAIP EIR included analysis of single event aircraft noise. This analysis included single event noise contours for the noisiest aircraft making regular use of JWA. The Project developer's consultant provided analysis and information at the ALUC hearing showing the Project site is located outside of the JWA 85 dB single event noise contours for all aircraft making regular use of the Airport. iii. The Project includes required measure notifying future residents. The conditions of approval including notification measures, which includes required measure requiring "Notice of Airport in Vicinity," to be included in all leaselrental agreements and post outdoor signage informing the public of the presence of operating aircraft, which demonstrates further compliance with the AELUP and to Attachment A Exhibit 12 - John Wayne Airport Land Use Commission (ALUC) and California Department of Transportation (Caltrans) Division of Aeronautics Notice of Intent to Overrule and ALUC Response City of Santa Ana Draft Orange County Airport Land Use Commission Overrule Findings Related Bristol Specific Plan Project at 3600 South Bristol Street Pace 4 of 10 minimize potential future noise complaints. The General Plan Update (GPU) in 2022 addresses noise, safety, hazards, and other related impacts from development in the vicinity of the Airport. Projects approved under the GPU would be required to comply with FAA airspace protection regulations using the AELUP consistency determination process. The AELUP establishes aircraft noise exposure exterior noise level compatibility thresholds for new development by land use category. According to the exterior noise thresholds outlined in the AELUP, multi -family residential development is considered normally consistent with exterior noise levels of less than 60 dBA CNEL, conditionally consistent with exterior noise levels between 60 and 65 dBA CNEL and normally inconsistent with exterior noise level above 65 Dba cnel. For commercial retail land use, exterior noise levels are considered normally consistent with exterior noise levels of less than 65 dBA CNEL and conditionally consistent with exterior noise level above 65 dBA CNEL. The Project site is located outside of both the airport's planned and actual 60 CNEL contours of JWA. Therefore, according to the AELUP, the Project residential, open space, and commercial retail land uses are normally consistent with JWA aircraft noise exposure exterior noise level compatibility standards. Also, the airport related noise at the Project site does not exceed the City's municipal code permissible noise levels. Additionally, the County's General Aviation Noise Ordinance prohibits commercial aircraft departures between the hours of 10:00 p.m. and 7:00 a.m. and arrivals between the hours of 11:00 p.m. and 7:00 a.m. These restrictions substantially limit the aircraft noise during the noise sensitive nighttime hours for residential use. d. Safety. The residential and commercial land uses under the proposed project are consistent with the safety standards of the AELUP. The Project is not in any of the AELUP safety zones. The Project is located outside of the airport's 60 CNEL contours. Table 1 of the Airport Environs Land Use Plan for JWA shows that residential land uses outside of the 60 CNEL contour are "normally consistent." The Project is located more than 0.29 miles from the outer edge of AELUP Zone 6, Traffic Pattern Zone as depicted in Appendix D. Further, AELUP Appendix D states the "Basic Compatibility Qualities" of Zone 6 as "Allow residential uses" and "Allow most nonresidential uses." Project is not in the JWA runway protection zones (RPZ). The Project is located nearly two miles from the outer edge of the nearest JWA RPZ. Attachment A Exhibit 12 - John Wayne Airport Land Use Commission (ALUC) and California Department of Transportation (Caltrans) Division of Aeronautics Notice of Intent to Overrule and ALUC Response City of Santa Ana Draft Orange County Airport Land Use Commission Overrule Findings Related Bristol Specific Plan Project at 3600 South Bristol Street Page 5 of 10 The FAA's Determinations of No Hazard to Air Navigation for the Mixed -Use development structures are the only source of authoritative, aviation safety findings regarding the project. The FAA will conduct an aeronautical study (49 U.S.C. §44718 and 14 CFR Part 77) and issue its Determinations for individual implementing projects that exceed 200 feet in height and are submitted within the Specific Plan area. iii. In this case it is important to first establish what entity has authority over the use of airspace over the project site. "The United States Government has exclusive sovereignty of airspace of the United States" (49 U.S.C. § 40103(a)(1)). iv. In order to use this airspace, the FAA Administrator is responsible for: (1) Plans and policy for the safe use of the navigable airspace (49 U.S.C. § 40103(b)(1); and (2) "[R]egulations on the flight of aircraft (including regulations on safe altitudes) for navigating, protecting and identifying aircraft; protecting individuals and property on the ground; using the navigable airspace efficiently; and preventing collision between aircraft, between aircraft and land or water vehicle, and between aircraft and airborne objects" (49 U.S.C. § 40103(b)(2)). V. The FAA's aeronautical studies for project structures are the definitive standard for assessing compliance with federal aviation safety laws and regulations (49 U.S.C. § 77.1(c)). This federal authority is recognized in State law (Cal. PUC §21240). vi. The City of Santa Ana has the local police powers to control land use on the site (Cal. Const., art. XI 11, § 7). This constitutional authority is acknowledged in State law (PUC §21670 and §21676) and the ALUC process (AELUP §4.11) allowing for overrule of an ALUC finding of inconsistency. vii. The other entities that have processed or commented on this project have aviation safety duties and responsibilities related to this matter. Each of these entities relies on or ultimately defers to the FAA's authoritative aviation safety role in airspace determinations. viii. The AELUP for JWA, Section 2.1.3 Building Height Restrictions states, "in adopting criteria for building height restrictions in the vicinities of airports, the Commission considered only one standard and that was Federal Aviation Regulations Part 77 ([14 CFR] Part 77) entitled, Objects Affecting Navigable Airspace. "These regulations are the only definitive standard available [emphasis added] and the standard most generally used." Attachment A Exhibit 12 - John Wayne Airport Land Use Commission (ALUC) and California Department of Transportation (Caltrans) Division of Aeronautics Notice of Intent to Overrule and ALUC Response City of Santa Ana Draft Orange County Airport Land Use Commission Overrule Findings Related Bristol Specific Plan Project at 3600 South Bristol Street Pace 6 of 10 ix. Section 2.1.3 also recognizes FAA aeronautical studies beyond 14 CFR Part 77 surfaces as the standard for review, "In addition to the 'imaginary surfaces,' the Commission will use all of the FAR Part 77.23 standards along with the results of FAA aeronautical studies, [emphasis added] or other studies deemed necessary by the Commission, in order to determine if a structure is an `obstruction."' This section goes on to state: The Commission considers and recognizes the FAA as the single "Authority" for analyzing project impact on airport or aeronautical operations, or navigational -aid siting, including interference with navigational- aids or published flight paths and procedures. The Commission also considers the FAA as the "Authority" for reporting the results of such studies and project analyses. The Commission will not consider the findings of reports or studies conducted by parties other than the FAA unless the FAA certifies and adopts such findings as true and correct. X. Section 2.1.3 adds reference to FAA Advisory Circular 15015190- 4A, A Model Zoning Ordinance to Limit Height of Objects Around Airports for Commission Review. This FAA Advisory Circular provides specific guidance for establishing zoning regulations along with specific guidance on a "variance" process for potential obstructions. At Section 3.b., "The Federal Aviation Administration (FAA) conducts aeronautical studies on obstructions which examine their effect on such factors as: aircraft operational capabilities; electronic and procedural requirements; and, airport hazard standards. if an aeronautical study shows that an obstruction, when evaluated against these factors, has no substantial adverse effect upon the safe and efficient use of navigable airspace, then the obstruction is considered not to be a hazard to air navigation [emphasis added]." A. Caltrans Division of Aeronautics -- Caltrans publishes the California Airport Land Use Planning Handbook ("Handbook") in accordance with State Law with the purpose to, " provide information to ALUCs, their staffs, airport proprietors, cities, counties, consultants, and the public; to identify the requirements and procedures for preparing effective compatibility planning documents; and define exemptions where applicable (Caltrans, 2011)." The Handbook provides specific guidance for assessing potential airspace obstructions in Section 4.5 Airspace Protection. xii. JWA -- The FAA requires airport sponsors like Orange County to accept specific grant assurances when they accept federal funding. Hazard Removal and Mitigation and Compatible Land Use are two of these assurances (49 U.S.C. § 47107(a)(9) and (10)). For hazard Attachment A Exhibit 12 - John Wayne Airport Land Use Commission (ALUC) and California Department of Transportation (Caltrans) Division of Aeronautics Notice of Intent to Overrule and ALUC Response City of Santa Ana Draft Orange County Airport Land Use Commission Overrule Findings Related Bristol Specific Plan Project at 3600 South Bristol Street Page 7 of 10 removal, the Airport relies on the FAA's aeronautical study to meet its requirement. For compatible land use, the Airport relies on coordination with the surrounding cities and the ALUC. The following are the specific assurances: xiii. Hazard Removal and Mitigation. It will take appropriate action to assure that such terminal airspace as is required to protect instrument and visual operations to the airport (including established minimum flight altitudes) will be adequately cleared and protected by removing, lowering, relocating, marking, or lighting or otherwise mitigating existing airport hazards and by preventing the establishment or creation of future airport hazards. The proposed Project would not result in hazards related to excessive glare, light, steam, smoke, dust, or electronic interference. Exterior lighting fixtures and security lighting would be installed in accordance with the City's Municipal Code Division 3, Building Security Regulations, which includes specifications for shielding and intensity of security lighting. In addition, the proposed Project would not use highly reflective surfaces, and does not include large areas of glass on the buildings. Therefore, the proposed Project would not generate substantial sources of glare. Operation of the proposed residential and commercial uses would not generate substantial quantities of steam, smoke, or dust emissions. Dust emissions are regulated by SCAQMD requirements and construction related air quality emissions that could include steam, smoke, and dust emissions would be less than significant with implementation of the standard SCAQMD Rules. The proposed Project would include the use of typical electronics, such as computers, televisions, and other electronics with wireless capability. These types of electronics are currently being used by the existing industrial land uses on the site, and other uses in the vicinity of the site. The new residential and commercial uses on the site would use similar technology that does not cause electronic interference that could affect aircraft. Thus, impacts related to electronic interference with operations of JWA would not occur. xiv. Compatible Land Use. It will take appropriate action, to the extent reasonable, including the adoption of zoning laws, to restrict the use Attachment A Exhibit 12 - John Wayne Airport Land Use Commission (ALUC) and California Department of Transportation (Caltrans) Division of Aeronautics Notice of Intent to Overrule and ALUC Response City of Santa Ana Draft Orange County Airport Land Use Commission Overrule Findings Related Bristol Specific Plan Project at 3600 South Bristol Street Page 8 of 10 of land adjacent to or in the immediate vicinity of the airport to activities and purposes compatible with normal airport operations, including landing and takeoff of aircraft. In addition, if the Project is for noise compatibility program implementation, it will not cause or permit any change in land use, within its jurisdiction, thatwill reduce its compatibility, with respect to the airport, of the noise compatibility program measures upon which Federal funds have been expended. e. Height. The residential and commercial land uses under the proposed Project are consistent with the height standards of the AELUP. The allowable height of structures surrounding an airport is described in FAR Part 77 as the allowable height at which safe movement of aircraft occurs. The regulation requires that notice be given to the FAA if there is a proposal to construct a structure that would exceed a 100:1 slope of an imaginary surface extending outward for 20,000 feet from the nearest runway at JWA. Beyond the 100:1 imaginary surface, FAR Part 77 requires notification to FAA for any project that will be more than 200 feet in height above the ground level. The proposed buildings associated with the Specific Plan would not exceed the sloping, three-dimensional 100:1 (one percent sloping surface from the nearest runway over 3,200 feet in actual length) FAA notification surface to require the Filing of FAA Form 7460-1. This information was provided by the Project applicant's representative during the ALUC hearing on the Project. The buildings exceeding 200 feet in height in the Specific Plan area will not exceed the sloping, three-dimensional 50:1 FAA precision instrument Approach Surface to JWA Runway 20R. This information was provided by the Project applicant's representative during the ALUC hearing on the Project. iii. Each future site -specific implementing development under the Project will be required to be submitted through the City's development review process, at which point if a specific building is proposed within the Federal Aviation Administration (FAA) Notification Area that exceeds 200 feet in height, FAA notification compliance would be required through the development review process. iv. In addition to requiring FAA notification for any buildings exceeding 200 feet in height within the Project area, AELUP and FAR Part 77 require an FAA aeronautical study to be conducted to ensure that the proposed structures would not constitute a hazard to air Attachment A Exhibit 12 - John Wayne Airport Land Use Commission (ALUC) and California Department of Transportation (Caltrans) Division of Aeronautics Notice of Intent to Overrule and ALUC Response City of Santa Ana Draft Orange County Airport Land Use Commission Overrule Findings Related Bristol Specific Plan Project at 3600 South Bristol Street Paae 9 of 10 navigation. Overflight. "Close to the JWA approach centerline" as identified by the ALUC is neither an FAA nor an AELUP standard. The FAA is the only authoritative source of aviation safety data and the FAA does not have a "close to the JWA approach centerline" standard. The AELUP clearly identifies its airport land use planning standards around aircraft noise, safety, and height. Objective measures of these standards are clearly identified in AELUP Section 2.1. The Specific Plan is drafted to be consistent with each of these objective standards. iii. Two-dimensional flight tracks and a list of unassociated aircraft do nothing to inform the impact of overflights. The ALUC provided limited arrival flight tracks, limited departure flight tracks and lists of aircraft by time of day and altitude that were purported to have produced these flight tracks. The limited nature of the information was commented on by ALUC commissioners during the July 20, 2023 hearing. iv. Aircraft noise contours used to objectively measure noise impact already assume flight tracks and actual operating conditions for a full year including future operations. Limited information presented within the staff report packet dated July 20, 2023 of arrival flight tracks and limited information on departure flight tracks are not representative of a general condition and are not substantive evidence. V. The project is located outside of the JWA single event noise exposure areas documented in the JWA General Aviation Improvement Program EIR certified on June 25, 2019. The project developer presented this information to the ALUC Commission at its hearing on July 20, 2023. g. Heliports. Heliports are not a part of the Project. h. Zone Change. The proposed zone change (amendment application) is consistent with the objective AELUP aircraft noise, safety and height standards and is therefore consistent with the larger planning role of the ALUC. "Close to the JWA approach centerline" is not an FAA or an ALUC standard. ALUC offers no substantiation that overflights of new residents Attachment A Exhibit 12 - John Wayne Airport Land Use Commission (ALUC) and California Department of Transportation (Caltrans) Division of Aeronautics Notice of Intent to Overrule and ALUC Response City of Santa Ana Draft Orange County Airport Land Use Commission Overrule Findings Related Bristol Specific Plan Project at 3600 South Bristol Street Paoe 10 of 10 would be disturbed or annoyed. On the contrary, the ALUC demonstrates that the Project is located outside of the 60 dBA CNEL noise contour. As such, the Project would not add any new residential or commercial noise impacts to the JWA 65 dBA Community Noise Equivalent Level (CNEL) noise area. ii. Flight tracks limited information for arrivals and departures, which was commented on by Commission members during the hearing, are not unique and are fully accounted for in the one year of overflights used to measure CNEL noise impacts associated with JWA. iii. Flight tracks limited information for arrivals and departures, which was commented on by Commission members during the hearing, are not unique and are fully accounted for in the single -event noise contours produced for the JWA GAIP EIR. The Project is located outside of these single -event noise contours. iv. Per Section 1.2 of the AELUP for JWA, the purpose of the AELUP is to safeguard the general welfare of the inhabitants within the vicinity of the airport and to ensure the continued operations of the airport. The method by which the ALUC achieves this purpose is through the application of the objective standards contained in Section 2.1 of the AELUP. As demonstrated in the ALUC staff report and, in these Findings, the Specific Plan and application for each implementing project is and will be consistent with each of the standards. As a result, the ALUC has met their duty under Section 1.2 by ensuring that the Specific Plan meets these standards. V. Additionally, Section 2.1.4 of the AELUP for JWA and PUC Section 21674 charge the Commission to coordinate at the local level to ensure compatible land use planning. The method by which the ALUC achieves this charge is through the application of the objective standards contained in Section 2.1 of the AELUP. As demonstrated in the ALUC staff report and, in these Findings, the Project is consistent with each of the standards. As a result, the ALUC has met their duty under Section 2.1.4 and PUC Section 21674 by ensuring that the Project meets these standards. Attachment A Exhibit 12 - John Wayne Airport Land Use Commission (ALUC) and California Department of Transportation (Caltrans) Division of Aeronautics Notice of Intent to Overrule and ALUC Response MAYOR Valerie Amezcua MAYOR PRO TEM Jessie Lopez COUNCILMEMBERS Phil Bacerra Johnathan Ryan Hernandez David Penaloza Thai Viet Phan Benjamin Vazquez CITY OF SANTA ANA Planning and Building Agency 20 Civic Center Plaza • P.O. Box 1988 Santa Ana, California 92702 www.santa-ana.org/12ba August 31, 2023 — Revised September 26, 2023 Division Chief, Division of Aeronautics California Department of Transportation 1120 N Street, MS 40 Sacramento, CA 95814 CITY MANAGER Kristine Ridge CITY ATTORNEY Sonia R. Carvalho CITY CLERK Jennifer L. Hall Also sent via email to: Aeronautics@dot.ca.gov RE: REVISED NOTICE OF INTENT TO OVERRULE THE DETERMINATION OF INCONSISTENCY FOR THE RELATED BRISTOL SPECIFIC PLAN PROPOSED ON A 41 ACRE SITE LOCATED AT 3600 SOUTH BRISTOL STREET The purpose of this letter is to inform you of the City of Santa Ana's intention to recommend that the Santa Ana City Council adopt the attached findings to overrule the July 20, 2023 Airport Land Use Commission's (ALUC) determination of inconsistency for Related Bristol Specific Plan ("Project") proposed on a 41-acre site located at 3600 South Bristol Street. On August 29, 2023, the Santa Ana City Council met and (1) approved issuing a Notice of Intent to overrule and (2) determined to give notice to the ALUC of its decision to overrule as required by California Public Utilities Code (PUC) Section 21676(b). On August 31, 2023, the City issued its Notice of Intent to overrule, but subsequently received communication from ALUC staff that the notice did not reprint and contain therein the findings provided by the City in its June 30, 2023 submission to ALUC. The City's June 30, 2023 submission to the ALUC for its July 20 consideration of the project included initial draft findings of consistency in sections 3 (draft Specific Plan) and 8 (Airport Land Use Compatibility Analysis). The City is attaching to this revised letter its draft consistency findings for the Project (Attachment A). Pursuant to PUC Section 21676, the City hereby respectfully gives proper notice of its intention to overrule and submits the attached findings (attached hereto as Exhibit A) for review. PUC Section 21676(b) requires that a public agency making a decision to overrule shall give notice to the California Department of Transportation (Caltrans), Aeronautics Division, and ALUC at least 45 days prior to the final decision to overrule. After notification, the ALUC and Caltrans have 30 days from the receipt of notice to provide advisory comments to the City. The City looks forward to receiving comments within the timeframes mandated by the PUC. At this time, the proposed Related Bristol Specific Plan has not been scheduled for public hearing for certification of its draft supplemental environmental impact report or its associated entitlement applications. SANTA ANA CITY COUNCIL Valerie Amezcua Jessie Lopez Thai Viet Phan Benjamin Vazquez Phil Bacerra J&ralhan Ryan Hemandez David Penaloza Mayor Mayor Pro Tern Ward 3 Ward 1 Ward 2 Ward 4 Ward 5 Ward 6 vamezcuadsantaana.ora iessielonaz(�santa-ana.oro tohanC6tnta-ana.oro bvazquezasanta-ana_ora pbacerra(dleantaanaxra irvanhemandez(a'tsanta-ana.om QralozaCasanta-ana.oro Exhibit 12 - John Wayne Airport Land Use Commission (ALUC) and California Department of Transportation (Caltrans) Division of Aeronautics Notice of Intent to Overrule and ALUC Response City of Santa Ana Notice of Intent to Overrule & Findings — Related Bristol Specific Plan 3600 South Bristol Street September 26, 2023 Page 2of2 Should you have any questions regarding this notice and/or on the proposed project, please contact me by phone at (714) 647-5882 or by email at APezeshkpour@santa-ana.org. Thank you for your prompt attention on this matter. Sincerely, Ali Pezeshkpour, AICP Planning Manager Attachment: A: Draft Overrule Consistency Findings Exhibit 12 - John Wayne Airport Land Use Commission (ALUC) and California Department of Transportation (Caltrans) Division of Aeronautics Notice of Intent to Overrule and ALUC Response City of Santa Ana Draft Orange County Airport Land Use Commission Overrule Findings Related Bristol Specific Plan Project at 3600 South Bristol Street Page 1 of 10 A. The City of Santa Ana is required to provide findings supporting the overrule of the Orange County ALUC determination as required in the California Public Utilities Code (PUC) Section 21676(b). Based on the following Findings of Fact and the associated substantial evidence in the public record, the proposed action by the City on the Related Bristol Specific Plan Project (Project) at 3600 South Bristol Street and related zoning change (amendment application) are consistent with the purposes of the State Aeronautics Act as stated in PUC Section 21670. B. The proposed Project provides for the orderly development of John Wayne Airport (JWA), and its surrounding area and promotes the overall goals and objectives of the State noise standards by avoiding new noise and safety problems, and protecting the public health, safety and welfare through the adoption of land use measures that minimize the public's exposure to excessive noise and safety hazards to the extent that this area is not already devoted to incompatible uses. This Project would not add any new residential or commercial noise impacts to the JWA 65 dBA Community Noise Equivalent Level (CNEL) noise area. C. It is in the public interest to provide for the orderly development of each public use airport in this state and the area surrounding these airports so as to promote the overall goals and objectives of the California airport noise standards adopted pursuant to PUC Section 21669 and to prevent the creation of new noise and safety problems. D. To provide for the orderly development of JWA and the area surrounding the airport, the ALUC adopted the 2008 AELUP on April 17, 2008. The AELUP guides development proposals to provide for orderly development of the airport and the area surrounding the airport through implementation of the standards in Section 2.1 (aircraft noise, safety compatibility zones, building height restrictions). E. The ALUC is required to use the California Airport Land Use Planning Handbook (Handbook) that was updated by the California Department of Transportation, Division of Aeronautics (Caltrans) in 2011. The AELUP has not been updated to incorporate the Handbook nor has it updated information about the operation and environmental effects of JWA as reflected in its most recent Final Environmental Impact Report (EIR) certified by the Orange County Board of Supervisors on June 25, 2019 for the General Aviation Improvement Program (GAIP). F. As the Project proposes a zone change and adoption of a Specific Plan, and pursuant to PUC Section 21676, the City of Santa Ana referred the proposed Project to the ALUC for review. G. The ALUC has adopted FAR Part 77 as the criteria for determining height restrictions in Orange County. FAR Part 77 requires notification to FAA for any project that would be more than 200 feet in height above ground level or within Attachment A Exhibit 12 - John Wayne Airport Land Use Commission (ALUC) and California Department of Transportation (Caltrans) Division of Aeronautics Notice of Intent to Overrule and ALUC Response City of Santa Ana Draft Orange County Airport Land Use Commission Overrule Findings Related Bristol Specific Plan Project at 3600 South Bristol Street Page 2 of 10 the imaginary surface of a 100:1 slope extending outward for 20,000 feet from the nearest runway. The Project site is located within the 206-foot-high imaginary surface area for JWA, thus requiring FAA notification. The proposed mixed -use buildings that are a part of the Project would be a maximum of 25 stories high, with the tallest point on the buildings being 285 feet above the existing ground level. H. On July 20, 2023, the City of Santa Ana presented the Project to the ALUC for a determination of consistency with the JWA AELUP. The ALUC staff report for that hearing recommended that the ALUC find the proposed Project consistent with AELUP issues of aircraft noise, flight tracks and safety, and heliports. The staff report noted that with regard to AELUP issues of height restrictions, the Project is inconsistent per Section 3.2.1 of the AELUP, which states that "within the boundaries of the AELUP, any land use may be found to be inconsistent with the AELUP which... permits structures of excessive height in areaswhich would affect adversely the continued operation of the airport; or permit activities or facilities that would affect adversely aeronautical operations." The proposed Project would allow buildings up to 25 stories and/or 285 feet, which would penetrate the FAR Part 77 Horizontal Obstruction Imaginary Surface for JWA. I. On July 20, 2023, the ALUC held a public hearing and, by unanimous vote, adopted a resolution finding the Project inconsistent with the AELUP for the stated reasons set forth in the staff report. J. The City of Santa Ana has the general police power to control land use within its territorial jurisdiction. (Cal. Const., art. XI 11, § 7). This constitutional authority is acknowledged in State law (PUC §§ 21676, 21676.5) and the ALUC process allowing for overrule of an ALUC finding of inconsistency. K. Pursuant to PUC Section 21676(b), the City may overrule the commission by a two-thirds vote of the City Council if it makes specific findings that the Project is consistent with the purposes of the State Aeronautics Act. L. The City finds that the Project is consistent with the AELUP and with the purposes of the State Aeronautics Act based on the following Findings of Fact and substantial evidence: a. The ALUC lacks evidence of the Project's inconsistency with the AELUP. The proposed zone change under the Project allows establishment of a specific plan, which contains permissive uses and development standards, but does not specify exact locations and heights of each implementing development that falls within the scope of the specific plan. b. During the July 20, 2023 ALUC hearing on the Project, City staff and the project applicant provided supplemental information about the nature of a specific plan, how implementing projects will be reviewed, information on Attachment A Exhibit 12 - John Wayne Airport Land Use Commission (ALUC) and California Department of Transportation (Caltrans) Division of Aeronautics Notice of Intent to Overrule and ALUC Response City of Santa Ana Draft Orange County Airport Land Use Commission Overrule Findings Related Bristol Specific Plan Project at 3600 South Bristol Street Page 3 of 10 existing high-rises in the vicinity, FAA notification requirements for buildings exceeding 200 feet in height, and that the Final Supplemental Environmental Impact Report ("SEIR") for the Project would contain a mitigation measure requiring "Notice of Airport in Vicinity," to be included in all lease/rental agreements and post outdoor signage informing the public of the presence of operating aircraft, which demonstrates further compliance with the AELUP and to minimize potential future noise complaints. Despite this information, the ALUC voted to find the Project inconsistent per Section 3.2.1 of the AELUP. C. Noise. The residential and commercial land uses under the proposed Project are consistent with the aircraft noise standards of the AELU P. The Project is located outside of the JWA 60 to 65 dBA CNEL aircraft noise contours. Aircraft noise analysis was completed in the Project's SEIR (State Clearinghouse No. 2020029087) and presented at the ALUC hearing. The JWA GAIP EIR also contains noise analysis demonstrating that the Project is outside of the 60 dBA CNEL noise contour. This noise analysis is based on one year's worth of aircraft operations in all runway operating configurations with for both existing aircraft fleet mixes and future fleet forecasts. This analysis includes the time of day of all operations and includes noise penalties for evening (7 pm to 10 pm) and night (10 pm to 7 am) aircraft operations of five and ten decibels per operation. Residential land uses are normally consistent in areas impacted by aircraft noise up to 60 dBA CNEL and commercial land uses up to 65 dBA CNEL as shown in the AELUP Table 1. These are the same noise standards used by the FAA and the State of California to identify compatible land uses near airports. ii. The Project is located outside of the JWA single -event aircraft noise contours. The detailed aircraft noise analysis completed as part of the JWA GAIP EIR included analysis of single event aircraft noise. This analysis included single event noise contours for the noisiest aircraft making regular use of JWA. The Project developer's consultant provided analysis and information at the ALUC hearing showing the Project site is located outside of the JWA 85 dB single event noise contours for all aircraft making regular use of the Airport. iii. The Project includes required measure notifying future residents. The conditions of approval including notification measures, which includes required measure requiring "Notice of Airport in Vicinity," to be included in all lease/rental agreements and post outdoor signage informing the public of the presence of operating aircraft, which demonstrates further compliance with the AELUP and to Attachment A Exhibit 12 - John Wayne Airport Land Use Commission (ALUC) and California Department of Transportation (Caltrans) Division of Aeronautics Notice of Intent to Overrule and ALUC Response City of Santa Ana Draft Orange County Airport Land Use Commission Overrule Findings Related Bristol Specific Plan Project at 3600 South Bristol Street Page 4 of 10 minimize potential future noise complaints. The General Plan Update (GPU) in 2022 addresses noise, safety, hazards, and other related impacts from development in the vicinity of the Airport. Projects approved under the GPU would be required to comply with FAA airspace protection regulations using the AELUP consistency determination process. The AELUP establishes aircraft noise exposure exterior noise level compatibility thresholds for new development by land use category. According to the exterior noise thresholds outlined in the AELUP, multifamily residential development is considered normally consistent with exterior noise levels of less than 60 dBA CNEL, conditionally consistent with exterior noise levels between 60 and 65 dBA CNEL and normally inconsistent with exterior noise level above 65 Dba cnel. For commercial retail land use, exterior noise levels are considered normally consistent with exterior noise levels of less than 65 dBA CNEL and conditionally consistent with exterior noise level above 65 dBA CNEL. The Project site is located outside of both the airport's planned and actual 60 CNEL contours of JWA. Therefore, according to the AELUP, the Project residential, open space, and commercial retail land uses are normally consistent with JWA aircraft noise exposure exterior noise level compatibility standards. Also, the airport related noise at the Project site does not exceed the City's municipal code permissible noise levels. Additionally, the County's General Aviation Noise Ordinance prohibits commercial aircraft departures between the hours of 10:00 p.m. and 7:00 a.m. and arrivals between the hours of 11:00 p.m. and 7:00 a.m. These restrictions substantially limit the aircraft noise during the noise sensitive nighttime hours for residential use. d. Safety. The residential and commercial land uses under the proposed project are consistent with the safety standards of the AELUP. The Project is not in any of the AELUP safety zones. The Project is located outside of the airport's 60 CNEL contours. Table 1 of the Airport Environs Land Use Plan for JWA shows that residential land uses outside of the 60 CNEL contour are "normally consistent." The Project is located more than 0.29 miles from the outer edge of AELUP Zone 6, Traffic Pattern Zone as depicted in Appendix D. Further, AELUP Appendix D states the "Basic Compatibility Qualities" of Zone 6 as "Allow residential uses" and "Allow most nonresidential uses," i. Project is not in the JWA runway protection zones (RPZ). The Project is located nearly two miles from the outer edge of the nearest JWA RPZ. Attachment A Exhibit 12 - John Wayne Airport Land Use Commission (ALUC) and California Department of Transportation (Caltrans) Division of Aeronautics Notice of Intent to Overrule and ALUC Response City of Santa Ana Draft Orange County Airport Land Use Commission Overrule Findings Related Bristol Specific Plan Project at 3600 South Bristol Street Page 5 of 10 The FAA's Determinations of No Hazard to Air Navigation for the Mixed -Use development structures are the only source of authoritative, aviation safety findings regarding the project. The FAA will conduct an aeronautical study (49 U.S.C. §44718 and 14 CFR Part 77) and issue its Determinations for individual implementing projects that exceed 200 feet in height and are submitted within the Specific Plan area. iii. In this case it is important to first establish what entity has authority over the use of airspace over the project site. "The United States Government has exclusive sovereignty of airspace of the United States" (49 U.S.C. § 40103(a)(1)). iv. In order to use this airspace, the FAA Administrator is responsible for: (1) Plans and policy for the safe use of the navigable airspace (49 U.S.C. § 40103(b)(1); and (2) "[R]egulations on the flight of aircraft (including regulations on safe altitudes) for navigating, protecting and identifying aircraft; protecting individuals and property on the ground; using the navigable airspace efficiently; and preventing collision between aircraft, between aircraft and land or water vehicle, and between aircraft and airborne objects" (49 U.S.C. § 40103(b)(2)). V. The FAA's aeronautical studies for project structures are the definitive standard for assessing compliance with federal aviation safety laws and regulations (49 U.S.C. § 77.1(c)). This federal authority is recognized in State law (Cal. PUC §21240), vi. The City of Santa Ana has the local police powers to control land use on the site (Cal. Const., art. XI 11, § 7). This constitutional authority is acknowledged in State law (PUC §21670 and §21676) and the ALUC process (AELUP §4.11) allowing for overrule of an ALUC finding of inconsistency. vii. The other entities that have processed or commented on this project have aviation safety duties and responsibilities related to this matter. Each of these entities relies on or ultimately defers to the FAA's authoritative aviation safety role in airspace determinations. viii. The AELUP for JWA, Section 2.1.3 Building Height Restrictions states, "In adopting criteria for building height restrictions in the vicinities of airports, the Commission considered only one standard and that was Federal Aviation Regulations Part 77 ([14 CFR] Part 77) entitled, Objects Affecting Navigable Airspace. "These regulations are the only definitive standard available [emphasis added] and the standard most generally used." Attachment A Exhibit 12 - John Wayne Airport Land Use Commission (ALUC) and California Department of Transportation (Caltrans) Division of Aeronautics Notice of Intent to Overrule and ALUC Response City of Santa Ana Draft Orange County Airport Land Use Commission Overrule Findings Related Bristol Specific Plan Project at 3600 South Bristol Street Paae 6 of 10 ix. Section 2.1.3 also recognizes FAA aeronautical studies beyond 14 CFR Part 77 surfaces as the standard for review, "In addition to the 'imaginary surfaces,' the Commission will use all of the FAR Part 77.23 standards along with the results of FAA aeronautical studies, [emphasis added] or other studies deemed necessary by the Commission, in order to determine if a structure is an `obstruction."' This section goes on to state: The Commission considers and recognizes the FAA as the single "Authority" for analyzing project impact on airport or aeronautical operations, or navigational -aid siting, including interference with navigational- aids or published flight paths and procedures. The Commission also considers the FAA as the "Authority" for reporting the results of such studies and project analyses. The Commission will not consider the findings of reports or studies conducted by parties other than the FAA unless the FAA certifies and adopts such findings as true and correct. X. Section 2.1.3 adds reference to FAA Advisory Circular 15015190- 4A, A Model Zoning Ordinance to Limit Height of Objects Around Airports for Commission Review. This FAA Advisory Circular provides specific guidance for establishing zoning regulations along with specific guidance on a "variance" process for potential obstructions. At Section 3.b,, "The Federal Aviation Administration (FAA) conducts aeronautical studies on obstructions which examine their effect on such factors as. aircraft operational capabilities; electronic and procedural requirements; and, airport hazard standards. If an aeronautical study shows that an obstruction, when evaluated against these factors, has no substantial adverse effect upon the safe and efficient use of navigable airspace, then the obstruction is considered not to be a hazard to air navigation [emphasis added]." A. Caltrans Division of Aeronautics — Caltrans publishes the California Airport Land Use Planning Handbook ("Handbook") in accordance with State Law with the purpose to, " provide information to ALUCs, their staffs, airport proprietors, cities, counties, consultants, and the public; to identify the requirements and procedures for preparing effective compatibility planning documents; and define exemptions where applicable (Caltrans, 2011)." The Handbook provides specific guidance for assessing potential airspace obstructions in Section 4.5 Airspace Protection. xii. JWA — The FAA requires airport sponsors like Orange County to accept specific grant assurances when they accept federal funding. Hazard Removal and Mitigation and Compatible Land Use are two of these assurances (49 U.S.C. § 47107(a)(9) and (10)). For hazard Attachment A Exhibit 12 - John Wayne Airport Land Use Commission (ALUC) and California Department of Transportation (Caltrans) Division of Aeronautics Notice of Intent to Overrule and ALUC Response City of Santa Ana Draft Orange County Airport Land Use Commission Overrule Findings Related Bristol Specific Plan Project at 3600 South Bristol Street Page 7 of 10 removal, the Airport relies on the FAA's aeronautical study to meet its requirement. For compatible land use, the Airport relies on coordination with the surrounding cities and the ALUC. The following are the specific assurances: xiii. Hazard Removal and Mitigation. It will take appropriate action to assure that such terminal airspace as is required to protect instrument and visual operations to the airport (including established minimum flight altitudes) will be adequately cleared and protected by removing, lowering, relocating, marking, or lighting or otherwise mitigating existing airport hazards and by preventing the establishment or creation of future airport hazards. The proposed Project would not result in hazards related to excessive glare, light, steam, smoke, dust, or electronic interference. Exterior lighting fixtures and security lighting would be installed in accordance with the City's Municipal Code Division 3, Building Security Regulations, which includes specifications for shielding and intensity of security lighting. In addition, the proposed Project would not use highly reflective surfaces, and does not include large areas of glass on the buildings. Therefore, the proposed Project would not generate substantial sources of glare. Operation of the proposed residential and commercial uses would not generate substantial quantities of steam, smoke, or dust emissions. Dust emissions are regulated by SCAQMD requirements and construction related air quality emissions that could include steam, smoke, and dust emissions would be less than significant with implementation of the standard SCAQMD Rules. The proposed Project would include the use of typical electronics, such as computers, televisions, and other electronics with wireless capability. These types of electronics are currently being used by the existing industrial land uses on the site, and other uses in the vicinity of the site. The new residential and commercial uses on the site would use similar technology that does not cause electronic interference that could affect aircraft. Thus, impacts related to electronic interference with operations of JWA would not occur. xiv. Compatible Land Use. It will take appropriate action, to the extent reasonable, including the adoption of zoning laws, to restrict the use Attachment A Exhibit 12 - John Wayne Airport Land Use Commission (ALUC) and California Department of Transportation (Caltrans) Division of Aeronautics Notice of Intent to Overrule and ALUC Response City of Santa Ana Draft Orange County Airport Land Use Commission Overrule Findings Related Bristol Specific Plan Project at 3600 South Bristol Street Paae 8 of 10 of land adjacent to or in the immediate vicinity of the airport to activities and purposes compatible with normal airport operations, including landing and takeoff of aircraft. In addition, if the Project is for noise compatibility program implementation, it will not cause or permit any change in land use, within its jurisdiction, that will reduce its compatibility, with respect to the airport, of the noise compatibility program measures upon which Federal funds have been expended. e. Height. The residential and commercial land uses under the proposed Project are consistent with the height standards of the AELUP. The allowable height of structures surrounding an airport is described in FAR Part 77 as the allowable height at which safe movement of aircraft occurs. The regulation requires that notice be given to the FAA if there is a proposal to construct a structure that would exceed a 100:1 slope of an imaginary surface extending outward for 20,000 feet from the nearest runway at JWA. Beyond the 100:1 imaginary surface, FAR Part 77 requires notification to FAA for any project that will be more than 200 feet in height above the ground level. The proposed buildings associated with the Specific Plan would not exceed the sloping, three-dimensional 100:1 (one percent sloping surface from the nearest runway over 3,200 feet in actual length) FAA notification surface to require the Filing of FAA Form 7460-1. This information was provided by the Project applicant's representative during the ALUC hearing on the Project. The buildings exceeding 200 feet in height in the Specific Plan area will not exceed the sloping, three-dimensional 50:1 FAA precision instrument Approach Surface to JWA Runway 20R. This information was provided by the Project applicant's representative during the ALUC hearing on the Project. iii. Each future site -specific implementing development under the Project will be required to be submitted through the City's development review process, at which point if a specific building is proposed within the Federal Aviation Administration (FAA) Notification Area that exceeds 200 feet in height, FAA notification compliance would be required through the development review process. iv. In addition to requiring FAA notification for any buildings exceeding 200 feet in height within the Project area, AELUP and FAR Part 77 require an FAA aeronautical study to be conducted to ensure that the proposed structures would not constitute a hazard to air Attachment A Exhibit 12 - John Wayne Airport Land Use Commission (ALUC) and California Department of Transportation (Caltrans) Division of Aeronautics Notice of Intent to Overrule and ALUC Response City of Santa Ana Draft Orange County Airport Land Use Commission Overrule Findings Related Bristol Specific Plan Project at 3600 South Bristol Street Pace 9 of 10 navigation. Overflight. "Close to the JWA approach centerline" as identified by the ALUC is neither an FAA nor an AELUP standard. The FAA is the only authoritative source of aviation safety data and the FAA does not have a "close to the JWA approach centerline" standard. The AELUP clearly identifies its airport land use planning standards around aircraft noise, safety, and height. Objective measures of these standards are clearly identified in AELUP Section 2.1. The Specific Plan is drafted to be consistent with each of these objective standards. iii. Two-dimensional flight tracks and a list of unassociated aircraft do nothing to inform the impact of overflights. The ALUC provided limited arrival flight tracks, limited departure flight tracks and lists of aircraft by time of day and altitude that were purported to have produced these flight tracks. The limited nature of the information was commented on by ALUC commissioners during the July 20, 2023 hearing. iv. Aircraft noise contours used to objectively measure noise impact already assume flight tracks and actual operating conditions for a full year including future operations. Limited information presented within the staff report packet dated July 20, 2023 of arrival flight tracks and limited information on departure flight tracks are not representative of a general condition and are not substantive evidence. V. The project is located outside of the JWA single event noise exposure areas documented in the JWA General Aviation Improvement Program EIR certified on June 25, 2019. The project developer presented this information to the ALUC Commission at its hearing on July 20, 2023. g. Heliports. Heliports are not a part of the Project. h. Zone Change. The proposed zone change (amendment application) is consistent with the objective AELUP aircraft noise, safety and height standards and is therefore consistent with the larger planning role of the ALUC. "Close to the JWA approach centerline" is not an FAA or an ALUC standard. ALUC offers no substantiation that overflights of new residents Attachment A Exhibit 12 - John Wayne Airport Land Use Commission (ALUC) and California Department of Transportation (Caltrans) Division of Aeronautics Notice of Intent to Overrule and ALUC Response City of Santa Ana Draft Orange County Airport Land Use Commission Overrule Findings Related Bristol Specific Plan Project at 3600 South Bristol Street Page 10 of 10 would be disturbed or annoyed. On the contrary, the ALUC demonstrates that the Project is located outside of the 60 dBA CNEL noise contour. As such, the Project would not add any new residential or commercial noise impacts to the JWA 65 dBA Community Noise Equivalent Level (CNEL) noise area. ii. Flight tracks limited information for arrivals and departures, which was commented on by Commission members during the hearing, are not unique and are fully accounted for in the one year of overflights used to measure CNEL noise impacts associated with JWA. iii. Flight tracks limited information for arrivals and departures, which was commented on by Commission members during the hearing, are not unique and are fully accounted for in the single -event noise contours produced for the JWA GRIP EIR. The Project is located outside of these single -event noise contours. iv. Per Section 1.2 of the AELUP for JWA, the purpose of the AELUP is to safeguard the general welfare of the inhabitants within the vicinity of the airport and to ensure the continued operations of the airport. The method by which the ALUC achieves this purpose is through the application of the objective standards contained in Section 2.1 of the AELUP. As demonstrated in the ALUC staff report and, in these Findings, the Specific Plan and application for each implementing project is and will be consistent with each of the standards. As a result, the ALUC has met their duty under Section 1.2 by ensuring that the Specific Plan meets these standards. V. Additionally, Section 2.1.4 of the AELUP for JWA and PUC Section 21674 charge the Commission to coordinate at the local level to ensure compatible land use planning. The method by which the ALUC achieves this charge is through the application of the objective standards contained in Section 2.1 of the AELUP. As demonstrated in the ALUC staff report and, in these Findings, the Project is consistent with each of the standards. As a result, the ALUC has met their duty under Section 2.1.4 and PUC Section 21674 by ensuring that the Project meets these standards. Attachment A Exhibit 12 - John Wayne Airport Land Use Commission (ALUC) and California Department of Transportation (Caltrans) Division of Aeronautics Notice of Intent to Overrule and ALUC Response 0RANrl COUNTYAIRPORT LAND USE COMMISSION FQR ORANGE COUNTY Ill i� 3160 Airway Avenue • Costa Mesa, California 92626 * 949.252.5170 fax: 94-9.252.6012 October 24, 2023 Ali Pezeshkpour, Planning Manager City of Santa Ana Planning and Building Agency 20 Civic Center Plaza P.O. Box 1988 Santa Ana, CA 92702 Subject: Response to Notice of Intent to Overrule ALUC's July 20, 2023 Inconsistent Determination for Related Bristol Specific Plan Dear Mr. Pezeshkpour: We are in receipt of the City of Santa Ana's August 31, 2023 letter with attached City Council Resolution No. 2023-060, and the September 26, 2023 revised letter with attached findings, which notify the Airport Land Use Commission (ALUC) for Orange County of the City's intent to overrule the ALUC's inconsistency determination on the proposed Related Bristol Specific Plan. In accordance with Section 21676 of the Public Utilities Code, the ALUC submits the following comments addressing the proposed overrule findings for the above -referenced project These comments shall be included in the public record of a.finaI decision to overrule the ALUC Please be advised that California Public Utilities Code (PUC) Section 21678 states: "With respect to a publicly owned airport that a public agency does not operate; if the public agency pursuant to Section 2I676, 21676.5, or 21677 overrules a commission's action or recommendation, the operator of the airport shall be immune from liability for damages to property or personal injury caused by or resulting directly or indirectly from the public agency's decision to overrule the commission's action or recommendation." Background On July 20, 2023, the ALUC for Orange County found the proposed Related Bristol Specific Plan to be inconsistent with the Airport Environs Land Use Plan .(AELUP)for John Wayne Airport (.TWA) on a 5-0 vote. The inconsistent finding was based on AELUP Section 3.2.1 which states, "within the boundaries of the AELUP, any land use may be found to be inconsistent with the AELUP which ... permits structures of excessive height in areas which would affect adversely the continued operation of the airport; or permits activities or facilities that would affect adversely aeronautical operations." The proposed Related Bristol Specific Plan would allow buildings up to 25 stories and/or 285 feet which would penetrate the Federal Aviation Exhibit 12 - John Wayne Airport Land Use Commission (ALUC) and California Department of Transportation (Caltrans) Division of Aeronautics Notice of Intent to Overrule and ALUC Response ALUC Response to No] to Overrule Related Bristol Specific Plan October24, 2023 Page 2 Regulation (FAR) Part 77 Horizontal Obstruction Imaginary Surface for JWA, ALUC has the following additional comments regarding the findings and facts of support included in the September 26, 2023 letter. Response to Finding and Fact in_Sunnort "a" Rep-ardina Heiuht: The City contends that since the proposed zone change would allow the establishment of specific plan, but "does not specify exact locations and heights of each implementing development that falls within the scope of the specific plan," that the ALUC lacks evidence of the Project's inconsistency with the AELUP," The proposed specific plan would allow for buildings with residential uses up to 25 stories or 285 feet in height which would penetrate the 206 feet Horizontal Surface for JWA regardless of where they are located within the specific plan boundaries. Such structures have potential to adversely impact the continued operation of the airport and other aeronautical operations. Resvme to ct in Su art "blegimnMiti anti a Measures: The City states that during the July 20, 2023 meeting, City staff and the project applicant provided additional information indicating that the City will review projects within the specific plan area and require Federal Aviation Administration (FAA) notification for buildings exceeding 200 feet in height, and stated that the Final Supplemental Environmental Impact Report for the project would contain a mitigation measure requiring "Notice of Airport in Vicinity" to be included in all lease/rental agreements and outdoor signage informing the public of the presence of operating aircraft. The City asserts that these measures would demonstrate consistency with AELUP Section 3.2.1. The ALUC appreciates the inclusion of these mitigation measures, however the ALUC determination was based on the fact that the proposed specific plan would allow for buildings with residential uses up to 25 stories or 285 feet in height which would penetrate the 206 feet Horizontal Surface for JWA. Reaponse_to.._Fact.in..SWort "c" Regarding Noise: The City states that because the project is located outside of the 60 and 65 dBA CNEL noise contours, and because mitigation measures will be required that the project is consistent with the AELUP. While the ALUC appreciates that the project will not place residents within the 60 and 65 dBA noise contours, noise was not a sole factor in ALUC's determination of inconsistency. Response to Fact in Support_"d" Regarding_Safety: The City states that because the project is outside of the Safety Zones for JWA, and because the City will require FAA Determinations of No Hazard to Air Navigation that the project is consistent with the AELUP. Section 3.2.1 of the AELUP states, "within the boundaries of the AELUP, any land use may be found to be inconsistent with the AELUP which ... permits structures of excessive height in areas which would affect adversely the continued operation of the airport; or permits activities or facilities that would affect adversely aeronautical operations." Moreover, a finding of No Hazard to Air Navigation from the FAA does not equate to a Exhibit 12 - John Wayne Airport Land Use Commission (ALUC) and California Department of Transportation (Caltrans) Division of Aeronautics Notice of Intent to Overrule and ALUC Response ALUC Response to Not to Ovennale Related Bristol Specific Plan October 24, 2023 Page 3 consistency determination by the ALUC. The ALUC may find a project Inconsistent based on other determinations. The ALUC may also utilize criteria for protecting aircraft traffic patterns at airports which may differ from those contained in FAR Part 77, if evidence of health, welfare, or air safety justify such an action. As described herein, the ALUC found evidence of air safety issues, among other things. Response to Fact in Sunnort "e" Reizardine Heitrht: The proposed project area is located within the FAA FAR Part 77 Horizontal Obstruction Imaginary Surface for JWA which would be penetrated at 206' above mean sea level (AMSL). The airspace above 206' AMSL is reserved for air navigation. The Specific Plan would allow buildings up to 25 stories and/or 285 feet in height and therefore would penetrate the horizontal surface and enter airspace reserved for air navigation. In Section 2.1.3 of the AELUP fur JWA, the Commission has incorporated the standards for height limits for determining obstructions and has incorporated the definitions of "imaginary surfaces" for airports as defined in the FAA FAR Part 77. The "imaginary surfaces" are defined by means of elevations heights and slopes in relation to individual airports, the spaces above which are reserved for air navigation. To ensure the safe operation of aircraft activity at JWA, structures anywhere in the JWA airport planning area should not exceed the applicable elevations defined in FAR Part 77 (Objects Affecting Navigable Air Space). Res onse_to_Fact in Support "f' Regarding Overflight: The July 20, 2023 ALUC staff report included flight tracks over the City of Santa Ana on a typical weekday, on a reverse -flow weekday and on a typical Saturday in January. The ALUC recommends that the maximum structure heights, including all rooftop equipment and/or architectural details, be reduced to below 206 feet AMSL, in order to protect the airspace reserved for air navigation. Res onse to Fact_in Su ort" "Re ardin�; Heliports: As the City states, heliports were not included as part of this project, therefore heliports were not reviewed by ALUC. Res nse to Fact in Su ort "h" Re ardin Zone Chan e: Finding "h" summarizes Findings "a" through "g" and refers to flight tracks. The Inconsistent Finding by ALUC was not based on flight tracks alone but based on the fact that the proposed Related Bristol Specific flan would allow buildings to penetrate the FAR Part 77 Horizontal Obstruction Imaginary Surface for JWA and enter airspace reserved for air navigation. This is problematic for the safe operation of the airport and other aeronautical operations. Exhibit 12 - John Wayne Airport Land Use Commission (ALUC) and California Department of Transportation (Caltrans) Division of Aeronautics Notice of Intent to Overrule and ALUC Response ALUC Response to NO[ to Overrule Related Bristol Specific Plan October 24, 2023 Page 4 We urge the City Council to take ALUC's concerns into consideration in its deliberations regarding whether to overrule ALUC. Thank you for the opportunity to provide these comments. Sincerely, Gerald A. Bresnahan ..-` Chairman cc: Members of the Airport Land Use Commission for Orange County Members of Santa Ana City Council Jonathan Huff, Caltransi Division of Aeronautics Exhibit 12 - John Wayne Airport Land Use Commission (ALUC) and California Department of Transportation (Caltrans) Division of Aeronautics Notice of Intent to Overrule and ALUC Response Exhibit 13 Consistent and Supportive General Plan Goals and Policies • Goal CM-1: Recreation and Culture. Provide opportunities for public and private recreation and cultural programs that meet the needs of Santa Ana's diverse population. o Policy CM-1.6 Recreation on Private Property. Promote the development and use of privately -owned recreation and entertainment facilities that help meet the needs of Santa Ana residents. • Goal CM-3: Active Living and Well-being. Promote the health and wellness of all Santa Ana residents. o Policy CM-3.2 Healthy Neighborhoods. Continue to support the creation of healthy neighborhoods by addressing public safety, land use conflicts, hazardous soil contamination, incompatible uses, and maintaining building code standards. o Policy CM-3.5 Community Spaces. Encourage positive community interactions and neighborhood pride to create secure communities and promote safe public spaces. o Policy CM-3.8 Underutilized Spaces. Repurpose underutilized spaces and City -owned vacant land as a strategy to improve community health and increase the number and accessibility of opportunities for health and recreation activities. Prioritize the redevelopment of such sites within environmental justice area boundaries and other areas underserved by parks and recreation opportunities The project is consistent with these General Plan Community Element goals and policies, as it provides for publicly -accessible recreation opportunities on the project site through its 13.1 acres of publicly -accessible, programmable open space areas. The project results in the redevelopment of a 41-acre site by introducing a mixed -use, urban village that encourages active and passive recreation. While the existing commercial development has no onsite open space acreage, the proposed specific plan requires the provision of onsite open space for both publicly -accessible and private open space areas. • Goal M-1: Comprehensive Circulation. A comprehensive and multimodal circulation system that facilitates the safe and efficient movement of people, enhances commerce, and promotes a sustainable community. o Policy M-1.6 Complete Streets. Transform travelways to accommodate all users through street design and amenities, such as sidewalks, trees, landscaping, street furniture, and bus shelters. • Goal M-3: Active Transportation. A safe, balanced, and integrated network of travelways for nonmotorized modes of transportation that connects people to activity centers, inspiring healthy and active lifestyles. Page 1 of 10 Exhibit 13 Consistent and Supportive General Plan Goals and Policies o Policy M-3.2 Nonmotorized Travelway Amenities. Enhance nonmotorized travelways with amenities such as landscaping, shade trees, lighting, benches, crosswalks, rest stops, bicycle parking, and support facilities that promote a pleasant and safe experience. o Policy M-3.7 Complete Streets Design. Enhance streets to facilitate safe walking, bicycling, and other nonmotorized forms of transportation through community participatory design. • Goal M-4: Transportation, Land Use, and Design. Coordinated transportation planning efforts with land use and design strategies that encourage sustainable development and achieve broader community goals. o Policy M-4.1 Intense Development Areas. Program multimodal transportation and public realm improvements that support new development in areas along transit corridors and areas planned for high intensity development. o POLICY M-4.2 Project Review. Encourage active transportation, transit use, and connectivity through physical improvements and public realm amenities identified during the City's Development Review process. o Policy M-4.5 Land Use Development Design. Ensure that building placement and design features create a desirable and active streetscape, by prioritizing pedestrian access directly from the street and placing parking lots to the rear of a development site. o Policy M-4.7 Parking. Explore and implement a flexible menu of parking options and other strategies to efficiently coordinate the response to parking demands. • Goal M-5: Sustainable Transportation. A transportation system that is attractive, safe, state-of-the-art, and supports community, environmental, and conservation goals. o Policy M-5.1 Enhanced Street Design. Improve the beauty, character, and function of travelways with amenities such as landscaped parkways and medians, bike lanes, public art, and other amenities. The project is consistent with these General Plan Mobility Element goals and policies, as it provides for redevelopment of an existing, auto -oriented commercial center with a new mixed -use urban village that encourages multi -modal transit. Moreover, the proposed specific plan will introduce a walkable grid of streets and paseos, further encouraging pedestrian, bicycle, and alternate means of transportation both within and to/from the project site. • Goal EP-1: Job Creation and Retention. Foster a dynamic local economy that provides and creates employment opportunities for all residents in the city. o Policy Attract Business Strengthen and expand citywide business attraction efforts in order to achieve the city's full employment potential. Page 2 of 10 Exhibit 13 Consistent and Supportive General Plan Goals and Policies • Goal EP-3: Business Friendly Environment. Promote a business friendly environment where businesses thrive and build on Santa Ana's strengths and opportunities. o Policy EP-3.4 Complete Communities. Encourage the development of "complete communities" that provide a range of housing, services, amenities, and transportation options to support the retention and attraction of a skilled workforce and employment base. o Policy EP-3.10 Rethinking Strip -Commercial. Promote the creation of distinctive neighborhood serving districts through the renovation or redevelopment of existing strip -commercial development. The project is consistent with these General Plan Economic Prosperity Element goals and policies, as it provides for redevelopment of an existing, auto -oriented commercial center with a new mixed -use urban village. The project will contain a diverse range of employment opportunities for the commercial, senior continuum care, hotel, and residential communities that will take shape on the project site. • Goal OS-1: Parks, Open Space, and Recreation. Provide an integrated system of accessible parks, recreation facilities, trails, and open space to serve the City of Santa Ana. o Policy OS-1.2 Parks and Recreation System. Provide and support a comprehensive and integrated network of parks, recreation facilities, trails, and open space that is diverse, with a variety of active and passive recreational opportunities. o Policy OS-1.5 Park and Open Space Types. Provide a mix of community, neighborhood, and special use parks, along with greenway corridors, natural areas, and landscape areas, to meet community needs for greenspace, recreation space, social space, and trail connectivity. o Policy OS-1.9 New Development. Require all new development to provide adequate parks and open space, including via parkland dedication or development fees, in order to meet the City's park standard. Ensure that new development includes pedestrian and multi -modal travelways to promote a quality living environment. For new development within park deficient and environmental justice areas, prioritize the creation and dedication of new public parkland over the collection of impact fees. o Policy OS-1.10 Creative Solutions for Deficiencies. Develop creative and flexible solutions to provide greenspace and recreation activities in park - deficient neighborhoods. Encourage private and commercial recreational facilities that are physically open to the public and are affordable to residents of surrounding neighborhoods, and serve community needs. Page 3 of 10 Exhibit 13 Consistent and Supportive General Plan Goals and Policies The project is consistent with these General Plan Open Space Element goals and policies, as it provides for redevelopment of an existing, auto -oriented commercial center with a new mixed -use urban village. The project will contain 13.1 acres of total onsite public open space, which will be maintained for public access and enjoyment through both the Specific Plan's goals and development standards, as well as the project's proposed Development Agreement (No. 2023-02). The 13.1 acres of onsite open space comprise almost one-third of the entire site's 41 acres, and will be programmed for both passive and active uses, with a minimum of four community events per year. Moreover, the project's street frontages will contain new bike lanes, with stretches built as protected bike lanes, encouraging active recreation to and from the project site. • Goal LU-1: Growing Responsibly. Provide a land use plan that improves quality of life and respects our existing community o Policy LU-1.1 Compatible Uses. Foster compatibility between land uses to enhance livability and promote healthy lifestyles. o Policy LU-1.3 Equitable Creation and Distribution of Open Space. Promote the creation of new open space and community serving amenities in park -deficient areas that keeps pace with the increase in multi -unit housing development, with priority given to those that are also within environmental justice area boundaries. o Policy LU-1.5 Diverse Housing Types. Incentivize quality infill residential development that provides a diversity of housing types and accommodates all income levels and age groups. o Policy LU-1.6 Transit Oriented Development. Encourage residential mixed -use development, within the City's District Centers, Urban Neighborhoods, and adjacent to high quality transit. o Policy LU-1.8 Development Tradeoffs. Ensure that new development projects provide a net community benefit. o Policy LU-1.9 Public Facilities and Infrastructure. Evaluate individual new development proposals to determine if the proposals are consistent with the General Plan and to ensure that they do not compound existing public facility and service deficiencies. • Goal LU-2: Land Use Needs. Provide a balance of land uses that meet Santa Ana's diverse needs. o Policy LU-2.1 Employment Opportunities. Provide a broad spectrum of land uses and development that offer employment opportunities for current and future Santa Ana residents. Page 4 of 10 Exhibit 13 Consistent and Supportive General Plan Goals and Policies o Policy LU-2.2 Capture Local Spending. Encourage a range of commercial uses to capture a greater share of local spending, and offer a range of employment opportunities. o Policy LU-2.3 Supportive Spaces. Provide a diversity of land uses that support residents, visitors, and businesses, such as open space, areas for community gatherings, and outdoor entertainment venues o Policy LU-2.4 Cost and Benefit of Development. Balance the benefits of development with its fiscal impacts on the city and on quality of life for the community. o Policy LU-2.5 Benefits of Mixed -Use. Encourage infill mixed -use development at all ranges of affordability to reduce vehicle miles traveled, improve jobs/housing balance, and promote social interaction. o Policy LU-2.7 Business Incubator. Support land use decisions that encourage the creation, development, and retention of businesses in Santa Ana. o Policy LU-2.8 City Image. Encourage land uses, development projects, and public art installations that promote the city's image as a cultural, governmental, and business -friendly regional center. o Policy LU-2.10 Smart Growth. Focus high density residential in mixed -use villages, designated planning focus areas, Downtown Santa Ana, and along major travel corridors. • Goal LU-4: Complete Communities. Support a sustainable Santa Ana through improvements to the built environment and a culture of collaboration. o Policy LU-4.5 VMT Reduction. Concentrate development along high quality transit corridors to reduce vehicle miles traveled (VMT) and transportation - related carbon emissions. The project is consistent with these General Plan Land Use Element goals and policies, as it provides for redevelopment of an existing, auto -oriented commercial center with a new mixed -use urban village. The project has been thoroughly evaluated for environmental impacts, as well as for market, fiscal impact, economic impact, and community benefits through multiple analyses. The proposed specific plan establishes a foundation for future developments within the specific plan area that provide a balance of commercial and residential land uses, conforming to the General Plan's DC-5 land use designation and the South Bristol Street Focus Area's goals. The infill nature of the project encourages smart growth by conserving resources and locating new development in an already -urbanized, transit -oriented area adjacent to or near major employment centers. The project conforms to all Vehicle Miles Travelled (VMT) guidelines adopted by the City and enhances the City's image at a major intersection leading into Santa Ana. Page 5 of 10 Exhibit 13 Consistent and Supportive General Plan Goals and Policies • Goal UD-1: Physical Character. Improve the physical character and livability of the City to promote a sense of place, positive community image, and quality environment. o Policy UD-1.1 Design Quality. Ensure all developments feature high quality design, materials, finishes, and construction. o Policy UD-1.2 Public Art. Require public art as part of major developments and the public realm improvements. o Policy UD-1.4 Safety Through Design. Incorporate public safety design features into private and public developments to prevent loitering, vandalism, and other undesirable activities. o Policy UD-1.5 Attractive Public Spaces. Encourage community interaction through the development and enhancement of plazas, open space, people places, and pedestrian connections with the public realm. o Policy UD-1.6 Active Transportation Infrastructure. Support the creation of citywide public street and site amenities that accommodate and promote an active transportation -friendly environment. • Goal UD-2: Sustainable Environment. Improve the built environment through sustainable development that is proportional and aesthetically related to its setting. o Policy UD-2.1 Enhanced Public Realm Experience. Encourage development to enhance the existing environment through the use of creative architectural design and sustainable streetscape treatments that are consistent on each corridor. o Policy UD-2.2 Compatibility and Use With Setting. Employ buffers and other urban design strategies to encourage the compatibility of new development with the scale, bulk, and pattern of existing development. o Policy UD-2.4 Intentional Design. Encourage design and architecture on private and public property that accentuate focal points, activity nodes, and historic areas. o Policy UD-2.5 Relation to Surroundings. Ensure new development exhibits a functional, comfortable scale in relation to its neighborhood. o Policy UD-2.7 Building and Strengthening Identity. Collaborate with community stakeholders to strengthen and foster development of community and neighborhood identity and district character through complementary architecture, unique streetscapes, and programming. o Policy UD-2.10 Greening the Built Environment. Promote planting of shade trees and require, where feasible, preservation and site design that uses appropriate tree species to shade parking lots, streets, and other facilities, with the goal of reducing the heat island effect. Page 6 of 10 Exhibit 13 Consistent and Supportive General Plan Goals and Policies • Goal UD-3: Attractive Travelways. Create and maintain safe and attractive travelways through coordinated streetscape design. o Policy UD-3.3 Foster Community Building. Promote a safe environment that facilitates social interaction and improves active transportation along corridors. o Policy UD-3.4 Improvements to Streetscape. Promote streetscape improvement plans that are responsive to community needs, the nature of adjacent uses, path characteristics, street classification, pedestrian scale, and view corridors. o Policy UD-3.6 Linear Park System. Support open space improvements along roadways and nonvehicular paths, such as bike or multiuse trails, to create linear open space that connect to a network of parks and activity areas throughout the city. o Policy UD-3.8 Pleasant Travel Experience. Maximize the use of street trees and parkway landscaping to create a pleasant travel experience and positive city image. • Goal UD-4: Nodes and People Places. Create nodes and urban hubs throughout the City to foster community, education, arts and culture, business activities, entertainment, and establish Santa Ana as a vibrant center. o Policy UD-4.1 Intentional Development. Support development growth in nodes consistent with the City's vision as the dynamic urban center of Orange County. o Policy UD-4.2 Image Making Through Architecture. Promote development within nodes to reflect the significance of the area and cultivate a positive image of Santa Ana through high quality architecture. o Policy UD-4.3 Activate Open Space. Ensure architectural and landscape design activates open space as a means to promote community interaction and enhance the aesthetic quality of development. o Policy UD-4.4 Vibrant Street Life. Encourage development within nodes that promotes pedestrian activities, enhanced amenities, and engaging designs that allow for discovery, excitement, and social interaction. • Goal UD-5: Focus Intersections. Create focal points at major intersections to enhance community identity and open space. o Policy UD-5.1 Building Presence at Intersections. Create a strong presence at focus intersections by locating intense building mass and open space areas along the street that include high quality design and materials. • Goal UD-7: Gateways. Create and strengthen gateways into the City that promote a sense of arrival. Page 7 of 10 Exhibit 13 Consistent and Supaortive General Plan Goals and Policies o Policy UD-7.1 First Impression. Strengthen the architectural design of developments near gateways to communicate a sense of arrival and inspire positive images of the City. o Policy UD-7.2 Streetscape Improvements. Enhance Santa Ana's gateways to include unique and distinctive streetscape improvements. The project is consistent with these General Plan Urban Design Element goals and policies. The project improves a major site at a gateway intersection leading into Santa Ana by redeveloping an outdated, auto -oriented strip -commercial center with a dynamic, mixed -use urban village that complements the scale an intensity of existing developments surrounding the project site. Through onsite private streets and improvements to public streets along the site's street frontages, the specific plan will create attractive travelways and establish activity nodes at the intersections of Bristol Street and Sunflower Avenue, and Bristol Street and MacArthur Boulevard, near the interchange of Bristol Street and the San Diego (1-405) Freeway. The redevelopment of the existing site will establish a new gateway into Santa Ana that is consistent with the South Bristol Street Focus Area's vision for the project site. • Goal HE-1: Livable and affordable neighborhoods with healthy and safe housing conditions, community services, well -maintained infrastructure, and public facilities that inspire neighborhood pride and ownership. o Policy HE-1.3 Complete Neighborhoods. Improve neighborhood quality by locating or providing access to complementary services and public facilities, including the integration of community gardens and access to healthy food options in neighborhoods. o Policy HE-1.4. Healthy Neighborhoods. Create and maintain parks and open spaces; plant trees, green parkways, and medians; support access to healthy food options; and maintain a continuous pattern of pathways that encourage an active and healthy lifestyle. o Policy HE-1.10. Parking Management. Support innovative and creative strategies that proactively minimize parking impacts and deficiencies within residential neighborhoods, including parking management requirements, installation of parking lifts, and incentives for active transportation. • Goal HE-2. Foster an inclusive community with a diversity of quality housing, affordability levels, and living experiences that accommodate Santa Ana's residents and workforce of all household types, income levels, and age groups. o Policy HE 2.3. Urban Villages. Create higher intensity, mixed -use urban villages and pedestrian -oriented experiences that access and support the office centers, commercial services, and cultural activities within District Centers and Urban Neighborhood designated areas. Page 8 of 10 Exhibit 13 Consistent and Supportive General Plan Goals and Policies o Policy HE-2.4. Rental Housing. Facilitate the construction of rental housing for Santa Ana's residents and workforce, with a commitment to provide rental housing for extremely low-, very low-, and low-income residents as well as moderate income Santa Ana workers. o Policy HE-2.6. Housing Design. Require excellence in architectural design through the use of materials and colors, building treatments, landscaping, open space, parking, and environmentally sensitive ("green") building and design practices. • Goal HE-4. Provide sufficient rental and ownership housing opportunities and supportive services for seniors, people with disabilities, families with children, and people experiencing homelessness. o Policy HE-4.1. Senior Housing. Support development of affordable senior rental and ownership housing, readily accessible to support services; provide assistance for seniors to maintain and repair their homes to facilitate the maximum independent living. The project is consistent with these General Plan Housing Element goals and policies. The project will provide high -quality diversity of rental housing for Santa Ana's residents and workforce. Through the project's Development Agreement, the project will provide inclusionary housing fees that will be used by the City to provide onsite affordable housing opportunities in the community. Through innovative use of land, the project will provide for healthy communities with 13.1 acres of onsite open space, a full -service grocer, and underground parking, freeing up valuable acreage for the development of community - serving commercial, residential, and open space land uses. Moreover, the SP and requested entitlements address General Plan consistency for the South Bristol Street Focus Area in the following manners: • The District Center -High is a mixed -use designation identified in the General Plan as including "high density urban villages consisting of visually striking and dynamic buildings and spaces with a wide range and mix of residential, live -work, commercial, hotel, and employment -generating uses." • Table LU-2 of the General Plan (Buildout) identifies an assumed housing growth of 5,272 units in the District; the proposed 3,750 falls within the assumed growth. • Table LU-8 of the General Plan identifies the DC-5 area as allowing a maximum Floor Area Ratio of 5.0, or 125 dwelling units per acre and a maximum height of 25 stories. The General Plan allows the FAR to be calculated on a gross basis for an individual development project. • The General Plan's District Center designation would allow up to 8,733,780 square feet of mixed uses, inclusive of residential uses, based on the maximum FAR of 5.0 over the 41.13-acre (gross) site. As proposed, the Related Bristol will result in an FAR of 2.7, well within the maximums allowed in the General Plan. No General Plan Amendment is required nor proposed. Page 9 of 10 Exhibit 13 Consistent and Supportive General Plan Goals and Policies • The General Plan envisions "urban villages", "an intense multistory presence" and "mixed use opportunities". The Development Plan implements this vision with a range of building heights and configurations in two mixed -use Districts/Villages, with heights and intensities within the limits identified in the General Plan. • The General Plan requires fiscal neutrality (Policy LU 2.4). The Project results in positive fiscal impacts. • The General Plan calls for community involvement (Policy LU 3.2). Significant outreach has occurred as outlined in Specific Plan Section 2.5, Community Engagement. • The General Plan encourages areas for community gathering and outdoor entertainment (Policy LU 2.3). The Specific Plan includes approximately 13 acres of open space, which includes public plaza areas and a central park, accessible to the public and allowing for outdoor entertainment. • The Specific Plan area is not within an Environmental Justice area. However, as designed, the provision of nearly one-third of the 41-acre site for publicly accessible open space with active and passive recreation opportunities is a means of addressing open space deficiencies prevalent in many portions of Santa Ana. Page 10 of 10 E P I D SOLUTIONS,INC WHERE EXPERIENCE AND PASSION MEET Date: August 9, 2024 Prepared by: Meaghan Trumann, Associate Environmental Planner III To: Ali Pezeshkpour, apezeshkpour@santa-ana.org Site: Related Bristol Specific Plan Project Subject: CalTrans Comment Letter on the DEIR for the Related Bristol Specific Plan Project (SCH No. 2020029087) Dear Mr. Pezeshkpour, On August 18, 2023, the City of Santa Ana received a comment from the California Department of Transportation (Caltrans) regarding the Related Bristol Specific Plan Project. The comment recommends further improvements to the Bear Street at SR-73 north bound routes, including restriping the existing westbound left -turn land to provide a shared left/right-turn lane to mitigate poor level of service (LOS) at the intersection. However, Senate Bill (SB) 743 introduced changes including the elimination of auto delay, LOS, and similar measures of vehicular capacity or traffic congestion as the basis for determining significant impacts. As part of the 2019 amendments to the State CEQA Guidelines, SB 743 directed that the revised CEQA Guidelines "shall promote the reduction of greenhouse gas emissions, the development of multimodal transportation networks, and a diversity of land uses" (Public Resources Code Section 21099[b][1 ]); and that "automobile delay, as described solely by level of service or similar measures of vehicular capacity or traffic congestion, shall not be considered a significant impact on the environment" (Public Resources Code Section 21099[b][2]). As such, pursuant to Public Resources Code Section 21099(b)(2), the Draft and Final SEIR focuses on analysis of Vehicle Miles Traveled (VMT) criteria and improvements to the circulation system along the Project's frontage to accommodate buildout of the proposed Project, pursuant to the City's recent General Plan Update. Further yet, the SEIR is not required to analyze impacts related to traffic congestion. However, responses to the August 18th comment letter from Caltrans were provided by Linscott, Law & Greenspan, Engineers (LLG) in a memorandum dated August 31, 2023, which was emailed to Caltrans on September 18, 2023 and which is included herein as Attachment A. As further detailed in the individual responses to comments below, none of the comments indicate that there would be a substantial increase in the severity of a previously identified environmental impact that would not be mitigated, or that there would be any of the other circumstances requiring recirculation as described in CEQA Guidelines Section 15088.5. No new significant environmental impact would result from the project or from a new mitigation measure proposed to be implemented, there is no substantial increase in the severity of an environmental impact, no feasible project alternative or mitigation measure considerably different from others previously analyzed would lessen the environmental impacts of the Project, and the Draft and Final SEIR are not fundamentally inadequate and conclusory in nature. In addition, Caltrans responded to the memorandum provided by LLG on August 8, 2024 stating that they have no further comments. Respectfully, Meaghan Truman Exhibit 14 - Responses to Planning Commission Comments Received Prior to Deadline Caltrans Comment Letter (1 page) dated August 18, 2023 Subject: FW: City of Santa Ana Related Bristol Specific Plan - Caltrans NOP Comment Letter Good afternoon, Please see the comments below from Caltrans D-12 Traffic Operations and provide responses. Please confirm receipt of the comments below by replying to this email. Thank you, Maryam Molavi Associate Transportation Planner Planning Division LDR Branch 1750 E. 4th Street Santa Ana. Ca 92705 1.The Memorandum prepared by Linscott Law & Greeenspan Engineers on August 16, 2023, Page 3, indicates that the intersection of Bear Street at SR-73 NB Ramps (Intersection No. 37) has forecasted to operate at unacceptable LOS E in the PM peak hour, without or with Project traffic and recommended improvements for Bear Street at SR-73 NB Ramps (Intersection No. 37). The recommended improvements include the following: No. 37 — Bear Street at SR-73 NB Ramps: Restripe the existing westbound left -turn lane to provide a shared left/right-turn lane. Modify the existing traffic signal as necessary. Please provide fair share calculation for this recommendation and contact information of the agency and compony that is working on this improvement. 2. No maximum saturation flow rate (Vehlhr) per single lane for any movement should exceed 1800 (vehlhr). However, ATTACHMENT 1 APPENDIX E FROM REVISED TRAFFIC CIRCULATION ANALYSIS FOR THE RELATED BRISTOL DATED JUNE 2023, shows the following: Intersection 30: Bristol Street at 1405 NB Ramps, Scenario 1: 1 AM Existing shows 1863 (Vehlhr) for the Bristol Street Southbound Right/Through shared lane. Recommended improvements should be addressed in the Memorandum prepared by Linscott Law & Greeenspan Engineers on August 16, 2023. Intersection 31: Bristol Street at 1405 SB Ramps, the saturation flow rate (veh/h) for the Bristol Street Southbound right lanes movement is not provided. Please provide missing information. Attachment A MEMORANDUM To: Ali Pezeshkpour, Planning Manager Date: August 31, 2023 City of Santa Ana Planning Division xc: Zdenek "Zed" Kekula, P.E. Principal Civil Engineer City of Santa Ana Public Works Agency — Traffic Enaineerinp, From: Richard Barretto, P.E., Princ LLG Ref: 2.21.4410 Linscott, Law & Greenspan, Response to Additional Caltrans Traffic Operations Comments on Related Subject: Bristol Specific Plan - Santa Ana, CA Linscott, Law & Greenspan, Engineers (LLG) is pleased to provide the following responses to address the additional Caltrans Traffic Operations division comments on the LLG response memorandum dated August 16, 2023 as summarized in an email dated August 28, 2023 (see attached email for reference). Caltrans Traffic Operations Traffic Operations Comment 1: The Memorandum prepared by Linscott Law & Greenspan Engineers on August 16, 2023, Page 3, indicates that the intersection of Bear Street at SR-73 NB Ramps (Intersection No. 37) has forecasted to operate at unacceptable LOS E in the PM peak hour, without or with Project traffic and recommended improvements for Bear Street at SR-73 NB Ramps (Intersection No. 37). The recommended improvements include the following: No. 37 — Bear Street at SR-73 NB Ramps: Restripe the existing westbound left -turn lane to provide a shared left/right-turn lane. Modify the existing traffic signal as necessary. Please provide fair share calculation for this recommendation and contact information of the agency and company that is working on this improvement. Response to Comment 1: Table A , attached at the end of this memorandum, presents the Project's fair -share contribution to construct the recommended improvements at Bear Street and SR-73 NB Ramps. As presented in Table A, the first column (1) lists the total intersection peak hour traffic for existing conditions. The second column (2) presents Year 2045 Buildout Traffic, while the third column (3) presents Year 2045 Buildout Plus Project Phases 1, 2 and 3 traffic. The Project - related added traffic volumes during AM peak hour and PM peak hour are presented in the fourth column (4). The fifth column (5) represents what percentage of total added intersection peak hour traffic is Project -related traffic. Review of Table A shows that the proposed Project fair -share cost responsibility at the Bear Street / SR-73 NB Ramps intersection totals 6.31%. Engineers & Planners Traffic Transportation Parking Linscott, Law & Greenspan, Engineers 2 Executive Circle Suite 250 Irvine, CA 92614 949.825.6175 T 949.825.6173 F vwwu.Ilgengineers.com Pasadena Irvine San Diego Woodland Hills The City of Santa Ana is the lead agency in the review and approval of the proposed Related Bristol Specific Plan project. City of Santa Ana August 31, 2023 Page 2 Traffic Operations Comment 2: No maximum saturation flow rate (Veh/hr) per single lane for any movement should exceed 1800 (veh/hr). However, ATTACHMENT I APPENDIX E FROM REVISED TRAFFIC CIRCULATION ANALYSIS FOR THE RELATED BRISTOL DATED JUNE 2023, shows the following: Intersection 30: Bristol Street at I-405 NB Ramps, Scenario 1: 1 AM Existing shows 1863 (Veh/hr) for the Bristol Street Southbound Right/Through shared lane. Recommended improvements should be addressed in the Memorandum prepared by Linscott Law & Greeenspan Engineers on August 16, 2023. Intersection 31: Bristol Street at I-405 SB Ramps, the saturation flow rate (veh/h) for the Bristol Street Southbound right lanes movement is not provided. Please provide missing information. Response to Comment 2: The comment states that no maximum saturation flow rate per lane for any movement should excess 1800 vehicles per hour (veh/hr). In LLG's history of more than 50 years, to our recollection, this is the first time that we have received a comment by Caltrans requesting that we use anything other than a starting saturation flow rate of 1900 veh/hr per lane and then allowing for adjustments as necessary, including recent projects where Caltrans was a reviewing agency. In addition, as part of our third party peer reviews of other traffic consultants traffic studies performing LOS/Queuing assessments for Caltrans ramp facilities, this same methodology/approach is adhered to. From our experience, the use of saturation flow rate of 1900 vph/hr per lane is a practical and common industry wide approach. Further, the Caltrans Guide for the Preparation of Traffic Impact Studies (December 2002) does not specify saturation requirements for analysis, and therefore a starting saturation flow rate of 1900 veh/hr per lane appropriate, which is consistent with the suggested default saturation values identified within the current Highway Capacity Manual (HCM). Nevertheless, a comparative analysis has been prepared using the two different saturation rate assumptions (1800 veh/hr vs. 1900 veh/hr) at the study intersection of Intersection No. 30 - Bristol Avenue at I-405 NB Ramps for existing traffic conditions. The results of this assessment are summarized in Table B. As shown, the results of the sensitivity assessment indicate that the change in saturation flow (i.e. using 1900 veh/hr) would yield a nominal decrease in intersection delay (LOS). N:\4400\2214410 - Bristol Commons - CONFIDENTIAL, Santa Ana\Report\4410 Caltrans Response Memo 8-31-2023.docx City of Santa Ana August 31, 2023 Page 3 Further yet, a review of Table C indicates that the change in saturation flow would also have a negligible effect on the length of queue under existing traffic conditions based the queueing analysis results for Intersection No. 30 - Bristol Avenue at I-405 NB Ramps. As such, it is concluded that the findings and conclusions documented for the remaining eight (8) Caltrans locations under existing and future traffic conditions as reported in the Memorandum prepared by Linscott Law & Greenspan Engineers on August 16, 2023, remain unchanged and are valid. Relative to the "missing information", the southbound right -turn at Intersection No. 31 - Bristol Avenue at I-405 SB Ramps is a free (uncontrolled) movement and therefore has been appropriately excluded from the intersection calculation, and hence this is the reason the appendix does not show a saturation flow rate for that movement. Attachment 1 includes the supplemental HCM/LOS calculations for the comparative assessment prepared for Bristol Avenue at I-405 NB Ramps. * * * * * * * * * * * We appreciate the opportunity to provide this Memorandum. Please let us know if you have any questions regarding this response memorandum. Attachments cc: Shane S. Green, P.E., LLG File N:\4400\2214410 - Bristol Commons - CONFIDENTIAL, Santa Ana\Report\4410 Caltrans Response Memo 8-31-2023.docx TABLE A YEAR 2045 BUILDOUT PROJECT FAIR -SHARE COST CONTRIBUTION (3) (5) (2) Year 2045 Year Buildout Plus Project 1 () 2045 Project Phases ( 4) Fair - Time Existing Buildout 1, 2 and 3 Project Share Key Intersection Jurisdiction Period Improvement Description Traffic Traffic Traffic Traffic Percent ■ Restripe the existing Bear Street at Costa Mesa/ AM WB left -turn lane to 2,166 2,788 2,859 71 37 SR-73 NB Ramps Caltrans PM provide a shared 3,664 4,706 4,747 41 6.31 /o left/right-turn lane Note: Project fair -share percentage, which considers both the AM peak hour and PM peak hour traffic volumes, is calculated as such: Column (5) _ [Column (4)] / [Column (3) — Column (1)] x 100%. TABLE B EXISTING PEAK HOUR INTERSECTION CAPACITY ANALYSIS COMPARATIVE ASSESSMENT (1) (2) Existing Traffic Conditions Existing Traffic Conditions (1800 Base Saturation Flow Rate) (1900 Base Saturation Flow Rate) (3) HCM HCM Peak Change in Delay Key Intersection Hour (sec eh) LOS (sec eh) LOS sec/veh Bristol Street at AM 6.4 A 6.3 A -0.1 30. I-405 NB Ramps PM 14.9 B 13.9 B -1.0 Notes: ■ BOLD HCM/LOS indicates unacceptable service level ■ sec/veh = seconds per vehicle (delay) • Change in delay Column (3) = Column (2) — Column (1) TABLE C EXISTING CALTRANS OFF -RAMP PEAK HOUR QUEUING ANALYSIS - COMPARATIVE ASSESSMENT' Existing Traffic Conditions Existing Traffic Conditions (1800 Base Saturation Flow Rate) (1900 Base Saturation Flow Rate) AM Peak Hour PM Peak Hour AM Peak Hour PM Peak Hour Max. Queue/ Min. Max. Queue/ Max. Queue/ Max. Queue/ Storage Storage Adequate Min. Storage Adequate Min. Storage Adequate Min. Storage Adequate Provided Required Storage Required Storage Required Storage Required Storage Key Intersection (feet) (feet) (Yes/No) (feet) (Yes/No (feet) (Yes/No) (feet) (Yes/No) 30. Bristol Street at I-405 NB Ramps Westbound Left -Turn 1,550 65 Yes 213 Yes 64 Yes 215 Yes Westbound Left- Through 1,550 65 Yes 212 Yes 65 Yes 214 Yes Westbound Through 1,195 69 Yes 216 Yes 68 Yes 218 Yes Westbound Right -Turn 385 25 Yes 117 Yes 25 Yes 105 Yes Queues are based on HCM 95`h Percentile methodology. CALTRANS E-MAIL COMMENT LETTER DATED AUGUST 28, 2023 Richard E. Barretto From: Matsler, Sean <SMatsler@coxcastle.com> Sent: Monday, August 28, 2023 3:40 PM To: Richard E. Barretto; Shane Green Cc: Oh, Steven; Creech, Catherine; Burt, Chris; Privitt, Dana Subject: Comments below from Caltrans D-12 Traffic Operations Attachments: Caltrans NOP RTC Memorandum-c1.pdf, 4410 Caltrans Response Memo 8-16-2023-c1-c1.pdf Rich and Shane — BBK asked if LLG can please response to Caltrans D-12 Traffic Operations' attached comments? This is the third request from BBK to LLG and I think can be completed after the first two. Please let me know if you have any questions. From: Hannah Park <Hannah.Park@bbklaw.com> Sent: Monday, August 28, 2023 3:22 PM To: Matsler, Sean <SMatsler@coxcastle.com> Cc: Burt, Chris <CBurt@coxcastle.com>; Alisha Winterswyk <Alisha.Winterswyk@bbklaw.com> Subject: FW: City of Santa Ana Related Bristol Specific Plan - Caltrans NOP Comment Letter Sean, I'm forwarding comments received from DOT on our response. Since these comments pertain to LLG's memo, can LLG please take a look at them and provide responses? Thank you, Hannah BBK Hannah Park Of Counsel 49 hannah.park@bbklaw.com #� T: (949) 263-6579 AT o Jff uw bbklaw.com I E V From: Molavi, Maryam@DOT <maryam.molavi@dot.ca.gov> Sent: Monday, August 28, 2023 1:06 PM To: Pezeshkpour, Ali <APezeshkpour@santa-ana.org>; Meaghan Truman <Mtruman@epdsolutions.com>; OPR State Clearinghouse<State.Clearinghouse@opr.ca.gov> Cc: Shelley, Scott@DOT <scott.shelley@dot. ca.gov> Subject: FW: City of Santa Ana Related Bristol Specific Plan - Caltrans NOP Comment Letter [NON-EPD] Good afternoon, Please see the comments below from Caltrans D-12 Traffic Operations and provide responses. Please confirm receipt of the comments below by replying to this email. Thank you, Maryam Molavi Associate Transportation Planner Planning Division LDR Branch 1750 E. 41" Street Santa Ana, Ca 92705 1.The Memorandum prepared by Linscott Law & Greeenspan Engineers on August 16, 2023, Page 3, indicates that the intersection of Bear Street at SR-73 NB Ramps (Intersection No. 37) has forecasted to operate at unacceptable LOS E in the PM peak hour, without or with Project traffic and recommended improvements for Bear Street at SR-73 NB Ramps (Intersection No. 37). The recommended improvements include the following: No. 37 — Bear Street at SR-73 NB Ramps: Restripe the existing westbound left -turn lane to provide a shared left/right- turn lane. Modify the existing traffic signal as necessary. Please provide fair share calculation for this recommendation and contact information of the agency and compony that is working on this improvement. 2. No maximum saturation flow rate (Veh/hr) per single lane for any movement should exceed 1800 (veh/hr). However, ATTACHMENT 1 APPENDIX E FROM REVISED TRAFFIC CIRCULATION ANALYSIS FOR THE RELATED BRISTOL DATED JUNE 2023, shows the following: Intersection 30: Bristol Street at 1-405 NB Ramps, Scenario 1: 1 AM Existing shows 1863 (Veh/hr) for the Bristol Street Southbound Right/Through shared lane. Recommended improvements should be addressed in the Memorandum prepared by Linscott Law & Greeenspan Engineers on August 16, 2023. Intersection 31: Bristol Street at 1-405 SB Ramps, the saturation flow rate (veh/h) for the Bristol Street Southbound right lanes movement is not provided. Please provide missing information. From: Meaghan Truman <Mtruman@epdsolutions.com> Sent: Friday, August 18, 2023 3:45 PM To: Molavi, Maryam@DOT <maryam.molavi@dot.ca.gov> Cc: Pezeshkpour, Ali <APezeshkpour@santa-ana.org>; Alisha.Winterswyk@bbklaw.com; Hannah. Park@bbklaw.com; Soto, Ricardo <rsoto@santa-ana.org>; Konnie Dobreva <Konnie@epdsolutions.com> Subject: City of Santa Ana Related Bristol Specific Plan - Caltrans NOP Comment Letter EXTERNAL EMAIL. Links/attachments may not be safe. Good Afternoon Maryam, On behalf of the City of Santa Ana, as the City's environmental consultant for the Related Bristol Project, please see attached responses to Caltrans' comment letter submitted on the Notice of Preparation for the Related Bristol Specific Plan Project. In addition, I've attached the supporting Traffic Analysis for Caltrans Traffic Operations prepared by Linscott, Law, & Greenspan. Hopefully these two memos provide answers to the comments and questions provided by Caltrans in the NOP comment letter as well as the recent letter submitted on the Draft EIR. In addition, the following link contains the HCM/LOS worksheets (referenced as Attachment 1) for your review. Attachment 1.pdf Please let us know if these responses alter any of your Agency's comments on the Draft EIR (as submitted on August 14, 2023). We are also happy to set up a meeting with your Agency if you have any additional questions or would like to discuss any of this further. Thanks, Meaghan Truman I Associate Environmental Planner E I P I D 50I..UTIONS, INC. mtrumanl@eadsolutions.com ATTACHMENT 1 SENSITIVITY ASSESSMENT FOR INTERSECTION N0. 30 - BRISTOL AVENUE AT 1-405 NB RAMPS ATTACHMENT I -I EXISTING TRAFFIC CONDITIONS 1800 BASE SATURATION FLOW RATE Generated with M Version 2022 (SP 0-11 Control Type: Analysis Method Analysis Period: Intersection Setup Intersection Level Of Service Report Intersection 30: Bristol Street at 1-405 NB Ramps Signalized Delay (sec / veh): HCM 7th Edition Level Of Service: 15 minutes Volume to Capacity (v/c): Scenario 1: 1 AM Existing Related Bristol, Santa Ana 6.4 A 0.372 Name Bristol Street Bristol Street 1-405 NB Ramps 1-405 NB Ramps Approach Northbound Southbound Eastbound Westbound Lane Configuration 1 1 1 1 1 1 1 1 1 F 1 1 1 1 # 1"t11 1 1Thru Turning Movement Left Thru Right Left Thru Right Left Thru Right Left Right Lane Width [ft] 12.00 12.00 12.00 12.00 12.00 12.00 12.00 12.00 No. of Lanes in Entry Pocket 0 1 0 0 0 1 1 1 Entry Pocket Length [ft] D 1 nn nn 100.00 100.00 100.00 100.00 No. of Lanes in Exit Pocket 0 0 0 0 0 0 0 0 Exit Pocket Length [ft] 'l nn Speed [mph] 30.00 30.00 30.00 30.00 Grade [%] 0.00 0.00 0.00 0.00 Curb Present No No No No Crosswalk No No Yes Yes Generated with Scenario 1: 1 AM Existing Version 2022 (SP 0-11) [Caltrans] Related Bristol, Santa Ana Volumes Name Bristol Street Bristol Street 1-405 NB Ramps 1-405 NB Ramps Base Volume Input [veh/h] 0 1504 193 1987 8 0 0 34 122 74 672 Base Volume Adjustment Factor .0000 1.0000 1.0000 1.0000 1.0000 1.0000 1 1.0000 1.0000 1.0000 1.0000 Heavy Vehicles Percentage [%] 2.00 2.00 2.00 2.00 2.00 2.00 2.00 2.00 2.00 2.00 Proportion of CAVs [%] 0.00 Growth Factor 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 In -Process Volume [veh/h] 0 0 0 0 0 0 0 0 Site -Generated Trips [veh/h] 0 0 0 0 0 0 0 0 Diverted Trips [veh/h] 0 0 0 0 0 0 0 0 Pass -by Trips [veh/h] 0 0 0 0 0 0 0 0 Existing Site Adjustment Volume [veh/h] 0 0 0 0 0 0 0 0 Other Volume [veh/h] 0 0 0 0 0 0 0 0 Right Turn on Red Volume [veh/h] 0 0 0 0 Total Hourly Volume [veh/h] 1504 193 1987 8 34 122 74 672 Peak Hour Factor 0.9380 0.9380 0.9380 0.9380 0.9380 0.9380 0.9380 0.9380 Other Adjustment Factor .0000 1.0000 1.0000 1.0000 1.0000 1 1.0000 1.0000 1.0000 1.0000 Total 15-Minute Volume [veh/h] 401 51 530 2 9 33 20 179 Total Analysis Volume [veh/h] 1603 206 2118 9 36 130 79 716 Presence of On -Street Parking No No No No No No No No On -Street Parking Maneuver Rate [/h] Local Bus Stopping Rate [/h] 0 0 0 0 v do, Outbound Pedestrian Volume crossing v di, Inbound Pedestrian Volume crossing rn Ecv co, Outbound Pedestrian Volume crossing0 0 0 0 v ci, Inbound Pedestrian Volume crossing i 0 0 0 0 v ab, Corner Pedestrian Volume [ped/h] 0 0 0 0 Bicycle Volume [bicycles/h] 0 0 0 0 Generated with Version 2022 0 Intersection Settings Scenario 1: 1 AM Existing Related Bristol, Santa Ana Located in CBD No Signal Coordination Group - Cycle Length [s] 90 Coordination Type Time of Day Pattern Coordinated Actuation Type Fully actuated Offset [s] 0.0 Offset Reference Lead Green - Beginning of First Green Permissive Mode SingleBand Lost time [s] 12.00 Phasing & Timing Control Type �rmiss Permiss Unsigna Permiss Permiss split Permiss Split Split Split Overlap Signal Group 6 2 8 4 4 Auxiliary Signal Groups 2,4 Lead / Lag Minimum Green [s] 10 10 6 10 10 Maximum Green [s] 30 30 30 30 30 Amber [s] 3.0 3.0 3.0 3.0 3.0 All red [s] 1.0 1.0 1.0 1.0 1.0 Split [s] 49 49 10 31 31 Vehicle Extension [s] 3.0 3.0 3.0 3.0 3.0 Walk [s] 7 7 0 0 Pedestrian Clearance [s] 18 14 0 0 Delayed Vehicle Green [s] 0.0 0.0 0.0 0.0 0.0 Rest In Walk No No No No 11, Start -Up Lost Time [s] 2.0 2.0 2.0 2.0 2.0 12, Clearance Lost Time [s] 2.0 2.0 2.0 2.0 2.0 Minimum Recall No No No No No Maximum Recall No No No No No Pedestrian Recall No No No No No Detector Location [ft] Detector Length [ft] I, Upstream Filtering Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Exclusive Pedestrian Phase Pedestrian Signal Group 0 Pedestrian Walk [s] 0 Pedestrian Clearance [s] 0 Generated with Scenario 1: 1 AM Existing Version 2022 (SP 0-11) [Caltrans] Related Bristol, Santa Ana Lane Group Calculations Lane Group C C C R L I C C R C, Cycle Length [s] 90 90 90 90 90 90 90 90 L, Total Lost Time per Cycle [s] 4.00 4.00 4.00 4.00 4.00 4.00 4.00 4.00 11p, Permitted Start -Up Lost Time [s] 0.00 0.00 12, Clearance Lost Time [s] 2.00 2.00 2.00 2.00 2.00 2.00 2.00 0.00 g_i, Effective Green Time [s] 64 64 64 4 10 10 10 78 g / C, Green / Cycle 0.71 0.71 0.71 0.04 0.11 0.11 0.11 1 0.87 (v / s)_i Volume / Saturation Flow Rate 0.25 0.26 0.24 0.01 0.04 0.04 0.04 0.27 s, saturation flow rate [veh/h] 6434 6434 1765 2665 1687 F1696 1612 2665 c, Capacity [veh/h] 4590 4590 1259 109 190 191 181 2320 d1, Uniform Delay [s] 4.92 5.03 4.87 42.00 36.96 36.96 37.11 1 1.03 k, delay calibration 0.50 0.50 0.50 0.11 0.11 0.11 0.11 0.50 1, Upstream Filtering Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 d2, Incremental Delay [s] 0.21 0.23 0.73 1.76 1.15 1.14 1.40 0.35 d3, Initial Queue Delay [s] 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Rp, platoon ratio 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 PF, progression factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Lane Group Results X, volume / capacity 0.35 0.37 0.34 0.33 0.36 1 0.36 1 0.40 1 0.31 d, Delay for Lane Group [s/veh] 5.14 5.26 5.60 43.76 38.10 F38.10 38.51 1 1.38 Lane Group LOS A A A D D D D A Critical Lane Group No Yes Yes 50th-Percentile Queue Length [veh/In] 2.34 2.53 2.64 0.41 1.44 1 1.45 1.52 0.28 50th-Percentile Queue Length [ft/In] 58.39 63.29 65.92 10.30 35.97 36.14 38.08 6.98 95th-Percentile Queue Length [veh/In] 4.20 4.56 4.75 0.74 2.59 2.60 2.74 0.50 95th-Percentile Queue Length [ft/In] 105.10 113.93 118.65 18.54 64.74 65.05 68.55 12.56 Generated with MUM Scenario 1: 1 AM Existing Version 2022 (SP 0-11) [Caltrans] Related Bristol, Santa Ana Movement, Approach, & Intersection Results d_M, Delay for Movement [s/veh] 5.14 0.00 5.33 5.60 43.76 38.10 38.47 1.38 Movement LOS A A A D D D A d A, Approach Delay [s/veh] 5.14 5.33 43.76 9.71 Approach LOS A A D A d I, Intersection Delay [s/veh] 6.42 Intersection LOS A Intersection V/C 0.372 Other Modes g_Walk,mi, Effective Walk Time [s] 11.0 11.0 M corner, Corner Circulation Area [ft2/ped] 0.00 0.00 M CW, Crosswalk Circulation Area [ft2/pedl 0.00 0.00 d_p, Pedestrian Delay [s] 34.68 34.68 I_p,int, Pedestrian LOS Score for Intersectic n 2.161 2.603 Crosswalk LOS B B s b, Saturation Flow Rate of the bicycle lane 2000 2000 2000 2000 c b, Capacity of the bicycle lane [bicycles/ ] 1000 1000 133 600 d b, Bicycle Delay [s] 11.26 11.26 39.21 22.06 I b,int, Bicycle LOS Score for Intersection 2.221 2.262 1.560 2.323 Bicycle LOS B B A B Sequence ' 0©�00�00000000000� ' 00�00�00000000000� ' 00�00�00000000000� ' ' 00�00�00000000000� I 13 SG:6 4h I d 31s Generated with M Version 2022 (SP 0-11 Control Type: Analysis Method Analysis Period: Intersection Setup Intersection Level Of Service Report Intersection 30: Bristol Street at 1-405 NB Ramps Signalized Delay (sec / veh): HCM 7th Edition Level Of Service: 15 minutes Volume to Capacity (v/c): Scenario 2: 2 PM Existing Related Bristol, Santa Ana 14.9 B 0.679 Name Bristol Street Bristol Street 1-405 NB Ramps 1-405 NB Ramps Approach Northbound Southbound Eastbound Westbound Lane Configuration 1 1 1 1 1 1 1 1 1 F 1 1 1 1 # 1"t11 1 1Thru Turning Movement Left Thru Right Left Thru Right Left Thru Right Left Right Lane Width [ft] 12.00 12.00 12.00 12.00 12.00 12.00 12.00 12.00 No. of Lanes in Entry Pocket 0 1 0 0 0 1 1 1 Entry Pocket Length [ft] D 1 nn nn 100.00 100.00 100.00 100.00 No. of Lanes in Exit Pocket 0 0 0 0 0 0 0 0 Exit Pocket Length [ft] 'l nn Speed [mph] 30.00 30.00 30.00 30.00 Grade [%] 0.00 0.00 0.00 0.00 Curb Present No No No No Crosswalk No No Yes Yes Generated with Scenario 2: 2 PM Existing Version 2022 (SP 0-11) [Caltrans] Related Bristol, Santa Ana Volumes Name Bristol Street Bristol Street 1-405 NB Ramps 1-405 NB Ramps Base Volume Input [veh/h] 0 2115 185 2169 20 0 0 196 361 309 1196 Base Volume Adjustment Factor .0000 1.0000 1.0000 1.0000 1.0000 1.0000 1 1.0000 1.0000 1.0000 1.0000 Heavy Vehicles Percentage [%] 2.00 2.00 2.00 2.00 2.00 2.00 2.00 2.00 2.00 2.00 Proportion of CAVs [%] 0.00 Growth Factor 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 In -Process Volume [veh/h] 0 0 0 0 0 0 0 0 Site -Generated Trips [veh/h] 0 0 0 0 0 0 0 0 Diverted Trips [veh/h] 0 0 0 0 0 0 0 0 Pass -by Trips [veh/h] 0 0 0 0 0 0 0 0 Existing Site Adjustment Volume [veh/h] 0 0 0 0 0 0 0 0 Other Volume [veh/h] 0 0 0 0 0 0 0 0 Right Turn on Red Volume [veh/h] 0 0 0 0 Total Hourly Volume [veh/h] 2115 185 2 669 20 196 361 309 1196 Peak Hour Factor 0.9540 0.9540 0.9540 0.9540 0.9540 0.9540 0.9540 0.9540 Other Adjustment Factor .0000 1.0000 1.0000 1.0000 1.0000 1 1.0000 1.0000 1.0000 1.0000 Total 15-Minute Volume [veh/h] 554 48 568 5 51 95 81 313 Total Analysis Volume [veh/h] 2217 194 2274 21 205 378 324 1254 Presence of On -Street Parking No No No No No No No No On -Street Parking Maneuver Rate [/h] Local Bus Stopping Rate [/h] 0 0 0 0 v do, Outbound Pedestrian Volume crossing v di, Inbound Pedestrian Volume crossing rn Ecv co, Outbound Pedestrian Volume crossing0 0 0 0 v ci, Inbound Pedestrian Volume crossing i 0 0 0 0 v ab, Corner Pedestrian Volume [ped/h] 0 0 0 0 Bicycle Volume [bicycles/h] 0 0 0 0 Generated with Version 2022 0 Intersection Settings Scenario 2: 2 PM Existing Related Bristol, Santa Ana Located in CBD No Signal Coordination Group - Cycle Length [s] 90 Coordination Type Time of Day Pattern Coordinated Actuation Type Fully actuated Offset [s] 0.0 Offset Reference Lead Green - Beginning of First Green Permissive Mode SingleBand Lost time [s] 12.00 Phasing & Timing Control Type �rmiss Permiss Unsigna Permiss Permiss split Permiss Split Split Split Overlap Signal Group 6 2 8 4 4 Auxiliary Signal Groups 2,4 Lead / Lag Minimum Green [s] 10 10 6 10 10 Maximum Green [s] 30 30 30 30 30 Amber [s] 3.0 3.0 3.0 3.0 3.0 All red [s] 1.0 1.0 1.0 1.0 1.0 Split [s] 31 31 37 22 22 Vehicle Extension [s] 3.0 3.0 3.0 3.0 3.0 Walk [s] 7 7 0 0 Pedestrian Clearance [s] 18 14 0 0 Delayed Vehicle Green [s] 0.0 0.0 0.0 0.0 0.0 Rest In Walk No No No No 11, Start -Up Lost Time [s] 2.0 2.0 2.0 2.0 2.0 12, Clearance Lost Time [s] 2.0 2.0 2.0 2.0 2.0 Minimum Recall No No No No No Maximum Recall No No No No No Pedestrian Recall No No No No No Detector Location [ft] Detector Length [ft] I, Upstream Filtering Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Exclusive Pedestrian Phase Pedestrian Signal Group 0 Pedestrian Walk [s] 0 Pedestrian Clearance [s] 0 Generated with Scenario 2: 2 PM Existing Version 2022 (SP 0-11) [Caltrans] Related Bristol, Santa Ana Lane Group Calculations Lane Group C C C R L I C C R C, Cycle Length [s] 90 90 90 90 90 90 90 90 L, Total Lost Time per Cycle [s] 4.00 4.00 4.00 4.00 4.00 4.00 4.00 4.00 11p, Permitted Start -Up Lost Time [s] 0.00 0.00 12, Clearance Lost Time [s] 2.00 2.00 2.00 2.00 2.00 2.00 2.00 0.00 g_i, Effective Green Time [s] 51 51 51 9 18 18 18 73 g / C, Green / Cycle 0.56 0.56 0.56 0.10 0.20 T 0.20 0.20 0.81 (v / s)_i Volume / Saturation Flow Rate 0.34 0.29 0.26 0.08 0.14 0.14 0.15 0.47 s, saturation flow rate [veh/h] 6434 6434 1757 2665 1687 F1719 1 1612 1 2665 c, Capacity [veh/h] 3626 3626 990 275 338 344 323 2154 d1, Uniform Delay [s] 13.09 12.01 11.61 39.25 33.46 33.37 33.72 3.13 k, delay calibration 0.50 0.50 0.50 0.11 0.11 0.11 0.11 0.50 1, Upstream Filtering Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 d2, Incremental Delay [s] 0.78 0.51 1.56 4.01 2.55 2.37 3.11 1.16 d3, Initial Queue Delay [s] 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Rp, platoon ratio 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 PF, progression factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Lane Group Results X, volume / capacity 0.61 0.51 0.46 0.75 0.69 1 0.68 1 0.73 1 0.58 d, Delay for Lane Group [s/veh] 13.87 12.51 13.17 43.26 36.02 F35.73 36.82 1 4.29 Lane Group LOS B B B D D D D A Critical Lane Group Yes No N, 50th-Percentile Queue Length [veh/In] 6.96 5.27 5.40 2.33 4.90 1 4.87 1 4.97 1 2.60 50th-Percentile Queue Length [ft/In] 173.98 131.63 134.96 58.14 122.4 121.7 124.2 64.95 95th-Percentile Queue Length [veh/In] 11.29 9.03 9.21 4.19 8.53 8.49 1 8.63 1 4.68 95th-Percentile Queue Length [ft/In] 282.15 225.70 230.22 104.65 213.1 212.2 215.E 116.9 Generated with MUM Scenario 2: 2 PM Existing Version 2022 (SP 0-11) [Caltrans] Related Bristol, Santa Ana Movement, Approach, & Intersection Results d_M, Delay for Movement [s/veh] 13.87 0.00 12.64 13.17 43.26 36.02 36.52 4.29 Movement LOS B B B D D D A d A, Approach Delay [s/veh] 13.87 12.65 43.26 15.74 Approach LOS B B D B d I, Intersection Delay [s/veh] 14.90 Intersection LOS B Intersection V/C 0.679 Other Modes g_Walk,mi, Effective Walk Time [s] 11.0 11.0 M corner, Corner Circulation Area [ft2/ped] 0.00 0.00 M CW, Crosswalk Circulation Area [ft2/pedl 0.00 0.00 d_p, Pedestrian Delay [s] 34.70 34.70 I_p,int, Pedestrian LOS Score for Intersectic n 2.265 2.770 Crosswalk LOS B C s b, Saturation Flow Rate of the bicycle lane 2000 2000 2000 2000 c b, Capacity of the bicycle lane [bicycles/ ] 600 600 733 400 d b, Bicycle Delay [s] 22.07 22.07 18.07 28.82 I b,int, Bicycle LOS Score for Intersection 2.474 2.317 1.560 3.173 Bicycle LOS B B A C Sequence Ring 1 - 2 4 8 - - - - - - - - - - - - Ring 2 - 6 - - - - - - - - - - - - - - Ring 3 - - - - - - - - - - - - - - - - Ring 4 - - - - - - - - - - - - - - - - : 4 22s I SG: S 37s I ATTACHMENT I -II EXISTING TRAFFIC CONDITIONS 1900 BASE SATURATION FLOW RATE Generated with Version 2022 0 Control Type: Analysis Method Analysis Period: Intersection Setup Intersection Level Of Service Report Intersection 30: Bristol Street at 1-405 NB Ramps Signalized Delay (sec / veh): HCM 7th Edition Level Of Service: 15 minutes Volume to Capacity (v/c): Scenario 1: 1 AM Existing Related Bristol, Santa Ana 6.3 A 0.353 Name Bristol Street Bristol Street 1-405 NB Ramps 1-405 NB Ramps Approach Northbound Southbound Eastbound Westbound Lane Configuration 1 1 1 1 1 1 1 1 1 F 1 1 1 1 # 1"t11 1 1Thru Turning Movement Left Thru Right Left Thru Right Left Thru Right Left Right Lane Width [ft] 12.00 12.00 12.00 12.00 12.00 12.00 12.00 12.00 No. of Lanes in Entry Pocket 0 1 0 0 0 1 1 1 Entry Pocket Length [ft] D 1 nn nn 100.00 100.00 100.00 100.00 No. of Lanes in Exit Pocket 0 0 0 0 0 0 0 0 Exit Pocket Length [ft] 'l nn Speed [mph] 30.00 30.00 30.00 30.00 Grade [%] 0.00 0.00 0.00 0.00 Curb Present No No No No Crosswalk No No Yes Yes Generated with Scenario 1: 1 AM Existing Version 2022 (SP 0-8) [Caltrans] Related Bristol, Santa Ana Volumes Name Bristol Street Bristol Street 1-405 NB Ramps 1-405 NB Ramps Base Volume Input [veh/h] 0 1504 193 1987 8 0 0 34 122 74 672 Base Volume Adjustment Factor .0000 1.0000 1.0000 1.0000 1.0000 1.0000 1 1.0000 1.0000 1.0000 1.0000 Heavy Vehicles Percentage [%] 2.00 2.00 2.00 2.00 2.00 2.00 2.00 2.00 2.00 2.00 Proportion of CAVs [%] 0.00 Growth Factor 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 In -Process Volume [veh/h] 0 0 0 0 0 0 0 0 Site -Generated Trips [veh/h] 0 0 0 0 0 0 0 0 Diverted Trips [veh/h] 0 0 0 0 0 0 0 0 Pass -by Trips [veh/h] 0 0 0 0 0 0 0 0 Existing Site Adjustment Volume [veh/h] 0 0 0 0 0 0 0 0 Other Volume [veh/h] 0 0 0 0 0 0 0 0 Right Turn on Red Volume [veh/h] 0 0 0 0 Total Hourly Volume [veh/h] 1504 193 1987 8 34 122 74 672 Peak Hour Factor 0.9380 0.9380 0.9380 0.9380 0.9380 0.9380 0.9380 0.9380 Other Adjustment Factor .0000 1.0000 1.0000 1.0000 1.0000 1 1.0000 1.0000 1.0000 1.0000 Total 15-Minute Volume [veh/h] 401 51 530 2 9 33 20 179 Total Analysis Volume [veh/h] 1603 206 2118 9 36 130 79 716 Presence of On -Street Parking No No No No No No No No On -Street Parking Maneuver Rate [/h] Local Bus Stopping Rate [/h] 0 0 0 0 v do, Outbound Pedestrian Volume crossing v di, Inbound Pedestrian Volume crossing rn Ecv co, Outbound Pedestrian Volume crossing0 0 0 0 v ci, Inbound Pedestrian Volume crossing i 0 0 0 0 v ab, Corner Pedestrian Volume [ped/h] 0 0 0 0 Bicycle Volume [bicycles/h] 0 0 0 0 Generated with Version 2022 0 Intersection Settings Scenario 1: 1 AM Existing Related Bristol, Santa Ana Located in CBD No Signal Coordination Group - Cycle Length [s] 90 Coordination Type Time of Day Pattern Coordinated Actuation Type Fully actuated Offset [s] 0.0 Offset Reference Lead Green - Beginning of First Green Permissive Mode SingleBand Lost time [s] 12.00 Phasing & Timing Control Type �rmiss Permiss Unsigna Permiss Permiss split Permiss Split Split Split Overlap Signal Group 6 2 8 4 4 Auxiliary Signal Groups 2,4 Lead / Lag Minimum Green [s] 10 10 6 10 10 Maximum Green [s] 30 30 30 30 30 Amber [s] 3.0 3.0 3.0 3.0 3.0 All red [s] 1.0 1.0 1.0 1.0 1.0 Split [s] 29 29 10 51 51 Vehicle Extension [s] 3.0 3.0 3.0 3.0 3.0 Walk [s] 7 7 0 0 Pedestrian Clearance [s] 18 14 0 0 Delayed Vehicle Green [s] 0.0 0.0 0.0 0.0 0.0 Rest In Walk No No No No 11, Start -Up Lost Time [s] 2.0 2.0 2.0 2.0 2.0 12, Clearance Lost Time [s] 2.0 2.0 2.0 2.0 2.0 Minimum Recall No No No No No Maximum Recall No No No No No Pedestrian Recall No No No No No Detector Location [ft] Detector Length [ft] I, Upstream Filtering Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Exclusive Pedestrian Phase Pedestrian Signal Group 0 Pedestrian Walk [s] 0 Pedestrian Clearance [s] 0 Generated with Scenario 1: 1 AM Existing Version 2022 (SP 0-8) [Caltrans] Related Bristol, Santa Ana Lane Group Calculations Lane Group C C C R L I C C R C, Cycle Length [s] 90 90 90 90 90 90 90 90 L, Total Lost Time per Cycle [s] 4.00 4.00 4.00 4.00 4.00 4.00 4.00 4.00 11p, Permitted Start -Up Lost Time [s] 0.00 0.00 12, Clearance Lost Time [s] 2.00 2.00 2.00 2.00 2.00 2.00 2.00 0.00 g_i, Effective Green Time [s] 64 64 64 4 10 10 10 78 g / C, Green / Cycle 0.71 0.71 0.71 0.04 0.11 0.11 0.11 1 0.87 (v / s)_i Volume / Saturation Flow Rate 0.24 0.25 0.23 0.01 0.04 0.04 0.04 0.25 s, saturation flow rate [veh/h] 6792 6792 1863 2813 1781 F1790 1702 1 2813 c, Capacity [veh/h] 4846 4846 1329 115 200 201 191 2449 d1, Uniform Delay [s] 4.84 4.93 4.79 41.96 36.89 36.89 37.03 1.01 k, delay calibration 0.50 0.50 0.50 0.11 0.11 0.11 0.11 0.50 1, Upstream Filtering Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 d2, Incremental Delay [s] 0.18 0.20 0.64 1.54 1.00 1.00 1.22 0.30 d3, Initial Queue Delay [s] 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Rp, platoon ratio 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 PF, progression factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Lane Group Results X, volume / capacity 0.33 0.35 0.32 0.31 0.34 1 0.34 1 0.38 1 0.29 d, Delay for Lane Group [s/veh] 5.02 5.13 5.42 43.51 37.89 37.89 38.25 1.32 Lane Group LOS A A A D D D D A Critical Lane Group Yes No FN. Yes 50th-Percentile Queue Length [veh/In] 2.29 2.48 2.58 0.41 1.43 1 1.44 1.51 0.27 50th-Percentile Queue Length [ft/In] 57.26 61.98 64.43 10.24 35.78 35.95 37.85 6.69 95th-Percentile Queue Length [veh/In] 4.12 4.46 4.64 0.74 2.58 2.59 2.73 0.48 95th-Percentile Queue Length [ft/In] 103.07 111.56 115.97 18.43 64.40 64.70 68.13 12.05 Generated with LWIMM Scenario 1: 1 AM Existing Version 2022 (SP 0-8) [Caltrans] Related Bristol, Santa Ana Movement, Approach, & Intersection Results d_M, Delay for Movement [s/veh] 5.02 0.00 5.19 5.42 43.51 37.89 38.22 1.32 Movement LOS A A A D D D A d A, Approach Delay [s/veh] 5.02 5.19 43.51 9.61 Approach LOS A A D A d I, Intersection Delay [s/veh] 6.30 Intersection LOS A Intersection V/C 0.353 Other Modes g_Walk,mi, Effective Walk Time [s] 11.0 11.0 M corner, Corner Circulation Area [ft2/ped] 0.00 0.00 M CW, Crosswalk Circulation Area [ft2/pedl 0.00 0.00 d_p, Pedestrian Delay [s] 34.68 34.68 I_p,int, Pedestrian LOS Score for Intersectic n 2.161 2.603 Crosswalk LOS B B s b, Saturation Flow Rate of the bicycle lane 2000 2000 2000 2000 c b, Capacity of the bicycle lane [bicycles/ ] 555 555 133 1044 d b, Bicycle Delay [s] 23.48 23.48 39.21 10.28 I b,int, Bicycle LOS Score for Intersection 2.221 2.262 1.560 2.323 Bicycle LOS B B A B Sequence ' 0©�00�00000000000� ' 00�00�00000000000� ' 00�00�00000000000� ' ' 00�00�00000000000� I ,74]: 6 2h I d 51s Generated with Version 2022 0 Control Type: Analysis Method Analysis Period: Intersection Setup Intersection Level Of Service Report Intersection 30: Bristol Street at 1-405 NB Ramps Signalized Delay (sec / veh): HCM 7th Edition Level Of Service: 15 minutes Volume to Capacity (v/c): Scenario 2: 2 PM Existing Related Bristol, Santa Ana 13.9 B 0.650 Name Bristol Street Bristol Street 1-405 NB Ramps 1-405 NB Ramps Approach Northbound Southbound Eastbound Westbound Lane Configuration 1 1 1 1 1 1 1 1 1 F 1 1 1 1 # 1"t11 1 1Thru Turning Movement Left Thru Right Left Thru Right Left Thru Right Left Right Lane Width [ft] 12.00 12.00 12.00 12.00 12.00 12.00 12.00 12.00 No. of Lanes in Entry Pocket 0 1 0 0 0 1 1 1 Entry Pocket Length [ft] D 1 nn nn 100.00 100.00 100.00 100.00 No. of Lanes in Exit Pocket 0 0 0 0 0 0 0 0 Exit Pocket Length [ft] 'l nn Speed [mph] 30.00 30.00 30.00 30.00 Grade [%] 0.00 0.00 0.00 0.00 Curb Present No No No No Crosswalk No No Yes Yes Generated with Scenario 2: 2 PM Existing Version 2022 (SP 0-8) [Caltrans] Related Bristol, Santa Ana Volumes Name Bristol Street Bristol Street 1-405 NB Ramps 1-405 NB Ramps Base Volume Input [veh/h] 0 2115 185 2169 20 0 0 196 361 309 1196 Base Volume Adjustment Factor .0000 1.0000 1.0000 1.0000 1.0000 1.0000 1 1.0000 1.0000 1.0000 1.0000 Heavy Vehicles Percentage [%] 2.00 2.00 2.00 2.00 2.00 2.00 2.00 2.00 2.00 2.00 Proportion of CAVs [%] 0.00 Growth Factor 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 In -Process Volume [veh/h] 0 0 0 0 0 0 0 0 Site -Generated Trips [veh/h] 0 0 0 0 0 0 0 0 Diverted Trips [veh/h] 0 0 0 0 0 0 0 0 Pass -by Trips [veh/h] 0 0 0 0 0 0 0 0 Existing Site Adjustment Volume [veh/h] 0 0 0 0 0 0 0 0 Other Volume [veh/h] 0 0 0 0 0 0 0 0 Right Turn on Red Volume [veh/h] 0 0 0 0 Total Hourly Volume [veh/h] 2115 185 2 669 20 196 361 309 1196 Peak Hour Factor 0.9540 0.9540 0.9540 0.9540 0.9540 0.9540 0.9540 0.9540 Other Adjustment Factor .0000 1.0000 1.0000 1.0000 1.0000 1 1.0000 1.0000 1.0000 1.0000 Total 15-Minute Volume [veh/h] 554 48 568 5 51 95 81 313 Total Analysis Volume [veh/h] 2217 194 2274 21 205 378 324 1254 Presence of On -Street Parking No No No No No No No No On -Street Parking Maneuver Rate [/h] Local Bus Stopping Rate [/h] 0 0 0 0 v do, Outbound Pedestrian Volume crossing v di, Inbound Pedestrian Volume crossing rn Ecv co, Outbound Pedestrian Volume crossing0 0 0 0 v ci, Inbound Pedestrian Volume crossing i 0 0 0 0 v ab, Corner Pedestrian Volume [ped/h] 0 0 0 0 Bicycle Volume [bicycles/h] 0 0 0 0 Generated with Version 2022 0 Intersection Settings Scenario 2: 2 PM Existing Related Bristol, Santa Ana Located in CBD No Signal Coordination Group - Cycle Length [s] 90 Coordination Type Time of Day Pattern Coordinated Actuation Type Fully actuated Offset [s] 0.0 Offset Reference Lead Green - Beginning of First Green Permissive Mode SingleBand Lost time [s] 12.00 Phasing & Timing Control Type �rmiss Permiss Unsigna Permiss Permiss split Permiss Split Split Split Overlap Signal Group 6 2 8 4 4 Auxiliary Signal Groups 2,4 Lead / Lag Minimum Green [s] 10 10 6 10 10 Maximum Green [s] 30 30 30 30 30 Amber [s] 3.0 3.0 3.0 3.0 3.0 All red [s] 1.0 1.0 1.0 1.0 1.0 Split [s] 29 29 40 21 21 Vehicle Extension [s] 3.0 3.0 3.0 3.0 3.0 Walk [s] 7 7 0 0 Pedestrian Clearance [s] 18 14 0 0 Delayed Vehicle Green [s] 0.0 0.0 0.0 0.0 0.0 Rest In Walk No No No No 11, Start -Up Lost Time [s] 2.0 2.0 2.0 2.0 2.0 12, Clearance Lost Time [s] 2.0 2.0 2.0 2.0 2.0 Minimum Recall No No No No No Maximum Recall No No No No No Pedestrian Recall No No No No No Detector Location [ft] Detector Length [ft] I, Upstream Filtering Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Exclusive Pedestrian Phase Pedestrian Signal Group 0 Pedestrian Walk [s] 0 Pedestrian Clearance [s] 0 Generated with Scenario 2: 2 PM Existing Version 2022 (SP 0-8) [Caltrans] Related Bristol, Santa Ana Lane Group Calculations Lane Group C C C R L I C C R C, Cycle Length [s] 90 90 90 90 90 90 90 90 L, Total Lost Time per Cycle [s] 4.00 4.00 4.00 4.00 4.00 4.00 4.00 4.00 11p, Permitted Start -Up Lost Time [s] 0.00 0.00 12, Clearance Lost Time [s] 2.00 2.00 2.00 2.00 2.00 2.00 2.00 0.00 g_i, Effective Green Time [s] 52 52 52 9 17 17 17 73 g / C, Green / Cycle 0.58 0.58 0.58 0.10 0.19 0.19 0.19 0.81 (v / s)_i Volume / Saturation Flow Rate 0.33 0.27 0.25 0.07 0.13 0.13 0.14 0.45 s, saturation flow rate [veh/h] 6792 6792 1855 2813 1781 1814 1702 2813 c, Capacity [veh/h] 3951 3951 1079 278 332 338 317 2286 d1, Uniform Delay [s] 11.70 10.80 10.47 39.45 34.31 34.22 34.55 2.86 k, delay calibration 0.50 0.50 0.50 0.11 0.11 0.11 0.11 0.50 1, Upstream Filtering Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 d2, Incremental Delay [s] 0.58 0.39 1.23 3.83 2.74 2.54 3.35 1 0.95 d3, Initial Queue Delay [s] 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Rp, platoon ratio 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 PF, progression factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Lane Group Results X, volume / capacity 0.56 0.46 0.43 0.74 0.70 1 0.69 1 0.74 1 0.55 d, Delay for Lane Group [s/veh] 12.28 11.19 11.70 43.29 37.05 36.75 37.91 3.81 Lane Group LOS B B B D D D D A Critical Lane Group No Yes No FN,Yes 50th-Percentile Queue Length [veh/In] 6.38 4.86 4.98 2.32 4.96 1 4.93 1 5.04 2.34 50th-Percentile Queue Length [ft/In] 159.40 121.52 124.41 58.04 124.0 123.3 125.9 58.38 95th-Percentile Queue Length [veh/In] 10.52 8.48 8.63 4.18 8.61 8.58 8.72 4.20 95th-Percentile Queue Length [ft/In] 262.92 211.91 215.87 104.48 215.3 214.3 217.9 105.0 Generated with LWIMM Scenario 2: 2 PM Existing Version 2022 (SP 0-8) [Caltrans] Related Bristol, Santa Ana Movement, Approach, & Intersection Results d_M, Delay for Movement [s/veh] 12.28 0.00 11.29 11.70 43.29 37.05 37.59 3.81 Movement LOS B B B D D D A d A, Approach Delay [s/veh] 12.28 11.29 43.29 15.81 Approach LOS B B D B d I, Intersection Delay [s/veh] 13.93 Intersection LOS B Intersection V/C 0.650 Other Modes g_Walk,mi, Effective Walk Time [s] 11.0 11.0 M corner, Corner Circulation Area [ft2/ped] 0.00 0.00 M CW, Crosswalk Circulation Area [ft2/pedl 0.00 0.00 d_p, Pedestrian Delay [s] 34.68 34.68 I_p,int, Pedestrian LOS Score for Intersectic n 2.265 2.770 Crosswalk LOS B C s b, Saturation Flow Rate of the bicycle lane 2000 2000 2000 2000 c b, Capacity of the bicycle lane [bicycles/ ] 555 555 800 378 d b, Bicycle Delay [s] 23.48 23.48 16.21 29.62 I b,int, Bicycle LOS Score for Intersection 2.474 2.317 1.560 3.173 Bicycle LOS B B A C Sequence Ring 1 - 2 4 8 - - - - - - - - - - - - Ring 2 - 6 - - - - - - - - - - - - - - Ring 3 - - - - - - - - - - - - - - - - Ring 4 - - - - - - - - - - - - - - - - I M d 21 s I SG: 8 40s I 13 SG:6 2h E P I D SOLUTIONS,INC WHERE EXPERIENCE AND PASSION MEET Date: August 9, 2024 Prepared by: Meaghan Truman, Associate Environmental Planner III To: Ali Pezeshkpour, apezeshkpour@santa-ana.org Site: Related Bristol Specific Plan Project Subject: Late Comment Letters on the DEIR for the Related Bristol Specific Plan Project Received before August 10, 2024 (SCH No. 2020029087) Dear Mr. Pezeshkpour, The 45-day public comment period for the SEIR of the Related Bristol Specific Plan Project began July 6, 2023, and ended on August 21, 2023, as documented on the City's website, the Orange County Clerk's website, and State Clearinghouse. Under CEQA, a lead agency is required to consider comments on the Draft SEIR and to prepare written responses, if a comment is received within the public comment period. (Pub. Resources Code, § 21091, subd. (d); CEQA Guidelines, § 15088.) When a comment letter is received after the close of the public comment period, however, a lead agency does not have an obligation to respond. (Pub. Resources Code, § 21091, subd. (d)(1); Pub. Resources Code, § 21092.5, subd. (c)("Nothing in this section requires the lead agency to respond to comments not received within the comment periods specified in this division, to reopen comment periods, or to delay acting on a negative declaration or environmental impact report.").) Although a lead agency is not required to respond to late comments, it may choose to do so. (Gray v. County of Madera (2008) 167 Cal. App. 4th 1099, 1110 (Gray), citing Pub. Resources Code, § 21091, subd. (d)(1); CEQA Guidelines, § 15088; Gilroy Citizens for Responsible Planning v. City of Gilroy (2006) 140 Cal.AppAth 911, 925, fn. 10 (Gilroy Citizens)). The three letters were received by the City of Santa Ana after the 45-day public comment period for the Draft SEIR ended on August 21, 2023. However, the City of Santa Ana has elected to prepare the following written responses with the intent of conducting a comprehensive and meaningful evaluation of the proposed Project. The number designations in the responses are correlated to the bracketed and identified portions in the comment letter. EPD Solutions, Inc. has reviewed the letter and provided responses for the Lead Agency's consideration in review of the Related Bristol Specific Plan Project at the August 12, 2024, Planning Commission Hearing. As further detailed in the individual responses to comments below, none of the comments indicate that there would be a substantial increase in the severity of a previously identified environmental impact that would not be mitigated, or that there would be any of the other circumstances requiring recirculation as described in CEQA Guidelines Section 15088.5. No new significant environmental impact would result from the project or from a new mitigation measure proposed to be implemented, there is no substantial increase in the severity of an environmental impact, no feasible project alternative or mitigation measure considerably different from others previously analyzed would lessen the environmental impacts of the Project, and the Draft and Final SEIR are not fundamentally inadequate and conclusory in nature. Please find the letter and response to comments attached. Respectfully, Meaghan Truman Letter L1: Doris Rodriguez (1 page) Late Comment letter Subject: 3600 South Bristol St. Debacle August 12 Meeting (Agenda Item # was not provided) Attention: Thus email originated from outside of City of Santa Ana. Use cautionwhen opening attachments or links. To Whom It May Concern: We all know without an FIR how this will affect the area. The congestion is now, at times, unbearable yet here they are planning more Stack n' Packs that no one can own. More rentals to attract transient living individuals who have no attachment to the area. The surrounding residents have made it known on several platforms that this project is unwanted. The majority of the people in favor live in other cities/areas. The noise, traffic, air quality and most importantly the quality of life of current residents... all will be negatively impacted. This is common knowledge and yet regardless of our protests, we know the project will go in because $$$ talks and it has been proven time and time again that the concerns and quality of life of residents is never taken into consideration when money can be made. Doris Rodriguez L1.1 Response to Letter L1: Doris Rodriguez, dated August 7, 2024 This comment letter was received after the public review and comment period ended (July 6, 2023, through August 23, 2023). As stated in Section 15088 of the CEQA Guidelines, Lead Agencies are not required to respond to letters received outside of the noticed comment period. However, the following responses have been prepared to provide clarity regarding the environmental concerns that have been raised. Comment L1.1: This comment expresses a concern for traffic congestion in the area due to buildout of the proposed Project. The comment also states that the noise, traffic, and air quality impacts would affect the quality of life for nearby residents. Response L1.1: The comment does not raise any specific environmental concern with the analysis within the Draft SEIR. Environmental topics related to the quality of life for City residents have been evaluated throughout the SEIR in sections that include: Section 5.1 Air Quality, Section 5.5 Greenhouse Gas Emissions, Section 5.6 Hazards and Hazardous Materials, Section 5.9 Noise, Section 5.10 Population and Housing, Section 5.11 Public Services, Section 5.13 Transportation, and Section 5.15 Utilities and Service Systems. As discussed in Section 5.1 Air Quality, the Project would result in a less than significant localized significance and health risk impact to the nearest sensitive receptors located 130 feet west of the Project site throughout all phases of development with the implementation of General Plan FEIR Mitigation Measures AQ-1 and AQ-2 as well as Project Mitigation Measures AQ-1 through AQ-6. In addition, as discussed in Section 5.9 Noise, noise impacts to the nearest sensitive receptors located 130 feet west of the Project site would be less than significant throughout all phases of development and full buildout of the Specific Plan. Therefore, the Project would not result in significant air quality or noise impacts on nearby residents. Draft SEIR Section 5.13 Transportation, details that Senate Bill (SB) 743 changes include the elimination of auto delay, LOS, and similar measures of vehicular capacity or traffic congestion as the basis for determining significant impacts. As part of the 2019 amendments to the State CEQA Guidelines, SB 743 directed that the revised CEQA Guidelines "shall promote the reduction of greenhouse gas emissions, the development of multimodal transportation networks, and a diversity of land uses" (Public Resources Code Section 21099[b][1 ]); and that "automobile delay, as described solely by level of service or similar measures of vehicular capacity or traffic congestion, shall not be considered a significant impact on the environment" (Public Resources Code Section 21099[b][2]). As such, pursuant to Public Resources Code Section 21099(b)(2), the SEIR focuses on analysis of Vehicle Miles Traveled (VMT) criteria and improvements to the circulation system along the Project's frontage to accommodate buildout of the proposed Project, pursuant to the City's recent General Plan Update. Further yet, the SEIR is not required to analyze impacts related to traffic congestion. Nevertheless, a Traffic Impact Analysis was prepared for the Project and is publicly available on the City's Project website. Regarding traffic remediation, Figure 3-12, Proposed Circulation Plan, in the Draft SEIR, the Project includes multiple circulation improvements to connect the proposed redevelopment of the site to the existing circulation system adjacent to the site in a manner that would implement efficient multi -modal circulation to, from, and within the Project site, including pedestrian circulation, bicycle lanes, bus stop improvements within the High Quality Transit Area. Draft Supplemental EIR Section 3.0, Project Description, details various roadway improvements that would be implemented as part of the Project to improve the existing roadways and provide for the increased vehicular volume from the Project site. In addition, each future proposed development under the currently proposed Specific Plan Project will be reviewed through the City's development review and permitting process for consistency with the approved Specific Plan and SEIR. This review would include VMT screening assessment and a focused traffic study to confirm consistency with the transportation findings made as a part of the Related Bristol Specific Plan SEIR, VMT screening assessment, and TIA. 9 Letter L2: Les Goldberg (2 pages) Late Comment letter Subject: 3600 South Bristol St. Redevelopment Public Hearing Attention: This email originated from outside of City of Santa Ana. Use caution when opening attachments or links. My opinion on this matter is as follows: I. The proposed planned redevelopment is to provide increased tax revenue to the City of Santa Ana while increasing the profits for the developer. Z. The development is in an area that is not impoverished, blighted or central to a large population of homeless people, and therefore should not be a priority for redevelopment. 3. Instead of focusing on redeveloping already established, well -maintained acreage, the city should be concentrating on solving the homeless crisis, improving the lives of residents who don't have the resources to shop and recreate in the South Coast Metro area, and creating real "affordable" housing. L2., 4 When many residents are living on fixed incomes and Social Security, "affordable" is a word that becomes blurred in the vocabulary of real estate developers and politicians. Are the proposed rents in the new residential units really "affordable"? So, my input to your public hearing is that "no, the proposal should be ignored or reevaluated. My best regards, Les Goldberg 50-year resident of Santa Ana. Les Les Goldberg, APR Freelance PR Consultant & Journalist 1enrman(d_gmail.eom (714)317-2431 'One of the great things about growing old is that you've seen it all before, even if you don't remember where." L2.1 Cont. 5 Response to Letter L2: Les Goldberg, dated August 7, 2024 This comment letter was received after the public review and comment period ended (July 6, 2023, through August 23, 2023). As stated in Section 15088 of the CEQA Guidelines, Lead Agencies are not required to respond to letters received outside of the noticed comment period. However, the following responses have been prepared to provide clarity regarding the environmental concerns that have been raised. Comment L2.1: This comment states that the City should not be developing in an already developed area, and the City should focus on developing in impoverished areas, solving the homeless crisis, and creating affordable housing. The comment concludes by asking whether the rent for the proposed residential units would be affordable. Response L2.1: This comment does not provide substantial evidence of a significant environmental impact. The Project site has been designated as a District Center by the City of Santa Ana General Plan where intense mixed -use development is encouraged. As discussed in Section 5.8 Land Use and Planning, of the Draft SEIR, the proposed Project would be consistent with its General Plan designation. The proposed Project would provide housing proximate to local employment centers, commercial retail services and restaurants for onsite residents and employees working nearby. In addition, the proposed Project would provide onsite open space and recreation activities that would integrate into the existing communities around the site. Thus, the redevelopment of the site and change to the area has been planned for by the City. In regard to the provision of affordable units by the Project, the proposed Specific Plan does not include specific requirements for affordable units. However, the proposed Project would result in a residential density of 91 du/ac, which would allow the potential for each proposed residential or mixed -use development to include affordable residential units. Section 3.6 of the proposed Specific Plan describes that the City of Santa Ana has established an Affordable Housing Opportunity and Creation Ordinance (AHOCO) to encourage the development of housing that is affordable to a range of households with varying income levels. The Ordinance is applicable to new residential projects within the Specific Plan area that meet certain criteria. As implementing projects in the Specific Plan area are submitted to the City for review, they would be required to comply with the City's AHOCO or the Project's Development Agreement when approved. In addition, affordable housing is an economic and social issue. CEQA is an environmental protection statute that is concerned with physical changes to the environment (CEQA Guidelines Section 15358(b)). The environment includes land, air, water, minerals, flora, fauna, ambient noise, and objects of historic or aesthetic significance (CEQA Guidelines Section 15360). The Project's potential economic and social effects are not considered effects on the environment (CEQA Guidelines Sections 15064(e) and 151 31(a)). Thus, consistent with CEQA, the Draft Supplemental EIR includes an analysis of the Project's potentially significant physical impacts on the environment and does not include substantial discussion of the Project's economic or social effects. Because no environmental impacts related to affordable housing would occur, mitigation measures are not required. 1✓ Letter L3: Tammy Frias (3 Pages) Late Comment Letter Hello Planning Dept. & Council Members, Below is a list compiled from all the Ward 4 South Coast Metro Neighborhood leaders as to what we would like to see as an added "Public Benefit" to the Related Bristol Project. — Utility Transmission Lines/ All of them placed underground on the following streets..... MacArthur Blvd. (from Main St. to Bristol) Sunflower Ave. (from Main St. to Bristol) & S. Flower St. (from Sunflower Ave. to Segerstrom Ave.) *By the way, the Costa Mesa side of Sunflower Ave. have already put theirs underground. So only one side, which is the Santa Ana side, has to be done on Sunflower Ave. ** lust FYI...... When the deal with the Nexxus & Geneva Commons developers (Skyline) was done two decades ago, the city was given money with the understanding that those funds were earmarked to place the above listed utility lines all underground. Instead, the city used all that money to fund other projects in downtown Santa Ana. So as a result..... Every fiscal year, the city would place under -grounding those particular utility lines on the proposed city budget presentation, butsadly yearafter year, it always got bumped. —A proper full service grocery store that fits with this area/ (Such as we have now) Either a Vons/ Pavilions, Ralph's/Fresh Fare, Albertson's, or Stater Bros. (No Amazon Fresh, or Whole Foods) -> Stakeholders in the area only have that one Vons left to shop at in South Coast Metro area. Upgrade the median/island along MacArthur Blvd. & S. Bear St./ Currently they are just dirt with pine trees. They would look nice covered with artificial grass, & up -lights on them. — Upgrade the median/island on Segerstrom Ave. & S. Spruce St. by Republic homes/ Currently, it is just brick, would like some palm trees with up -lights as well. Upgrade Republic Homes monument sign at their entry wall & put a down light above the letters. — Upgrade by repairing, patch, paint & beautify the walls surrounding the South Coast Neighborhood on W. MacArthur Blvd./S. Flower St. up to Bike trail, & then around the perimeter on W. MacArthur Blvd. They are in dire need of repair, & in some places just plain falling down. Leftturn traffic signal @ Flower St. & Segerstrom Ave. intersection/ This way drivers can safely make a left turn during high traffic times of the day. —Traffic light @ S. Parton St. & MacArthur Blvd./ Residents cannot safely pull out onto MacArthur Blvd. because the traffic is so heavy. Increasing the amount of people going down MacArthur Blvd. is just going to make it even worse. L3.1 "' Re: the "D" rating on the Traffic EIR/ Traffic is already terrible on Bristol St. between Segerstrom Ave. all the way down to Sunflower Ave. & beyond. We are concerned that it will exceed this limit & become an "F" during not only the high -traffic holiday season, but also peak traffic times during the day. With the proposed Segerstrom development coming, on top of the proposed Related development project we are concerned that traffic will be at a standstill most of the time on Bristol St. We do not need a bike path on Bristol St. that ONLY goes from MacArthur Blvd.- Sunflower Ave. (the entire length of the Related Development project.) Very few people ride bikes in this area as it is, mainly the unhoused are the only ones that do. With the existing bike trails we already have in our area, people only use them as walking/jogging paths. What we do need instead is....... Bristol 5t. widened in that exact area! A lighted sign welcoming visitors to the South Coast Metro area. Shuttle Service exclusively for the Ward 4 stakeholders, to and from their neighborhoods to the Related Bristol Shopping center & to South Coast Plaza/ Each home in Ward 4 would have to register their names & address to get a pass. This way, no one from outside Ward 4 could park in our neighborhoods & ride the shuttle over. Also, it eliminates homeless riding the shuttle. This would be a thank -you.... to all the stakeholders, & residents living in this area for putting up with the 10-15 years of constant construction that they are going to have to endure because of this Related Bristol project. *Residents who no longer drive would also be able to get out & spend money at restaurants and shops in these shopping centers. Thus, generating revenue for the city that would otherwise not exist. **Plus, it would also get more cars off the already congested Bristol St, Sunflower St., & MacArthur Blvd. L3.2 L3.3 "' SAPID Police Sub -Station/ With the SCM area already over populated, & and tens of thousands more being proposed to live in this area. We already have a lack of police presence as it is. L3.4 With this new project, as well as more coming down the pipeline like Segerstrom's, the demand for even more law enforcement to maintain acceptable service rations & response times will be needed! "' Formal Name Change/ We would like our postal address name to be changed to South Coast Metro, CA. Obviously we would still be part of Santa Ana, but we would be called.... South Coast Metro. Much like how Newport Beach allowed Corona Del Mar to do it. CDM is still part of Newport Beach, but they were able to change their name to Corona Del Mar. Most of the businesses in the South Coast Metro area are already using South Coast Metro on their business cards & formal mail, so residents should be able to as well. —Two parking spots per rental unit included in the cost of rent, no bundled parking. L3.5 — PAAL Program/ There is currently an empty recreational building in the middle of Sand pointe Park that could be renovated, expanded and used to accommodate a PAAL program. Landscape/Beautification around the Alton Bike Trail (Flower to Fairview) People currently use this as a walking/jogging path. —Allow some of the proposed rental apartments to be purchased as condos/ A few of the proposed buildings could be sold as condos. — Pedestrian walkway / at the corner of Bristol St. & MacArthur Blvd. Much safer for people to cross that busy intersection, & may also help maintain traffic flow. *We want the funds (at least8&9O%)that the city is going to receive from Related Bristol, to stay in the South Coast Metro area (Ward 4), for upgrades & improvements. Let's make sure Related Bristol also uses "Union Labor" for at least a portion of their project. And Lastly....... The stakeholders all want (no actually, they are demanding) a designated construction route, for all the trucks to take! We DO NOT WANT construction vehicles to be able to drive down MacArthur Blvd. to Bristol St. This greatly disrupts the homes that reside alongside MacArthur Blvd. by causing extreme vibrations to their homes that result in cracks to their walls and foundations. We just had Public Works put down rubberized asphalt (RAC) on MacArthur Blvd. to help with the vibrations from general traffic. But it would not be able to withstand repeated huge construction vehicles constantly driving by. Resulting in damage to stakeholders homes. Construction vehicles can use the 405 freeway and exit Bristol St. Or if coming down the 55 freeway, they can exit Dyer Rd. (which is all industrial) and go down to Bristol St. that way. Thank -you for taking the time to read our list of concerns & requests. Best Regards, The South Coast Metro Neighborhood Alliance (Sandpointe, South Coast, Republic, Thornton Park, & Metro Classic Associations) L3.5 Cont. L3.6 Attention: Ths email orig nated from outside of City of Sarda Ana. Use caution when opening attachments or links. Planning Commission, After reading through the Related Bristol draft agreement, we do not see ANY allocations in the form of community benefits for any of the Ward 4 South Coast Metro communities. In lieu of the fact that the city will be receiving an additional amount of $5.Isq.ft. along with the twenty-two million, we are asking that at least 85%-90% of that twenty-two million dollars be kept in the South Coast Metro Ward 4 4 neighborhoods, to go towards upgrades and improvements in & around our communities. * Please read the letter below that was circulated to all of you at the beginning of the year. Thank -you for your time, South Coast Metro Neighborhood Alliance L3.7 LHO Response to Letter L3: Tammy Frias dated August 7, 2024 and August 8,2024 This comment letter was received after the public review and comment period ended (July b, 2023, through August 23, 2023). As stated in Section 15088 of the CEQA Guidelines, Lead Agencies are not required to respond to letters received outside of the noticed comment period. However, the following responses have been prepared to provide clarity regarding the environmental concerns that have been raised. Comment L3.1: This comment states that the Ward 4 South Coast Metro Neighborhood leaders would like added benefits to the proposed Project which includes the undergrounding utility transmission lines surrounding the Project site, a full -service grocery store within the Project site, and several roadway improvements to the surrounding area. Response to Comment L3.1: The comment does not raise any specific environmental concern with the analysis within the Draft Supplemental EIR or requirements of the proposed Specific Plan. Regarding roadway improvements, Figure 3-12, Proposed Circulation Plan, in the Draft SEIR, the Project includes multiple circulation improvements to connect the proposed redevelopment of the site to the existing circulation system adjacent to the site in a manner that would implement efficient multi -modal circulation to, from, and within the Project site, including pedestrian circulation, bicycle lanes, bus stop improvements within the High Quality Transit Area. Draft Supplemental EIR Section 3.0, Project Description, details various roadway improvements that would be implemented as part of the Project to improve the existing roadways and provide for the increased vehicular volume from the Project site. In addition, each future proposed development under the currently proposed Specific Plan Project will be reviewed through the City's development review and permitting process for consistency with the approved Specific Plan and SEIR. The Draft SEIR was prepared pursuant to CEQA Statute and the CEQA Guidelines in order to provide a meaningful discussion of the proposed Project and its resulting potential environmental impacts as a means of public disclosure. Thus, no further response is required or provided; however, this comment will be forwarded to all decision makers as part of the Staff Report for the Project. Comment L3.2: This comment expresses concern over the potential traffic increase along Bristol Street with implementation of the proposed Project and the proposed Segerstrom development. The commenter concludes that instead of adding bike lanes in front of the Project site, Bristol Street should be widened. Response to Comment L3.2: This comment does not provide substantial evidence of a significant environmental impact. As detailed in Draft SEIR Section 5. 13 Transportation, Senate Bill (SB) 743 changes include the elimination of auto delay, LOS, and similar measures of vehicular capacity or traffic congestion as the basis for determining significant impacts. As part of the 2019 amendments to the State CEQA Guidelines, SB 743 directed that the revised CEQA Guidelines "shall promote the reduction of greenhouse gas emissions, the development of multimodal transportation networks, and a diversity of land uses" (Public Resources Code Section 21099[b][1 ]); and that "automobile delay, as described solely by level of service or similar measures of vehicular capacity or traffic congestion, shall not be considered a significant impact on the environment" (Public Resources Code Section 21099[b][2]). As such, pursuant to Public Resources Code Section 21099(b)(2), the Supplemental EIR focuses on analysis of Vehicle Miles Traveled (VMT) criteria and improvements to the circulation system along the Project's frontage to accommodate buildout of the proposed Project, pursuant to the City's recent General Plan Update. Further yet, the SEIR is not required to analyze impacts related to traffic congestion. Nevertheless, a Traffic Impact Analysis was prepared for the Project and is publicly available on the City's Project website. The commenter incorrectly states that the implementation of bike lanes would only be in front of the Project site and would not connect to any existing bike lanes along Bristol Street. As discussed in Table 5.1 3-1 of the Draft SEIR, Bristol Street contains Class II bike lanes on both sides of the street which continue from Sunflower Avenue to West Central Avenue to the north. In addition, as discussed in Section 3.0, Project Description, further improvements to Bristol Street include new curb cuts, potential signalization of driveway between Callens Common and Sunflower Avenue, median improvements, and landscaped setbacks. Comment L3.3: This comment requests a lighted welcome sign to the South Coast Metro Area as well as a shuttle service for neighborhoods surrounding the Project site. Response to Comment L3.3: The comment does not raise any specific environmental concern with the analysis within the Draft Supplemental EIR or requirements of the proposed Specific Plan. The Draft SEIR was prepared pursuant to CEQA Statute and the CEQA Guidelines in order to provide a meaningful discussion of the proposed Project and its resulting potential environmental impacts as a means of public disclosure. Thus, no further response is required or provided; however, this comment will be forwarded to all decision makers as part of the Staff Report for the Project. Comment L3.4: This comment states that there is a lack of police presence, and more law enforcement would be needed to keep up with the proposed development. Response to Comment L3.4: As described in Section 3.0, Project Description, of the Draft SEIR, an administrative Police Department Substation (no transfers or bookings) would be located within the commercial use area of the Project site. The substation would provide space for the expansion of policing services in the southern portion of the City and would provide the ability to quickly respond to emergency calls from within the Project site. The specific location would be determined prior to construction of the first phase of the proposed Project. Also, in Section 5.11 Public Services, it describes that the proposed Project would address typical residential security concerns by providing low -intensity security lighting, security cameras, electronic access to buildings, and onsite security personnel. Pursuant to the City's existing permitting process, the Police Department would review and approve the final site plans to ensure that the City's Crime Prevention through Environmental Design (CPTED) measures (General Plan Policy PS-2.1) are incorporated appropriately to provide a safe environment, including areas within parking garages. Thus, police staffing concerns were adequately addressed in the Draft SEIR. Comment L3.5: This comment presents further provisions the commenter wishes to be included as part of the Project, including a name change for the South Coast Metro Community, a requirement of two parking spots per rental unit, a PAAL Program, Landscape/beautification, allowing rental apartments to be purchased, and a pedestrian walkway at the corner of Bristol Street and MacArthur Boulevard. Response to Comment L3.5: The comment does not raise any specific environmental concern with the analysis within the Draft Supplemental EIR or requirements of the proposed Specific Plan. The Draft SEIR was prepared pursuant to CEQA Statute and the CEQA Guidelines in order to provide a meaningful discussion of the proposed Project and its resulting potential environmental impacts as a means of public disclosure. Thus, no further response is required or provided; however, this comment will be forwarded to all decision makers as part of the Staff Report for the Project. Comment L3.6: This comment concludes the letter by stating that the surrounding residents want a designated construction route, so construction vehicles avoid using MacArthur Boulevard to Bristol Street. Response to Comment L3.6: As discussed in Section 5., Air Quality, proposed Specific Plan Mitigation Measure AQ-1: Construction Exhaust and Dust Control requires the preparation of a construction traffic control plan detailing the locations of equipment staging areas, material stockpiles, proposed road closures, and hours of construction operations, and designing the plan to minimize impacts to roads frequented by passenger cars, pedestrians, bicyclist, and other non -truck traffic. As such, the Project would be required to follow a designated construction route to avoid residential areas in the vicinity of the Project. Thus, no further response warranted. Comment L3.7: The commenter wishes that at least 85-90% of the development agreement fund be used in the South Coast Metro Ward #4 neighborhoods. The comment also includes an attached letter. Response L3.7: The comment does not raise any specific environmental concern with the analysis within the Draft Supplemental EIR or requirements of the proposed Specific Plan. The Draft SEIR was prepared pursuant to CEQA Statute and the CEQA Guidelines in order to provide a meaningful discussion of the proposed Project and its resulting potential environmental impacts as a means of public disclosure. Thus, no 12 further response is required or provided; however, this comment will be forwarded to all decision makers as part of the Staff Report for the Project. In addition, responses to the comments raised in the attached letter are provided above in Responses L3.1 through L3.6. 13 E P I D SOLUTIONS,INC WHERE EXPERIENCE AND PASSION MEET Date: August 12, 2024 Prepared by: Meaghan Truman, Associate Environmental Planner III To: Ali Pezeshkpour, apezeshkpour@santa-ana.org Site: Related Bristol Specific Plan Project Subject: Late Comment Letters on the DEIR for the Related Bristol Specific Plan Project Received after August 10, 2024 (SCH No. 2020029087) Dear Mr. Pezeshkpour, The 45-day public comment period for the SEIR of the Related Bristol Specific Plan Project began July 6, 2023, and ended on August 21, 2023, as documented on the City's website, the Orange County Clerk's website, and State Clearinghouse. Under CEQA, a lead agency is required to consider comments on the Draft SEIR and to prepare written responses, if a comment is received within the public comment period. (Pub. Resources Code, § 21091, subd. (d); CEQA Guidelines, § 15088.) When a comment letter is received after the close of the public comment period, however, a lead agency does not have an obligation to respond. (Pub. Resources Code, § 21091, subd. (d)(1); Pub. Resources Code, § 21092.5, subd. (c)("Nothing in this section requires the lead agency to respond to comments not received within the comment periods specified in this division, to reopen comment periods, or to delay acting on a negative declaration or environmental impact report.").) Although a lead agency is not required to respond to late comments, it may choose to do so. (Gray v. County of Madera (2008) 167 Cal. App. 4th 1099, 1110 (Gray), citing Pub. Resources Code, § 21091, subd. (d)(1); CEQA Guidelines, § 15088; Gilroy Citizens for Responsible Planning v. City of Gilroy (2006) 140 Cal.AppAth 911, 925, fn. 10 (Gilroy Citizens)). Multiple letters for the Project, against the Project, or neutral letters were received by the City of Santa Ana after the 45-day public comment period for the Draft SEIR ended on August 21, 2023. However, the City of Santa Ana has elected to prepare the following written responses with the intent of conducting a comprehensive and meaningful evaluation of the proposed Project. The number designations in the responses are correlated to the bracketed and identified portions in the comment letter. EPD Solutions, Inc. has reviewed the letter and provided responses for the Lead Agency's consideration in review of the Related Bristol Specific Plan Project at the August 12, 2024, Planning Commission Hearing. As further detailed in the individual responses to comments below, none of the comments indicate that there would be a substantial increase in the severity of a previously identified environmental impact that would not be mitigated, or that there would be any of the other circumstances requiring recirculation as described in CEQA Guidelines Section 15088.5. No new significant environmental impact would result from the project or from a new mitigation measure proposed to be implemented, there is no substantial increase in the severity of an environmental impact, no feasible project alternative or mitigation measure considerably different from others previously analyzed would lessen the environmental impacts of the Project, and the Draft and Final SEIR are not fundamentally inadequate and conclusory in nature. Please find the letter and response to comments attached. Respectfully, Meaghan Truman Letter L4: Katie Perez (1 page) Late Comment Letter Sent: Saturday, August 10, 2024 9:01 PM To: eComments, PBA <pbaecomments@santa-ana.org> Subject: Re: Related Bristol Attention: This email originated from outside of City of Santa Ana. Use caution when opening attachments or links. To whom it may concern: As a resident of Ward 4 (S. Bristol and Segerstrom) I am extremely dissatisfied with the communications we have received regarding the proposed Related Bristol development. I found out about the public hearing through a random post on next door. The post mentioned that there will be a 260% increase in traffic during construction. This is unacceptable that the people who will be impacted are not being made aware of this. L4.1 The crime in this neighborhood keeps going up, several people have died on Bristol in traffic I L4.2 accidents this year and yet the city wants to let greedy developers put MORE commuters in this neighborhood? As someone who lives on "the wrong side of the tracks" from South Coast Plaza, I want to know what the city is planning on doing to address the homeless issue? While construction is L4.3 underway and once this new "luxury residence" is completed on MacArthur, what will the city do with the homeless in that area? Push them further down the street to our neighborhood? UNACCEPTABLE. Nobody on this street wants or needs high rise apartments to be built Everyone I've spoken to strongly opposes this development and we will organize as a community and vote you all out. Please listen to your long term residents and work with us to improve this community for all of us, don't just listen to the money from greedy developers who do not even live in Santa Ana. Sincerely, Katie Perez L4.4 Response to Letter L4: Katie Perez, dated August 10, 2024 Comment L4.1: This comment states that the commenter is dissatisfied with communications on the Project and found out about the hearing through a post on Nextdoor. The comment states that those who would be affected by the large increase in traffic should have been notified. Response L4.1: This comment does not provide substantial evidence of a significant environmental impact. As discussed on page 2-5 of the Draft Supplemental EIR in Section 2.0, Introduction, the City of Santa Ana held a scoping meeting for the proposed Project to solicit oral and written comments from the public and public agencies. The public scoping meeting was held on March 30, 2023. Comments received at the meeting are contained in Appendix A of the Draft Supplemental EIR. Additionally, the City of Santa Ana, as Lead Agency, prepared a NOP for the proposed Project, which was distributed to nearby businesses and residents within a 1000-foot radius of the Project site on March 17, 2023 for a 30-day public review and comment period that ended on April 17, 2023. The Draft Supplemental EIR was circulated for a 45- day public review period that allowed for public comments. Additionally, the Draft Supplemental EIR provides an accurate and thorough analysis of all of the Project's potential environmental impacts pursuant to CEQA. The Draft SEIR Section 5.13, Transportation, details that Senate Bill (SB) 743 changes include the elimination of auto delay, LOS, and similar measures of vehicular capacity or traffic congestion as the basis for determining significant impacts. As part of the 2019 amendments to the State CEQA Guidelines, SB 743 directed that the revised CEQA Guidelines "shall promote the reduction of greenhouse gas emissions, the development of multimodal transportation networks, and a diversity of land uses" (Public Resources Code Section 21099[b][1 ]); and that "automobile delay, as described solely by level of service or similar measures of vehicular capacity or traffic congestion, shall not be considered a significant impact on the environment" (Public Resources Code Section 21099[b][2]). As such, pursuant to Public Resources Code Section 21099(b)(2), the Supplemental EIR is not required to analyze impacts related to traffic congestion. In addition, Policy M-1.4 from the City's Mobility Element (as listed on page 5.13-3 of the Draft Supplemental EIR) states that the City intends to "maintain at least a vehicle level of service "D" for intersections of arterial streets, except in areas planned for high intensity development or traffic safety projects". The Project site has a General Plan land use designation of District Center -High, which is intended for transit -oriented and high -density urban villages and mixed uses. Comment L4.2: This comment states that crime is rising within the area, and there have been several accidents along Bristol Street which would increase due to the increase in traffic brought by the proposed project. Response L4.2: This comment does not provide substantial evidence of a significant environmental impact. As described in Section 3.0, Project Description, of the Draft SEIR, an administrative Police Department Substation (no transfers or bookings) would be located within the commercial use area of the Project site. The substation would provide space for the expansion of policing services in the southern portion of the City and would provide the ability to quickly respond to emergency calls from within the Project site. The specific location would be determined prior to construction of the first phase of the proposed Project. Also, in Section 5.11 Public Services, it describes that the proposed Project would address typical residential security concerns by providing low -intensity security lighting, security cameras, electronic access to buildings, and onsite security personnel. Pursuant to the City's existing permitting process, the Police Department would review and approve the final site plans to ensure that the City's Crime Prevention through Environmental Design (CPTED) measures (General Plan Policy PS-2.1) are incorporated appropriately to provide a safe environment, including areas within parking garages. Thus, police staffing concerns were adequately addressed in the Draft SEIR. The commenter provides no substantial evidence regarding a traffic safety impact. As discussed on Draft SEIR page 5.13-1 1, the Project would include multiple circulation improvements to connect the proposed 9 redevelopment of the site to the existing circulation system adjacent to the site, including installation of signals, where warranted, to ensure traffic safety. All of the proposed Project driveways, roadway improvements, and access designs would be required to meet the City's traffic engineering design standards as a part of the City's development review and permitting approval process. Comment L4.3: This comment questions what the City would do with the homeless population that currently utilize the Project site. Comment L4.3: This comment does not provide substantial evidence of a significant environmental impact. CEQA is an environmental protection statute that is concerned with physical changes to the environment (CEQA Guidelines Section 15358(b)). The environment includes land, air, water, minerals, flora, fauna, ambient noise, and objects of historic or aesthetic significance (CEQA Guidelines Section 15360). The Project's potential economic and social effects are not considered effects on the environment (CEQA Guidelines Sections 15064(e) and 15131(a)). Thus, consistent with CEQA, the Draft Supplemental EIR includes an analysis of the Project's potentially significant physical impacts on the environment and does not include substantial discussion of the Project's economic or social effects, including effects on the homeless in the area. Comment L4.4: This comment concludes the letter by stating that nobody in the area wants high rise apartment to be developed and that the community strongly opposes the proposed Project. Comment L4.4: The comment does not provide any specific concerns regarding the environmental impacts or analysis associated with the proposed Project and merely provides their opinion that they oppose the Project. As such, no further response is warranted. This comment and responses will be forwarded to City decision makers as part of the Project's staff report for their review and consideration. 4 Letter L5: Huy Nguyen (2 pages) Late Comment Letter Attention: This email originated from outside of City of Santa Ana. Use caution when opening attachments or links. Dear City Council Chamber, I am writing as a concerned homeowner directly affected by the proposed Bristol Development at South Coast, particularly regarding the use of MacArthur as the route for moving heavy machinery, equipment, and supplies. While I am not opposed to the development itself and understand the importance of progress in our community, I have serious concerns about the potential impact on the homes parallel to MacArthur. The heavy machinery and equipment planned to be transported along this route will undoubtedly create significant vibrations, which could lead to structural damage and disruption to the daily lives of residents in the affected area. Additionally, the use of MacArthur for construction traffic will only exacerbate the existing traffic congestion during rush hours. The area is already prone to heavy traffic without the added burden of construction -related vehicles. This will likely result in significant delays, increased frustration for commuters, and further strain on our local infrastructure. Given these concerns, I strongly urge the City Council to require the developer to create and designate an alternative construction route that avoids impacting the homes parallel to MacArthur. This would help mitigate the adverse effects on our properties, reduce traffic congestion, and ensure that the development proceeds in a manner that respects the wellbeing of the local community. I plan to attend the upcoming City Council planning meeting on Monday to further discuss this issue and hope that other concerned homeowners will join me. I trust that the Council will give this matter L5.1 L5.2 the attention it deserves and take the necessary measures to protect our homes and our quality of life. I L5.2 Thank you for your consideration. Cont. Sincerely, Huy Nguyen 614 juniper Ave, Santa Ana, CA 92707 714-417-3953 Response to Letter L5: Huy Nguyen, dated August 10, 2024 Comment L5.1: This comment expresses concern about the vibration impacts from heavy machinery operating within the Project site and being transported along adjacent roads (specifically MacArthur Boulevard) during construction activity. Response to Comment L5.1: This comment does not provide substantial evidence of a significant environmental impact. The Draft SEIR adequately describes potential vibration impacts associated with the use of heavy machinery and trucks on page 5.9-31 of the Draft SEIR. As discussed, truck vibration levels are dependent on vehicle characteristics, load, speed, and pavement conditions. However, typical vibration levels for heavy truck activity at normal traffic speeds would be approximately 0.006 in/sec PPV, based on the FTA Transit Noise Impact and Vibration Assessment. Truck movements on site would be travelling at very low speed, so it is expected that truck vibration at nearby sensitive receivers would be less than the vibration threshold of 0.08 in/sec PPV for fragile historic buildings and 0.04 in/sec PPV for human annoyance, and therefore, would be less than significant. Comment L5.2: This comment suggests that construction traffic would result in delays and increased traffic along adjacent roads. The commenter suggests an alternative construction route to avoid impacting residents along MacArthur Boulevard to reduce traffic congestion. Response to Comment L5.2: This comment does not provide substantial evidence of a significant environmental impact. The Draft SEIR Section 5.1 3, Transportation, details that Senate Bill (SB) 743 changes include the elimination of auto delay, LOS, and similar measures of vehicular capacity or traffic congestion as the basis for determining significant impacts. As part of the 2019 amendments to the State CEQA Guidelines, SB 743 directed that the revised CEQA Guidelines "shall promote the reduction of greenhouse gas emissions, the development of multimodal transportation networks, and a diversity of land uses" (Public Resources Code Section 21099[b][1 ]); and that "automobile delay, as described solely by level of service or similar measures of vehicular capacity or traffic congestion, shall not be considered a significant impact on the environment" (Public Resources Code Section 21099[b][2]). As such, pursuant to Public Resources Code Section 21099(b)(2), the Supplemental EIR is not required to analyze impacts related to traffic congestion during construction. As discussed in Section 5.1, Air Quality, proposed Specific Plan Mitigation Measure AQ-1: Construction Exhaust and Dust Control requires the preparation of a construction traffic control plan detailing the locations of equipment staging areas, material stockpiles, proposed road closures, and hours of construction operations, and designing the plan to minimize impacts to roads frequented by passenger cars, pedestrians, bicyclist, and other non -truck traffic. As such, the Project would be required to follow a designated construction route to avoid residential areas in the vicinity of the Project. 7 Comment L6: Nathan Foss (1 page) Late Comment Letter Hi my name is Nathan I live on one of the closest streets to this newly planed development. And concerned about how gas emissions or other hazardous airborne materials will be handled during construction of this new L6.1 development. I work from home and will be near this construction zone majority of the day. Nathan Response to Comment L6: Nathan Floss, dated August 9, 2024 Comment L6.1: This comment expresses concern about new gas emissions and other hazardous airborne materials during construction of the proposed Project. Response to Comment L6.1: The comment does not raise any specific environmental concern with the analysis within the Draft SEIR. As discussed in Section 5.1 Air Quality of the Draft Supplemental EIR, emission impacts on nearby sensitive receptors would be mitigated to a less than significant level with the implementation of General Plan FEIR Mitigation Measure AQ-1 which requires off -road construction equipment greater than 50 horsepower to meet CARB Teir 4 Final emissions standards as well as Project Specific Mitigation Measure AQ-2 which requires the proposed Project to use "Super Compliant" low VOC paints to reduce ROG emissions. In addition, the proposed Project would include Project Specific Mitigation Measure AQ-1 which would require the inclusion of construction exhaust and dust control measures to ensure that localized impacts on nearby sensitive receptors would be less than significant during the construction process. Further, during construction, the Project would be required to adhere to SCAQMD Rules, such as SCAQMD Rule 403, which requires tarping and/or maintaining a minimum of 24 inches of freeboard on trucks hauling dirt, sand, soils, or other loose materials and watering of loose soil. Therefore, the Project would not result in hazardous airborne materials during construction. E Letter V: Josh Nelson (2 pages) Late Comment Letter From: Josh Nelson €jnelson@thecalidagroup.com} Sent: Monday, August 12, 2024 5:55 AM To: eComments, PBA €pbaecomments@santa-ana.org�, Cc: Pezeshkpour, Ali <APezeshkpour@ sa nta -ana. org;, Subject: 3600 South Bristol Street (Land Use application) Attention: This email originated from outside of City of Santa Ana Use caution when opening attachments or links. Hello, I'm umtmg ahead of the PBA meeting for the 3600 Bristol Street application (received a notice of public hearing). Pve gone through the proposed project and was shocked by the density in consideration. The proposed density is completely beyond that of neighboring parcels and 7, aW beyond urhat should be permittedforthis area. Smart planninginvolves creating shrinking density frommore intensive uses (i.e. not only traffic count but also height considerations). The retail served as a buffer between the South Coast Repertory & South Coast Plaza andthat of the lower density single family 2 blocks doom the street (4 duf acre — 6 chlacre homes further northeast). This much density doesdt belong this close to 2-story multifamily & single-family product. The 13.1 acres of open space on a 41-acre site would net 28 ac res of buildable area. This then suggests over 100-cb/acre + added density from the commercial, senior care & hotel. This is clearly a strategy from the developexto suggest a density that provides L7.1 E enough flexibility that if the developer wants to build something outside of what's contemplated they have the land use rights to do so (even if they have to re -go through a site design review(. What area facts — Orange County is growing less than 0.7% in population growth per annum. You have severe traffic issues as is for the Bristol & Bear corridor. You have other sites where people are pushing for density within a 1-mile radius. There are a myriad of sites west of the freeway that lend itself for better land use for multifamily (closer to commercial centers( & the airport that will inevitably absorb the density better with less strife from single family homes. I urge you to reconsider the entitlement, deny the application and please, please only reconsider the density that makes sense for the area - < 45 du, (surface parked MF product or alternative lower -density use — considering this is the primary commercial corridor for several miles( that makes sense for the area and is not simply an entitlement grab at the expense of existing voters. Regards, Josh Josh Nelson I Chief Investment Officer THE CALIDA GROUP 555 South Flower Street, Suite 770 Los Angeles, CA 90071 0: 213.561.4900 I D: 213.561.4902 C: 310.663.7096 @elysianliving I #elysianliving I elvsianliving com L7.1 cont. uk Response to Comment L7: Josh Nelson dated August 12, 2024 Comment 1.7.1: This comment states that the proposed Project is too dense and does not conform with the surrounding land uses. The commenter states that the large increase in population to the Project site would bring traffic issues and that an alternative site west of the freeway would better serve the proposed Project. The comment concludes by stating that a reduced density of 45 dwelling units per acre would be better suited for the Project site. Response to Comment L7.1: The comment does not raise a specific issue with the adequacy of the Draft SEIR or raise any other CEQA issue. The proposed Project is a Specific Plan that delineates the maximum buildout of the Specific Plan area. Future residential development projects may not include the maximum allowable number of residential units and would be reviewed through the City's development review and permitting process. Further, it should be noted that the existing General Plan District Center High (DC-5) land use designation has an allowable density of 125 dwelling units per acre (du/ac), and the proposed development would result in a maximum density of 91 du/ac, which is 34 du/ac below the maximum allowed by DC-5. Regarding the concern about the increased traffic that would result from the Project, the number of vehicle trips that would result from each phase of the Project is provided in Table 5.1 3-3, Proposed Project Trip Generation, of the Draft SEIR. As shown on Figure 3-12, Proposed Circulation Plan, the Related Bristol Specific Plan identifies multiple circulation improvements to connect the proposed redevelopment of the site to the existing circulation system adjacent to the site in a manner that would implement efficient multi - modal circulation to, from, and within the Project site, including pedestrian circulation, bicycle lanes, bus stop improvements within the High Quality Transit Area. The Draft SEIR Section 5.1 3, Transportation, details that Senate Bill (SB) 743 changes include the elimination of auto delay, LOS, and similar measures of vehicular capacity or traffic congestion as the basis for determining significant impacts. As part of the 2019 amendments to the State CEQA Guidelines, SB 743 directed that the revised CEQA Guidelines "shall promote the reduction of greenhouse gas emissions, the development of multimodal transportation networks, and a diversity of land uses" (Public Resources Code Section 21099[b][1 ]); and that "automobile delay, as described solely by level of service or similar measures of vehicular capacity or traffic congestion, shall not be considered a significant impact on the environment" (Public Resources Code Section 21099[b][2]). As such, pursuant to Public Resources Code Section 21099(b)(2), the Supplemental EIR focuses on analysis of Vehicle Miles Traveled (VMT) criteria and improvements to the circulation system along the Project's frontage to accommodate buildout of the proposed Project, pursuant to the City's recent General Plan Update. However, the Supplemental EIR is not required to analyze impacts related to traffic congestion. Nevertheless, a TIA has been prepared for the Project and is publicly available on the Project's website. As discussed in Section 6.0 Alternatives, an Alternative site was considered but rejected as the Project objectives are to redevelop the Project site consistent with the objectives of the City's GPU District Center - High (DC-5) land use designation and South Bristol Street Focus Area that includes new mixed -use development with housing in proximity to transit. In addition, due to the urban and built out nature of the City, development of 3,750 multi -family residential units, 350,000 SF of commercial uses, a 250 room hotel, and 200 senior living/continuum of care units on another 41.1 3-acre underutilized site at a different location would likely require demolition of existing structures, require similar mitigation, and have similar impacts as the proposed Project. It would be infeasible to develop and operate the proposed Project on an alternative site with fewer environmental impacts, while also implementing the City's GPU. 12 Letter L8: Susan Grasse (1 page) Late Comment Letter From: sue orasse To: eComments. PBA Subject: Planning Commission Meeting 8/12/2024 Date: Sunday, August 11, 2024 1:10:25 PM Attention: This email originated from outside of City of Santa Ana. Use caution when opening attachments or links. August 11,2024 Good evening I have several concerns regarding Related Bristol proposal. My concerns are as follows: L8.1 1)Security for patrons in the underground parking 2) Student pedestrian safety, commuter traffic safety due to construction equipment along I L8.2 streets 3) Solid and airborne debris from trucks I L8.3 4) Handicapped accessibility for stores and restaurants during and after construction I L8.4 5) Increased traffic on Sunflower from hotel and apartments/condos I L8.5 6) Physical impact on residential dwellings from heavy laden tricks travelling the city streets L8 6 (e.g., broken or cracked windows) 7) School transportation for elementary school children residing in present and future I L8.7 apartments/condos 8) Loss of the neighborhood store (Vons) for a higher end store (i.e., Gelsons, Sprouts) I L8.8 9) Beatification for the area (e.g., underground utilities, drought resistant landscape) I L8.9 10) Community center on site I L8.10 Respectfully, Susan Grasse Thornton Park NA 13 Response to Letter L8: Susan Grasse, dated August 11, 2024 This comment letter was received after the public review and comment period ended (July 6, 2023, through August 23, 2023). As stated in Section 15088 of the CEQA Guidelines, Lead Agencies are not required to respond to letters received outside of the noticed comment period. However, the following responses have been prepared to provide clarity regarding the environmental concerns that have been raised. Comment L8.1: This comment states that the commenter has several concerns regarding the proposed Project including security for patrons in the underground parking garage. Response L8.1: The comment does not raise any specific environmental concern with the analysis within the Draft SEIR. CEQA is an environmental protection statute that is concerned with physical changes to the environment (CEQA Guidelines Section 15358(b)). The environment includes land, air, water, minerals, flora, fauna, ambient noise, and objects of historic or aesthetic significance (CEQA Guidelines Section 15360). The Project's potential economic and social effects are not considered effects on the environment (CEQA Guidelines Sections 15064(e) and 151 31(a)). Thus, consistent with CEQA, the Draft SEIR includes an analysis of the Project's potentially significant physical impacts on the environment and does not include substantial discussion of security within parking garages. However, as noted on page 5.1 1-12 of the Draft SEIR, the Project would include development of an administrative Police Department substation within the commercial use area. In addition, the Project would include low -intensity security lighting, security cameras, electronic access to residential buildings, and onsite security personnel. Therefore, adequate security for public patrons would be included within the Project. Comment L8.2: This comment states that the commenter has concerns for student pedestrian safety and commuter traffic safety due to construction equipment along streets. Response L8.2: The comment does not raise any specific environmental concern with the analysis within the Draft SEIR. As required by Mitigation Measure AQ-1, the Project Applicant must prepare a construction traffic control plan detailing the locations of equipment staging areas, material stockpiles, proposed road closures, and hours of construction operations, and designing the plan to minimize impacts to roads frequented by passenger cars, pedestrians, bicyclists, and other non -truck traffic. Therefore, the Project would not result in safety issues related to construction equipment conflicting with pedestrians or commuter vehicles. Comment L8.3: This comment states that the commenter is concerned about solid and airborne debris from trucks. Response L8.3: The comment does not raise any specific environmental concern with the analysis within the Draft SEIR. During construction, the Project would be required to adhere to SCAQMD Rules, such as SCAQMD Rule 403, which requires tarping and/or maintaining a minimum of 24 inches of freeboard on trucks hauling dirt, sand, soils, or other loose materials. Therefore, the Project would not result in solid or airborne debris from construction truck travel. Comment L8.4: This comment states that the commenter is concerned for handicapped accessibility for stores and restaurants during and after construction. Response L8.4: The comment does not raise any specific environmental concern with the analysis within the Draft SEIR. Issues related to parking and handicap accessibility are not a CEQA consideration. However, during construction phasing, the Project would provide adequate ADA parking stalls and handicap accessibility for buildings that remain open. During Project operation, the Project would provide adequate ADA parking stalls and paths of travel pursuant to California Building Code requirements. Comment L8.5: This comment states the commenter is concerned about increased traffic on Sunflower Avenue from the hotel and apartments. 14 Response L8.5: Draft SEIR Section 5.13 Transportation, details that Senate Bill (SB) 743 changes include the elimination of auto delay, LOS, and similar measures of vehicular capacity or traffic congestion as the basis for determining significant impacts. As part of the 2019 amendments to the State CEQA Guidelines, SB 743 directed that the revised CEQA Guidelines "shall promote the reduction of greenhouse gas emissions, the development of multimodal transportation networks, and a diversity of land uses" (Public Resources Code Section 21099[b][1 ]); and that "automobile delay, as described solely by level of service or similar measures of vehicular capacity or traffic congestion, shall not be considered a significant impact on the environment" (Public Resources Code Section 21099[b][2]). As such, pursuant to Public Resources Code Section 21099(b)(2), the SEIR focuses on analysis of Vehicle Miles Traveled (VMT) criteria and improvements to the circulation system along the Project's frontage to accommodate buildout of the proposed Project, pursuant to the City's recent General Plan Update. Further yet, the SEIR is not required to analyze impacts related to traffic congestion on Sunflower Avenue. Nevertheless, a Traffic Impact Analysis was prepared for the Project and is publicly available on the City's Project website. Comment L8.6: This comment states the commenter is concerned about physical impacts on residential buildings from heavy trucks traveling on City streets, such as broken or cracked windows. Response L8.6: The comment does not raise any specific environmental concern with the analysis within the Draft SEIR. The Draft SEIR adequately describes potential vibration impacts associated with the use of heavy machinery and trucks on page 5.9-31 of the Draft SEIR. As discussed, truck vibration levels are dependent on vehicle characteristics, load, speed, and pavement conditions. However, typical vibration levels for heavy truck activity at normal traffic speeds would be approximately 0.006 in/sec PPV, based on the FTA Transit Noise Impact and Vibration Assessment. Truck movements on site would be travelling at very low speed, so it is expected that truck vibration at nearby sensitive receivers would be less than the vibration threshold of 0.08 in/sec PPV for fragile historic buildings and 0.04 in/sec PPV for human annoyance, and therefore, would be less than significant. Comment L8.7: This comment states that the commenter is concerned about school transportation for elementary school children residing in present and future apartments. Response L8.7: The comment does not raise any specific environmental concern with the analysis within the Draft SEIR. CEQA is an environmental protection statute that is concerned with physical changes to the environment (CEQA Guidelines Section 15358(b)). The environment includes land, air, water, minerals, flora, fauna, ambient noise, and objects of historic or aesthetic significance (CEQA Guidelines Section 15360). The Project's potential economic and social effects are not considered effects on the environment (CEQA Guidelines Sections 15064(e) and 151 31(a)). Thus, consistent with CEQA, the Draft SEIR includes an analysis of the Project's potentially significant physical impacts on the environment and does not include discussion of school transportation. This comment will be forwarded to decision makers as part of the staff report for the Project. Comment L8.8: This comment states that the commenter is concerned about the loss of Vons for a higher - end store. Response L8.8: The comment does not raise any specific environmental concern with the analysis within the Draft SEIR. CEQA is an environmental protection statute that is concerned with physical changes to the environment (CEQA Guidelines Section 15358(b)). The environment includes land, air, water, minerals, flora, fauna, ambient noise, and objects of historic or aesthetic significance (CEQA Guidelines Section 15360). The Project's potential economic and social effects are not considered effects on the environment (CEQA Guidelines Sections 15064(e) and 151 31(a)). Thus, consistent with CEQA, the Draft SEIR includes an analysis of the Project's potentially significant physical impacts on the environment and does not include discussion of the type of grocery store that would be included in the Project. Comment L8.9: This comment states that the commenter is concerned about beautification of the area. 15 Response L8.9: The comment does not raise any specific environmental concern with the analysis within the Draft SEIR. CEQA is an environmental protection statute that is concerned with physical changes to the environment (CEQA Guidelines Section 15358(b)). The environment includes land, air, water, minerals, flora, fauna, ambient noise, and objects of historic or aesthetic significance (CEQA Guidelines Section 15360). The Project's potential economic and social effects are not considered effects on the environment (CEQA Guidelines Sections 15064(e) and 151 31(a)). Thus, consistent with CEQA, the Draft SEIR includes an analysis of the Project's potentially significant physical impacts on the environment and does not include discussion of beautification. However, as discussed on page 5.16-7 of the Draft SEIR, the Project is located on an infill site within a TPA as defined under Public Resources Code Section 21099; therefore, the Project's aesthetic and parking impacts are not considered significant effects on the environment. Comment L8.10: This comment states that the commenter is concerned about a community center onsite. Response L8.10: The comment does not raise any specific environmental concern with the analysis within the Draft SEIR. CEQA is an environmental protection statute that is concerned with physical changes to the environment (CEQA Guidelines Section 15358(b)). The environment includes land, air, water, minerals, flora, fauna, ambient noise, and objects of historic or aesthetic significance (CEQA Guidelines Section 15360). The Project's potential economic and social effects are not considered effects on the environment (CEQA Guidelines Sections 15064(e) and 151 31(a)). Thus, consistent with CEQA, the Draft SEIR includes an analysis of the Project's potentially significant physical impacts on the environment and does not include discussion of a community center onsite. This comment will be forwarded to City decision makers as part of the staff report for the Project. a7 Letter L9: Kelly Lumen (2 pages) Late Comment Letter From: Kelly L To: eComments, PBA Subject: Aug 12, 2024 Planning Commission Agenda Item 1, AA No. 2023-03, CA No 2023-02, TTM No 2023-01 Date: Sunday, August 11, 2024 2:49:32 PM Attention: This email originated from outside of City of Santa Ana. Use caution when opening attachments or links. Dear Santa Ana Planning Commission, I am writing to express my strong opposition to the proposed zoning changes that would allow for mixed -use urban developments and the addition of a hotel in Santa Ana, CA. While I understand the L9,1 need for growth and development, I believe these changes would have significant negative impacts on our community that must be carefully considered. Impact on Local Businesses and Economy The introduction of mixed -use urban developments and hotels would likely displace existing local businesses that have been part of our community for many years. These businesses contribute not only to our local economy but also to the unique character of this part of Santa Ana. The shift L9 2 towards mixed -use zoning and hotel development could result in a loss of diversity in our commercial landscape, leading to economic instability, especially given the seasonal nature of the hotel industry. Traffic and Congestion Concerns This area of Santa Ana already experiences significant traffic and congestion issues, particularly in areas near proposed developments. The addition of mixed -use urban spaces and the hotel will L9 3 undoubtedly exacerbate these problems, leading to longer commute times, increased pollution, and a general decline in the quality of life for residents. The strain on our existing infrastructure would be immense, potentially requiring costly upgrades that taxpayers would ultimately bear. Upgrades would include additional lanes fortraffic, larger sewer and water services and electrical services. Traffic studies likely assumed that the additional residents would predominantly use public L9.4 transportation or not commute at all, which is known to be erroneous. Studies should be conducted that assume current percentages of public transportation to truly evaluate the impact on the local streets. Environmental and Infrastructure Strain The large-scale construction required for mixed -use urban and hotel developments poses serious environmental risks. Moreover, the added pressure on our city's infrastructure —such as water, L9.5 sewage, and waste management systems —could lead to significant challenges in maintaining the quality and sustainability ofthese services. Community Character and Social Impact One of the most concerning aspects of this development is the potential for gentrification and displacement or conversely if it does not work, urban blight. This part of Santa Ana has a strong sense of community, which could be eroded by developments that prioritize tourism and high -end L9.6 residential units over the needs of current residents. The shift towards catering to tourists rather than local citizens could fundamentally alter the cultural fabric of our community, leading to a loss of 17 identity and inclusiveness. Another aspect that should be evaluated is that if the project is not successful and the hotel becomes a source of inflow of those who do not have housing. As our neighborhoods are already fighting the negative aspects of the unhoused — individuals on drugs or the mentally ill walking through our neighborhoods, or disrupting traffic on both Bristol and MacArthur —the hotel could become a hub of negative activity that as a resident of this area for over 20 years I strongly oppose. Alternatives and Recommendations Rather than focusing on mixed -use urban developments and hotels, I urge the Planning Commission to consider alternatives that support local businesses, enhance existing infrastructure, and protect our community's character. Investments in green spaces and public transportation would provide long-term benefits without the negative impacts associated with the proposed zoning changes. In conclusion, I strongly oppose the zoning changes that would allow for mixed -use urban and hotel developments at 3600 S. Bristol St. I respectfully request thatyou consider the long-term implications of these changes and prioritize the needs and well-being of ou r community overshort- term economic gains. Thank you for your time and consideration. Kelly Lumen 3518 S. Towner St, Santa Ana, CA L9.6 cont. L9.7 18 Response to Letter L9: Kelly Lumen, dated August 11, 2024 Comment L9.1: This comment states that the commenter is opposed to the zone change that would allow for mixed -use development and a hotel in Santa Ana and that the change would have significant negative impacts on the community that must be carefully considered. Response L9.1: The comment does not raise any specific environmental concern with the analysis within the Draft SEIR and is introductory in nature. Pursuant to the requirements of CEQA, the Draft and Final SEIR discussed all reasonably foreseeable environmental effects of the proposed Project, including effects on the surrounding community. Therefore, no further response is warranted. Comment L9.2: This comment states that the Project would likely displace existing local businesses, which could result in a loss of diversity in the commercial landscape, leading to economic instability. Response L9.2: The comment does not raise any specific environmental concern with the analysis within the Draft SEIR. CEQA is an environmental protection statute that is concerned with physical changes to the environment (CEQA Guidelines Section 15358(b)). The environment includes land, air, water, minerals, flora, fauna, ambient noise, and objects of historic or aesthetic significance (CEQA Guidelines Section 15360). The Project's potential economic and social effects are not considered effects on the environment (CEQA Guidelines Sections 15064(e) and 151 31(a)). Thus, consistent with CEQA, the Draft SEIR includes an analysis of the Project's potentially significant physical impacts on the environment and does not include discussion of local businesses or economic impacts. This comment will be forwarded to City decision makers as part of the staff report for the Project. Comment L9.3: This comment states that this area of Santa Ana already experiences significant traffic and congestion issues and the Project will lead to longer commute times, increased pollution, and a general decline in quality of life for residents. Response L9.3: The comment does not raise any specific environmental concern with the analysis within the Draft SEIR. Draft SEIR Section 5.13 Transportation, details that Senate Bill (SB) 743 changes include the elimination of auto delay, LOS, and similar measures of vehicular capacity or traffic congestion as the basis for determining significant impacts. As part of the 2019 amendments to the State CEQA Guidelines, SB 743 directed that the revised CEQA Guidelines "shall promote the reduction of greenhouse gas emissions, the development of multimodal transportation networks, and a diversity of land uses" (Public Resources Code Section 21099[b][1 ]); and that "automobile delay, as described solely by level of service or similar measures of vehicular capacity or traffic congestion, shall not be considered a significant impact on the environment" (Public Resources Code Section 21099[b][2]). As such, pursuant to Public Resources Code Section 21099(b)(2), the SEIR focuses on analysis of Vehicle Miles Traveled (VMT) criteria and improvements to the circulation system along the Project's frontage to accommodate buildout of the proposed Project, pursuant to the City's recent General Plan Update. Further yet, the SEIR is not required to analyze impacts related to traffic congestion. Nevertheless, a Traffic Impact Analysis was prepared for the Project and is publicly available on the City's Project website. In regard to increased pollution, the Draft SEIR properly analyzed potential effects related to increased air quality emissions associated with the proposed Project. As discussed, emissions from operation of the proposed Project would exceed SCAQMD's thresholds for NOx and ROG after implementation of existing regulations and mitigation. The majority of NOx emissions are from vehicles and the majority of ROG emissions would be derived from consumer products, neither of which the Project applicant nor the City have the ability to reduce emissions of. Therefore, both NOx and ROG emissions from implementation of the proposed Project would result in both a project level and a cumulatively considerable significant and unavoidable impact. Hence, Impacts AQ-1 and AQ-2 would be significant and unavoidable after mitigation. Impact AQ-3 would be less than significant with implementation of mitigation that requires CARB Tier 4 Final off -road construction equipment and construction exhaust and dust control, as detailed previously. Thus, impacts related to exposure of sensitive receptors to substantial pollutant concentrations would be less than significant with implementation of existing regulations and incorporation of mitigation. M Comment L9.4: This comment states that the strain on existing infrastructure is immense and there would be costly upgrades that the taxpayers would ultimately bear, including additional traffic lanes, larger sewer and water services, and electrical services. The comment states that traffic studies likely assume that the new residents would use public transportation or not commute at all, which is incorrect. Response L9.4: The comment does not raise any specific environmental concern with the analysis within the Draft SEIR. In regard to traffic analysis, the commenter is referred to Response L9.3. Regarding infrastructure improvements, as detailed within Draft SEIR Chapter 3, the Project would include multiple circulation improvements to surrounding roadways and utility improvements, such as sewer and water line upgrades. As described in Section 5.15, Utilities and Service Systems, of the Draft SEIR, the Project would not result in significant impacts related to utility improvements or existing service systems. Comment L9.5: This comment states that the construction required for mixed -use and hotel developments poses serious environmental risks and there will be added pressure on City infrastructure, such as water, sewage, and waste management systems, which could lead to significant challenges in maintaining the quality of these services. Response L9.5: The comment does not raise any specific environmental concern with the analysis within the Draft SEIR, which included a thorough analysis of potential environmental impacts associated with the construction of the Project. In regard to impacts on the infrastructure, such as water, sewage, and waste management services, the commenter is referred to Response L9.4 and the discussion within Section 5.15 of the Draft SEIR. Comment L9.6: This comment states that one of the most concerning aspects of the development is the potential for gentrification and displacement or urban blight. The comment discusses that the shift towards catering towards tourists rather than local citizens could shift the fabric of the community. This comment states that if the Project is not successful, the hotel might become a source of inflow for unhoused individuals. Response L9.6: The comment does not raise any specific environmental concern with the analysis within the Draft SEIR. CEQA is an environmental protection statute that is concerned with physical changes to the environment (CEQA Guidelines Section 15358(b)). The environment includes land, air, water, minerals, flora, fauna, ambient noise, and objects of historic or aesthetic significance (CEQA Guidelines Section 15360). The Project's potential economic and social effects are not considered effects on the environment (CEQA Guidelines Sections 15064(e) and 151 31(a)). Thus, consistent with CEQA, the Draft SEIR includes an analysis of the Project's potentially significant physical impacts on the environment and does not include discussion of gentrification, urban blight, or homelessness. This comment will be forwarded to City decision makers as part of the staff report for the Project. Comment L9.7: This comment urges the Planning Commission to consider alternatives that support local business, enhance existing infrastructure, and protect community character. The comment states that investments in green spaces and public transportation would result in long term benefits and the commenter opposes the Project. Response L9.7: The comment does not raise any specific environmental concern with the analysis within the Draft SEIR and is conclusionary in nature. This comment will be forwarded to City decision makers as part of the staff report for the Project. 20 Letter Ll0: Dorothy J. Wall (1 page) Late Comment Letter From: Dottie Wall To: eComments. PBA Subject: Related Bristol Project Date: Sunday, August 11, 2024 3:48:55 PM Attention: This email originated from outside of City of Santa Ana. Use caution when opening attachments or links. Dear City Council, I went to the Intro of Related Bristol at Saddleback High school a year or so ago.. I was on a zoom call with Phil Beccera, who I like, but he would not tell us what his vote would be on this project, which I was greatly disappointed in. I was NOT HAPPY that you city council members do not have the residents and your constituents interests as a 1st PRIORITY! ! I DO NOT FEEL THIS PROJECT IS IN THE BEST INTEREST of our community, as Bristol is ALREADY a traffic nightmare. To add more apartments & Hotels is just plain ludicrous! ! Bristol would be just a parking lot with no movement. It feels like someone has paid you all off to consider this for our current nice neighborhood. I wonder if we could request an accounting from all of you to see if anyone took kickbacks as a result of pushing this BAD project onus.. Corruption needs to stop! This project has been pushed thru without even consulting the residents or even by putting it on a ballot!! Someone's political agenda is at work here and it feels like corruption! Communication on this project has been HORRIBLE AND NEXT TO NOTHING!! Greedy corporations just want to plow this through without residents consent, and THAT is corruption!! We homeowners and renters are the ones that put you there on the council, we voted you in, but you have grossly disappointed us and you are not protecting us from the big corporations/land owner families and you are NOT DOING YOUR JOB!! This project will have a grossly NEGATIVE impact on our neighborhoods, roads, schools, businesses and quality of life, which we already have parking problems from the outside neighborhoods. I personally do a lot of shopping in the Vons center, Bank of America, Wang Cho, Top Nails, Optometry, Bonjour nails, Animal hospital, Jack in the Box, Mc Donalds, TJ Max, etc, and do not want it to change, no matter how greedy the "Callens Families" are... I implore you all to re-evaluate this project... PLEASE VOTE NO ON THIS PROJECT I personally will be actively requesting all your resignations, for failure to do yourjobs, and poor performance if this goes through, because I truly feel you all would have failed us! ! PLEASE DO THE RIGHT THING AND REJECT THIS PROJECT. Sincerely, Dorothy J Wall Santa Ana Resident and voter CC: Phil Beccera L10.1 21 Response to Letter L10: Dorothy J. Wall, dated August 11, 2024 Comment L10.1: This comment states that the City Council does not have the interests of the community as their top priority and this Project is not in the best interest of the community. The comment states that Bristol Street is already a traffic nightmare. The comment provides a discussion of corruption, that the residents have not been consulted enough, and that communication has been horrible on the Project. The comment states that the Project will have a negative impact on neighborhoods, roads, schools, businesses, and quality of life and that the commenter shops a lot in the center and does not want that to change. This comment states that the commenter will request resignations if the Project goes through. Response L10.1: The comment does not raise any specific environmental concern with the analysis within the Draft SEIR. Draft SEIR Section 5.13 Transportation, details that Senate Bill (SB) 743 changes include the elimination of auto delay, LOS, and similar measures of vehicular capacity or traffic congestion as the basis for determining significant impacts. As part of the 2019 amendments to the State CEQA Guidelines, SB 743 directed that the revised CEQA Guidelines "shall promote the reduction of greenhouse gas emissions, the development of multimodal transportation networks, and a diversity of land uses" (Public Resources Code Section 21099[b][1 ]); and that "automobile delay, as described solely by level of service or similar measures of vehicular capacity or traffic congestion, shall not be considered a significant impact on the environment" (Public Resources Code Section 21099[b][2]). As such, pursuant to Public Resources Code Section 21099(b)(2), the SEIR focuses on analysis of Vehicle Miles Traveled (VMT) criteria and improvements to the circulation system along the Project's frontage to accommodate buildout of the proposed Project, pursuant to the City's recent General Plan Update. Further yet, the SEIR is not required to analyze impacts related to traffic congestion. Nevertheless, a Traffic Impact Analysis was prepared for the Project and is publicly available on the City's Project website. CEQA is an environmental protection statute that is concerned with physical changes to the environment (CEQA Guidelines Section 15358(b)). The environment includes land, air, water, minerals, flora, fauna, ambient noise, and objects of historic or aesthetic significance (CEQA Guidelines Section 15360). The Project's potential economic and social effects are not considered effects on the environment (CEQA Guidelines Sections 15064(e) and 151 31(a)). Thus, consistent with CEQA, the Draft SEIR includes an analysis of the Project's potentially significant physical impacts on the environment and does not include discussion of community interests or general negative impacts on the community. This comment will be forwarded to City decision makers as part of the staff report for the Project. 22 Letter L1 1: Ruya Urso (1 page) Late Comment Letter As a 29 year residents of Santa Ana, I, along with my Urso and our daughter Melodi Urso, would like to make apposition to the above plan on Bristol Development is want this plan to come into fruition. We will not be abl Thank you Ruya Urso, M.A. Licensed Marriage and Family Therapist e 23 Response to Letter L1 1: Ruya Urso, dated August 11, 2024 Comment L11.1: This comment states that the commenter, the commenter's husband, and the commenter's daughter are opposed to the Project, and they will not be able to attend the hearing but would like to ensure their opposition is noted. Response L11.1: The comment does not raise any specific environmental concern with the analysis within the Draft SEIR. This comment will be forwarded to City decision makers as part of the staff report for the Project. 24 Letter L12: Linda Genis (1 page) Late Comment Letter From: Linda G. To: eCammentur PBA Subject: Agenda item 41 Planning commission meeting 8/12 Date: Monday, August 12, 2024 8:07:52 AM Attention: This email originated from outside of City of Santa Ana. Use caution when opening artaclunents or licks_ Re: Proposed development at 3600 S. Bristol Too many units for the site - could easily be 8,000 + residents I L12.1 open space insufficient - should be 3 - 5 acres per 1,000 people. The proposed 13 acres is 1.5 acres per 1,000 people. Santa Ana is already woefully short of open space compared to neighborhing cities. L12.2 How was open space calculated? Does it include setbacks for the street and space between buildings or it is a parcel of contiguous land? Too many mitigations required. L12.3 Although state law has relaxed parking requirements for projects near transportation lines (bus routes) the city's current parking requirements are much too low and ignore the L12.4 fact that most people use cars for transportation. Ignoring this fact results in parking conflicts in neighboring residential areas. Is this a bargaining chip the developer is using to gain I L12.5 approval for a somewhat smaller project? Linda Genis 3318 Park Dr. 25 Response to Letter L12: Linda Genis, dated August 12, 2024 Comment L12.1: This comment states that there are too many units for the site and there could easily be more than 8,000 residents. Response L12.1: The comment does not raise any specific environmental concern with the analysis within the Draft SEIR. As discussed on page 5.10-8 of the Draft EIR, the Project would result in approximately 9,238 residents based on the Santa Ana GPU FEIR person per household generation rate. While the Draft EIR's analysis relies on the person per household generation rate of 2.41 from the GPU FEIR, due to the potential unit type which would be developed within the Related Bristol Specific Plan, the applicant has commissioned a study that suggests buildout could result in a lower generation rate of 1.74 persons per household (Concord, 2023). Based on 1.74 PPH, buildout of the Project would result in 6,725 residents inclusive of senior units. This comment will be forwarded to City decision makers as part of the staff report for the Project. Comment L12.2: This comment states that the open space should be 3 to 5 acres per 1,000 people and the Project would result in open space at 1.6 acres per 1,000 people. The comment states that Santa Ana is already short of open space compared to neighboring cities and questions how open space was calculated. Response L12.2: The comment does not raise any specific environmental concern with the analysis within the Draft SEIR. As discussed on page 5.1 2-8 of the Draft SEIR, while the proposed Project would provide approximately 17.21 acres of public and private open space, inclusive of 13.1 acres of publicly accessible open space and recreational facilities onsite, per the requirements of the Related Bristol Specific Plan, the proposed Project's provision of parkland would not meet the City of Santa Ana's GPU performance standard of 3 acres of parkland for every 1,000 residents, either on the site or cumulatively. As the existing ratio of acreage of parks and recreational facilities to existing City population results in a parkland deficiency of approximately 154.44 acres, development of the proposed Project would continue to result in a deficiency in parkland throughout the City of Santa Ana. The Project proposes to provide approximately 1.4 acres of publicly accessible open space per 1,000 residents, which exceeds the approximately 1.2 acres per 1,000 residents currently existing within the City. In order to comply with the GPU policy of 3 acres of parkland per 1,000 residents, the proposed Project would require 27.7 acres of parkland or the dedication of approximately 67.3 percent of the Project site. While the proposed Project would provide approximately 17.21 acres of public and private open space onsite, inclusive of 13.1 acres of publicly accessible open space and facilities, and would comply with applicable Municipal Code requirements, the proposed Project would not provide 27.7 acres of parkland and recreation facilities onsite and would not meet the City of Santa Ana's performance standard for parkland, either on the site or cumulatively through the availability of parks and recreation facilities citywide. As discussed in the GPU FEIR, the City of Santa Ana is essentially fully built out and there is a lack of available vacant land to develop substantial new parks or expand existing facilities. Therefore, there would be no feasible mitigation measures that would be able to reduce the proposed Project's contribution to significant impacts related to the City's unsatisfactory level of resident to parkland ratio. As such, impacts would be significant and unavoidable, which is consistent with the findings of the GPU FEIR. Comment L12.3: This comment states that too many mitigations are required. Response L12.3: The comment does not raise any specific environmental concern with the analysis within the Draft SEIR and presents the commenter's opinion. No further response is warranted, and this comment will be forwarded to City decision makers as part of the Project's staff report. Comment L12.4: This comment states that although State law has relaxed parking requirements for near transportation lines, the City's parking requirements are too low and ignore the fact that most people use 26 cars for transportation. The comment states that ignoring this fact results in parking conflicts in neighboring residential areas. Response L12.4: The comment does not raise any specific environmental concern with the analysis within the Draft SEIR and presents the commenter's opinion. The Project proposes a mixed -use infill development located in a TPA on an urban and developed site in the City of Santa Ana. As discussed in Section 5.1 3, Transportation, the City of Santa Ana Traffic Impact Study Guidelines Appendix A identifies that the Project site is located within a TPA. The Project area is served by six OCTA routes: Routes 55, 57, 76, 86, 150, and 553. Specifically, OCTA Route 57 serves as a high -quality bus stop with headways of 15 minutes or less during weekday peak commute hours. OCTA Bus Route 553 connects to the Anaheim Regional Transportation Intermodal Center and OCTA Bus Route 86 connects to the Irvine Train Station. In addition, as shown on Figure 5.1 3-3, SCAG identifies that the Project site is within a High Quality Transit Area. As such, the proposed Project is located on an infill site within a TPA as defined under Public Resources Code Section 21099. Thus, the proposed Project's parking impacts are not considered significant on the environment pursuant to Public Resources Code Section 21099. This comment will be forwarded to City decision makers as part of the staff report for the Project. Comment L12.5: This comment questions if this is a bargaining chip the developer is using to gain approval for a somewhat smaller project. Response L12.5: The comment does not raise any specific environmental concern with the analysis within the Draft SEIR and presents the commenter's opinion and speculation This comment will be forwarded to City decision makers as part of the staff report for the Project. 27 Comment L13: Teresa Saldivar (1 page) Late Comment Letter Hello Madame Chair and honorable Santa Ana Planning Commissioners. My name is Teresa Saldivar, owner of Teresa's Jewelers, a family owned and operated business in the heart of downtown Santa Ana for more than three decades. I grew up in Santa ana and my roots are here. As a business owner in this City, I have a deep and vested interest in Santa Ana and its future. When I first heard about Related Bristol two years ago and how it will dramatically improve the existing Metro Town Square on south Bristol Street, I was excited. And my enthusiasm has only grown as I have learned Related Bristol will create thousands of new jobs and generate millions of dollars in new and needed tax revenue for our historic City to help fund so many important City programs and projects. Just as important, I believe Related Bristol will become a new gateway to our City and it will be the type of development all of Santa Ana can point to with pride. This City, a place I love, needs to keep growing and changing to attract new businesses to open their doors in Santa Ana and to attract new visitors to shop and dine here whether it is in historic downtown or at new destinations like Related Bristol. During the past two years, I have come to know the Related Bristol team while attending community events across the city. This developer cares about Santa Ana's future. They have already invested and supported our City because they will be our neighbors and partners for years to come if this project is approved and built. This evening, I respectfully ask you to recommend this project to the City Council for their final approval. I make this request for the continued betterment of our special city. Thank you. L13.1 28 Response to Comment L13: Teresa Saldivar dated August 12, 2024 Comment L13.1: This comment expresses the commenters' support for the proposed Project as it would attract business to the area and provide new jobs and tax revenue to the City. Response L13.1: The comment does not raise any specific environmental concern with the analysis within the Draft Supplemental EIR or requirements of the proposed Specific Plan. The Draft SEIR was prepared pursuant to CEQA Statute and the CEQA Guidelines in order to provide a meaningful discussion of the proposed Project and its resulting potential environmental impacts as a means of public disclosure. Thus, no further response is required or provided; however, this comment will be forwarded to all decision makers as part of the Staff Report for the Project. 29 Comment L14: Callie Callum (1 page) Late Comment Letter From: Callie Cullum To: eComments. PBA Subject: Planning meeting 4569-Aug 12, 2024, 3600 S. Bristol Development Date: Monday, August 12, 2024 10:20:34 AM Attention: This email originated from outside of City of Santa Ana. Use caution when opening attachments or links. I am submitting this comment for inclusion during the above referenced meeting. I am asking for the planning commission to consider limiting the size of the structures to be built. Ideally, none should be over 4 stories tall. Our beautiful neighborhood does not need more monstrosities like the two Skyline Towers off of MacArthur and the 55 Freeway. The area cannot handle the volume of people, increased crime, and urbanization of our suburban home. While I am against this development, I know it will go forward regardless of the community being against it. I can only hope the planning commission will put reasonable restrictions on the size of the development. Thank you for reviewing and including my comments in today's meeting. Callie Cullum Santa Ana resident-30 years L14.1 30 Response to Comment L14: Callie Cullum dated August 12, 2024 Comment L14.1: This comment requests that the planning commission limit the size of the buildings within the proposed Project as the area cannot handle the increased volume of people, increased crime and urbanization. Response L14.1: The comment does not raise any specific environmental concern with the analysis within the Draft Supplemental EIR or requirements of the proposed Specific Plan. As detailed throughout the Draft Supplemental EIR, specifically in Sections 3.0 Project Description, and 5.8 Land Use and Planning, the proposed Project is within the General Plan allowable density for the site. The existing General Plan District Center High (DC-5) land use designation has an allowable density of 125 dwelling units per acre (du/ac) and maximum height of 25 stories, and the proposed development would result in a maximum density of 91 du/ac, which is 34 du/ac below the maximum allowed by DC-5, which was evaluated previously by the City in the GPU FEIR. Therefore, additional demands from buildout of the site have also been cumulatively evaluated as part of buildout of the City. As described in Section 3.0, Project Description, of the Draft SEIR, an administrative Police Department Substation (no transfers or bookings) would be located within the commercial use area of the Project site. The substation would provide space for the expansion of policing services in the southern portion of the City and would provide the ability to quickly respond to emergency calls from within the Project site. The specific location would be determined prior to construction of the first phase of the proposed Project. Also, in Section 5.11, Public Services, it describes that the proposed Project would address typical residential security concerns by providing low -intensity security lighting, security cameras, electronic access to buildings, and onsite security personnel. Pursuant to the City's existing permitting process, the Police Department would review and approve the final site plans to ensure that the City's Crime Prevention through Environmental Design (CPTED) measures (General Plan Policy PS-2.1) are incorporated appropriately to provide a safe environment, including areas within parking garages. 31 Comment L15: William Taylor (1 page) Late Comment Letter From: Jackofhrt To: eComments. PBA Subject: AA No. 2023-03 (Bristol and MacArthur Planning Project) Date: Monday, August 12, 2024 10:36:57 AM Attention: This email originated from outside of City of Santa Ana. Use caution when opening attachments or links. To whom it may concern: This project should not be approved for just traffic impact alone to say nothing of the noise and pollution impact of such a large project. The area surrounding this project contains 5 schools and the biggest shopping center in southern california. Macarther Ave and Bristol Street are already a nightmare during commuter and school hours to say nothing of the holiday shopping madness. There are also many apartment complexes within blocks of this area. Adding this many units plus a hotel etc. is going to create a nightmare for the surrounding communities. Just trying to drop the kids at school is already a game of combat akin to New York City. The time delay and frustration this would add is incalculable. The area already has adequate grocery stores and restaurants so more are not necessary. Too much growth will choke the area and gag it with congestion. Add to this another proposal for apartments right across South Coast Plaza Drive and you end up with a parking lot. This area can not handle that much population intensity. Please reject this massive project. Sincerely, William Taylor L15.1 32 Response to Comment L15: William Taylor dated August 12, 2024 Comment L15.1: This comment states that the Project should not be approved based on the traffic impact alone and that there will be a noise and pollution impact based on the project size. The comment states that there is already a lot of congestion in the area and adding units to the area would result in significant delay. The comment states that the area already has adequate grocery stores and restaurants so no more are needed and the area cannot handle that much population density. The comment states that the Project should be rejected. Response L15.1: The comment does not raise any specific environmental concern with the analysis within the Draft SEIR. As discussed in Section 5.1 Air Quality, Emissions from operation of the proposed Project would exceed SCAQMD's thresholds for NOx and ROG after implementation of existing regulations and mitigation. The majority of NOx emissions are from vehicles and the majority of ROG emissions would be derived from consumer products, neither of which the Project applicant nor the City have the ability to reduce emissions of. Therefore, both NOx and ROG emissions from implementation of the proposed Project would result in both a project level and a cumulatively considerable significant and unavoidable impact. Hence, Impacts AQ-1 and AQ-2 would be significant and unavoidable after mitigation. However, the Project would result in a less than significant localized significance and health risk impact to the nearest sensitive receptors located 130 feet west of the Project site throughout all phases of development with the implementation of General Plan FEIR Mitigation Measures AQ-1 and AQ-2 as well as Project Mitigation Measures AQ-1 through AQ-6. In addition, as discussed in Section 5.9 Noise, noise impacts to the nearest sensitive receptors located 130 feet west of the Project site would be less than significant throughout all phases of development and full buildout of the Specific Plan. Therefore, the Project would not result in significant air quality or noise impacts on nearby residents. Draft SEIR Section 5.13 Transportation, details that Senate Bill (SB) 743 changes include the elimination of auto delay, LOS, and similar measures of vehicular capacity or traffic congestion as the basis for determining significant impacts. As part of the 2019 amendments to the State CEQA Guidelines, SB 743 directed that the revised CEQA Guidelines "shall promote the reduction of greenhouse gas emissions, the development of multimodal transportation networks, and a diversity of land uses" (Public Resources Code Section 21099[b][1 ]); and that "automobile delay, as described solely by level of service or similar measures of vehicular capacity or traffic congestion, shall not be considered a significant impact on the environment" (Public Resources Code Section 21099[b][2]). As such, pursuant to Public Resources Code Section 21099(b)(2), the SEIR focuses on analysis of Vehicle Miles Traveled (VMT) criteria and improvements to the circulation system along the Project's frontage to accommodate buildout of the proposed Project, pursuant to the City's recent General Plan Update. Further yet, the SEIR is not required to analyze impacts related to traffic congestion. Nevertheless, a Traffic Impact Analysis was prepared for the Project and is publicly available on the City's Project website. This comment will be forwarded to all decision makers as part of the staff report for the Project. 33 Comment L16: Pete (2 pages) Late Comment Letter From: 01 To: Pezeshkoour, Ali Subject: RELATED SOUTH BRISTOL PLANNING MEETING Date: Monday, August 12, 2024 12:00:35 PM Attachments: NS-2691 nexus.Ddf 240510 disabilitv.Dna Attention: This email originated from outside of City of Santa Ana. Use caution when opening attachments or links. The developer is proposing funds for low-income housing, and other funds for Community Benefit. The areas around the proposed development will be greatly impacted by this project, and not in a good way. We feel that the area, and the City, will benefit from commensurate and sensible development, but believe certain conditions need to be implemented for the benefit of the community. A preponderance of the Community Benefits should be invested in this area; the area that will suffer the most consequences of the project. The area has had promises, signed development agreements, that were not delivered as promised. (Agreement from 2005 attached. 73 pages, the most pertinent would be 34-41 and 53-58 notably the changes to utilities) Our quality of life should not sacrificed, with more broken promises and little to no relief. To allow dealing, disbursement (actually dispersement... yes, scattering), and dilution of the funds to various pet projects will ultimately be ephemeral.... We all will not mitigate the negative effects, and both the whole and the local will be the worse for it. The EIR report estimates that by phase Il traffic will increase in the area surrounding the site by 260%. The City, and this developer in particular, have been voicing "WALKABLITITY" and alternates to the personal vehicle. This project actually makes things worse. Imagine trying to ride a bicycle on the Bristol bike path, or on Macarthur with almost 3 times the traffic that we currently experience. Portions of Macarthur do not seem to be in ADA compliance, and disability conveyances have been forced into traffic_ (Macarthur at Flower) The flow of construction traffic is not mentioned in the development report. Residents living adjacent to arterial roads Segerstrom and MacArthur will be heavily impacted with construction trucks, commuter drivers and increased noise, gas emissions, hazards and hazardous waste.. We would like better details about what measures they will take to mitigate those effects. What will the queuing on Macarthur for Greenville Fundamental school look like? (funds could be earmarked for an additional lane, carved out of 10 feet of Griset Park, for example. This could also be used for park soccer use) Many other examples could be cited. No funds were earmarked from Community Benefits for improvements to the South Coast Neighborhoods. Our residents in Ward 4 will be the most affected by the development. We would like an oversight committee established including local residents, to oversee the 22 million dollars in Community Benefits and 16 million dollars allocated for affordable housing. A large percent of the Community Benefit funds should remain in the South Coast neighborhoods for neighborhood improvements and nuisance abatement. We're the ones taking the hit. L16.1 L16.2 L 16.3 34 Pete ❑® "Life isn't fair, but government must be." Ann Richards Please help prevent spam. Use the BCC feature ifyou need to broadcast email. Please do not forward this e mail address. If you have received this in error, please notify sender and delete the original. This message is confidential and should not be rebroadcast without permission. 35 Response to Comment L16: Pete dated August 12, 2024 Comment L16.1: This comment states that the Applicant is proposing funds for low-income housing and other funds for community benefit and that the areas around the Project will be greatly impacted by the Project. The comment states that the commenter feels that the area and City will benefit from sensible development. The comment states that previous development agreements were not delivered as promised (per the attached document). Response L16.1: This comment does not provide substantial evidence of a significant environmental impact or provide any comments on the Draft or Final SEIR. CEQA is an environmental protection statute that is concerned with physical changes to the environment (CEQA Guidelines Section 15358(b)). The environment includes land, air, water, minerals, flora, fauna, ambient noise, and objects of historic or aesthetic significance (CEQA Guidelines Section 15360). The Project's potential economic and social effects are not considered effects on the environment (CEQA Guidelines Sections 15064(e) and 151 31(a)). Thus, consistent with CEQA, the Draft Supplemental EIR includes an analysis of the Project's potentially significant physical impacts on the environment and does not include substantial discussion of the Project's economic or social effects, such as economic effects related to the development agreement. This comment will be forwarded to City decision -makers as part of the staff report for the Project. Comment L16.2: This comment states that the EIR reports that the traffic will increase in the area by 260 percent and that the Project will make congestion worse. The comment states that portions of Macarthur Boulevard are not ADA compliant and people with disabilities are forced into the streets. The comment states that the flow of construction traffic is not discussed in the EIR and that residents will be impacted by construction trucks, commuters and increased noise, gas emissions, hazards and hazardous wastes. The comment states that the commenter would like to have better details on the mitigation of those effects. The comment asks what the queuing on Macarthur Boulevard for Greenville Fundamental School would look like. Response L16.2: This comment does not provide substantial evidence of a significant environmental impact. The Draft SEIR Section 5.13, Transportation, details that Senate Bill (SB) 743 changes include the elimination of auto delay, LOS, and similar measures of vehicular capacity or traffic congestion as the basis for determining significant impacts. As part of the 2019 amendments to the State CEQA Guidelines, SB 743 directed that the revised CEQA Guidelines "shall promote the reduction of greenhouse gas emissions, the development of multimodal transportation networks, and a diversity of land uses" (Public Resources Code Section 21099[b][1 ]); and that "automobile delay, as described solely by level of service or similar measures of vehicular capacity or traffic congestion, shall not be considered a significant impact on the environment" (Public Resources Code Section 21099[b][21). As such, pursuant to Public Resources Code Section 21099(b)(2), the Supplemental EIR is not required to analyze impacts related to traffic congestion during construction or operation of the Project. As discussed in Section 5.1, Air Quality, proposed Specific Plan Mitigation Measure AQ-1: Construction Exhaust and Dust Control requires the preparation of a construction traffic control plan detailing the locations of equipment staging areas, material stockpiles, proposed road closures, and hours of construction operations, and designing the plan to minimize impacts to roads frequented by passenger cars, pedestrians, bicyclist, and other non -truck traffic. As such, the Project would be required to follow a designated construction route to avoid residential areas in the vicinity of the Project. In regard to increased noise, gas emissions, hazards and hazardous waste, the commenter is referred to the Draft SEIR's discussions in Section 5.1, Air Quality, Section 5.6, Hazards and Hazardous Materials, and Section 5.9, Noise, which include thorough discussions of Project impacts on those topic areas and further analysis of applicable mitigation measures, which would serve to reduce potential impacts. No further response is warranted. 36 In regard to queuing on Macarthur Boulevard related to Greenville Fundamental School, the Project site is located over half a mile from the school and would not result in direct queuing impacts to or from the school. Comment L16.3: This comment states that no funds were earmarked within the Community Benefits for improvements to the South Coast Neighborhoods and residents of Ward 4 will be the most affected by the development. The comment states that the commenter would like an oversight committee established to oversee the Development Agreement funds. Response L16.3: This comment does not provide substantial evidence of a significant environmental impact. CEQA is an environmental protection statute that is concerned with physical changes to the environment (CEQA Guidelines Section 15358(b)). The environment includes land, air, water, minerals, flora, fauna, ambient noise, and objects of historic or aesthetic significance (CEQA Guidelines Section 15360). The Project's potential economic and social effects are not considered effects on the environment (CEQA Guidelines Sections 15064(e) and 151 31(a)). Thus, consistent with CEQA, the Draft SEIR includes an analysis of the Project's potentially significant physical impacts on the environment and does not include discussion of allocation of Development Agreement funds. This comment will be forwarded to City decision makers as part of the staff report for the Project. 37 Comment L17: Nhu Ngyen (1 page) Late Comment Letter From: Nhu Nauven To: eComments. PBA Subject: About 3600 S Bristol Development - not quite sure it"s a great idea Date: Monday, August 12, 2024 1:05:43 PM Attention: This email originated from outside of City of Santa Ana. Use caution when opening attachments or links. Hi city, We are residents of South Coast Villas ( 1001 - 1101 W MacArthur blvd ) For the new development. We are very happy since we are bringing more home for more Santa Ana residents. My concern is that the number of units is too big compared to the area capacity. We already have a lot of traffic on Bristol - MacArthur daily, if we add too many units, it will cause more traffic. We are not against the idea of new development, we are just against the numbers of units. Moreover, where are schools and police stations for the number of increased residents ? Sincerely yours, Nhu L17.1 38 Response to Comment L17: Nhu Nguyen dated August 12, 2024 Comment L17.1: This comment expresses concern over the number of units proposed for the Specific Plan. The comment claims that the area does not have capacity for the potential growth induced from the Project resulting in additional traffic on Bristol Street and Macarthur Boulevard. Response L17.1: The comment does not raise any specific environmental concern with the analysis within the Draft Supplemental EIR or requirements of the proposed Specific Plan. As detailed throughout the Draft Supplemental EIR, specifically in Sections 3.0 Project Description, and 5.8 Land Use and Planning, the proposed Project is within the General Plan allowable density for the site. The existing General Plan District Center High (DC-5) land use designation has an allowable density of 125 dwelling units per acre (du/ac) and maximum height of 25 stories, and the proposed development would result in a maximum density of 91 du/ac, which is 34 du/ac below the maximum allowed by DC-5, which was evaluated previously by the City in the GPU FEIR. Therefore, additional demands from buildout of the site have also been cumulatively evaluated as part of buildout of the City. Draft SEIR Section 5.13 Transportation, details that Senate Bill (SB) 743 changes include the elimination of auto delay, LOS, and similar measures of vehicular capacity or traffic congestion as the basis for determining significant impacts. As part of the 2019 amendments to the State CEQA Guidelines, SB 743 directed that the revised CEQA Guidelines "shall promote the reduction of greenhouse gas emissions, the development of multimodal transportation networks, and a diversity of land uses" (Public Resources Code Section 21099[b][1 ]); and that "automobile delay, as described solely by level of service or similar measures of vehicular capacity or traffic congestion, shall not be considered a significant impact on the environment" (Public Resources Code Section 21099[b][2]). As such, pursuant to Public Resources Code Section 21099(b)(2), the SEIR focuses on analysis of Vehicle Miles Traveled (VMT) criteria and improvements to the circulation system along the Project's frontage to accommodate buildout of the proposed Project, pursuant to the City's recent General Plan Update. Further yet, the SEIR is not required to analyze impacts related to traffic congestion. Nevertheless, a Traffic Impact Analysis was prepared for the Project and is publicly available on the City's Project website. This comment will be forwarded to all decision makers as part of the staff report for the Project. In regard to school services, as discussed in Section 5.11 Public Services, the need for additional school facilities is addressed through compliance with school impact fee assessment. SB 50 (Chapter 407 of Statutes of 1998) sets forth a state school facilities construction program that includes restrictions on a local jurisdiction's ability to condition a project on mitigation of a project's impacts on school facilities in excess of fees set forth in the Government Code. These fees are collected by school districts at the time of issuance of building permits for commercial, industrial, and residential projects. The existing Santa Ana Unified School District development impact fee is $4.08 per square foot for all new residential development, and $0.66 per square foot for new commercial development. Pursuant to Government Code Section 65995 applicants pay developer fees to the appropriate school districts at the time building permits are issued; and payment of the adopted fees provides full and complete mitigation of school impacts. As described in Section 3.0, Project Description, of the Draft SEIR, an administrative Police Department Substation (no transfers or bookings) would be located within the commercial use area of the Project site. The substation would provide space for the expansion of policing services in the southern portion of the City and would provide the ability to quickly respond to emergency calls from within the Project site. The specific location would be determined prior to construction of the first phase of the proposed Project. Also, in Section 5.11 Public Services, it describes that the proposed Project would address typical residential security concerns by providing low -intensity security lighting, security cameras, electronic access to buildings, and onsite security personnel. Pursuant to the City's existing permitting process, the Police Department would review and approve the final site plans to ensure that the City's Crime Prevention 39 through Environmental Design (CPTED) measures (General Plan Policy PS-2.1) are incorporated appropriately to provide a safe environment, including areas within parking garages. 40 Comment L18: Lisa Lacey (1 page) Late Comment Letter From: Lisa Lacey To: eComments. PBA Subject: Redeveloping Bristol Date: Monday, August 12, 2024 1:31:51 PM Attention: This email originated from outside of City of Santa Ana. Use caution when opening attachments or links. Please don't wreck SA with more congestion. Displacing current business. L1$•1 Bad decision to add more congestion Sent from my iPhone Al Response to Comment L18: Lisa Lacey dated August 12, 2024 Comment L18.1: This comment states that the proposed Project would result in additional congestion and displace current businesses. Response L18.1: Draft SEIR Section 5.13 Transportation, details that Senate Bill (SB) 743 changes include the elimination of auto delay, LOS, and similar measures of vehicular capacity or traffic congestion as the basis for determining significant impacts. As part of the 2019 amendments to the State CEQA Guidelines, SB 743 directed that the revised CEQA Guidelines "shall promote the reduction of greenhouse gas emissions, the development of multimodal transportation networks, and a diversity of land uses" (Public Resources Code Section 21099[b][1 ]); and that "automobile delay, as described solely by level of service or similar measures of vehicular capacity or traffic congestion, shall not be considered a significant impact on the environment" (Public Resources Code Section 21099[b][2]). As such, pursuant to Public Resources Code Section 21099(b)(2), the SEIR focuses on analysis of Vehicle Miles Traveled (VMT) criteria and improvements to the circulation system along the Project's frontage to accommodate buildout of the proposed Project, pursuant to the City's recent General Plan Update. Further yet, the SEIR is not required to analyze impacts related to traffic congestion. Nevertheless, a Traffic Impact Analysis was prepared for the Project and is publicly available on the City's Project website. This comment will be forwarded to all decision makers as part of the staff report for the Project. Regarding the displacement of businesses, CEQA is an environmental protection statute that is concerned with physical changes to the environment (CEQA Guidelines Section 15358(b)). The environment includes land, air, water, minerals, flora, fauna, ambient noise, and objects of historic or aesthetic significance (CEQA Guidelines Section 15360). The Project's potential economic and social effects are not considered effects on the environment (CEQA Guidelines Sections 15064(e) and 15131 (a)). Thus, consistent with CEQA, the Draft Supplemental EIR includes an analysis of the Project's potentially significant physical impacts on the environment and does not include substantial discussion of the Project's economic or social effects, including the displacement of businesses. 42 Late Comment L19: Micheal J. Hixson (1 page) Late Comment Letter From: Mike Hixson To: eComments. PBA Cc: Oh, Steven: Steve Churm Subject: Public Comment far Related Bristol Project Planning Commission 12 Aug 2024 Item 1 Date: Monday, August 12, 2024 1:05:38 PM Attention: This email originated from outside of City of Santa Ana. Use caution when opening attachments or links. RE: AMENDMENT APPLICATION (AA) NO. 2023-03, TENTATIVE TRACT MAP (TTM) NO. 2023- 01, AND DEVELOPMENT AGREEMENT (DA) NO. 2023-02 FOR THE 41-ACRE SITE GENERALLY LOCATED AT 3600 SOUTH BRISTOL STREET LOCATED WITHIN THE GENERAL COMMERCIAL (C2) AND COMMERCIAL RESIDENTIAL (CR) ZONING DISTRICTS. As a resident of Santa Ana, Sandpointe Community, I am expressing my wholehearted supportfor the Related Bristol project application referenced in the Subject above, for many reasons. • We have considered moving from Santa Ana in the past for many reasons, and this project is greatly needed in our community to enhance and upgrade the area, while creating opportunities in housing and upgrades that are way overdue in our region. We have been residents here in the same home since 1974, some 50+years. • The aging shopping and retail centers, need a major upgrade, as they are degrading and attracting an unwelcome element in the surrounding neighborhoods. Businesses have moved or close repeatedly in this area as a result, and we often drive distances to other areas in Orange County for essentials and dining as a result. • The specific plan proposed will serve to upgrade the area considerably, and offer a greater level of security and cleanliness to this part of our area, with strongerties to the one area of neglect, adjacent to South Coast Plaza, with appropriate and needed changes. • Related Companies of California is a major player in the Western US, particularly in the Los Angeles greater Metro area, with absolutely top-drawer luxury projects in this arena, specifically in the South Bay LA, Century City, Downtown LA,'s Civic Center among many, many others, helping upgrade property values, attractiveness and more favorable images for these and many adjoining neighborhoods throughout the region. We need this help. I firmly believe that this plan is sound, greatly needed at this time, and showing more than adequate provisions for the community, the City of Santa Ana, the greater regions and the overall image of what has been a slowly declining neighborhood over our 5 decades of residency here. It's about time, and long overdue. Thank you for your consideration, respectfully Michael J. Hixson 302 Juniper Ave Santa Ana, CA 92707 L19.1 43 Response to Comment L19: Michael I Hixson dated August 12, 2024 Comment L19.1: This comment letter offers the commenter's support of the proposed Project as the Specific Plan would result in an upgrade of the existing commercial uses that would enhance the entire area. Response to Comment L19.1: The comment does not raise any specific environmental concern with the analysis within the Draft Supplemental EIR or requirements of the proposed Specific Plan. The Draft SEIR was prepared pursuant to CEQA Statute and the CEQA Guidelines in order to provide a meaningful discussion of the proposed Project and its resulting potential environmental impacts as a means of public disclosure. Thus, no further response is required or provided; however, this comment will be forwarded to all decision makers as part of the Staff Report for the Project. 44 Comment Letter L20: Catherine Creech (2 pages) Late Comment Letter From: Cn=_ech, Catherine To: eComments. PBA Cc: Pezeshkoour, Ali: Oh, Steven Subject: Related Bristol Letters of Support for Planning Commission Hearing Date: Monday, August 12, 2024 1:31:29 PM Attachments: Related Bristol - LOS email.odf Attention: This email originated from outside of City of Santa Ana. Use caution when opening attachments or links. Dear Planning Commissioners and City Staff, During the past two years, the Related Bristol applicant team has implemented an unprecedented and multifaceted community engagement initiative. We've been successful in embedding ourselves genuinely in the tight -knit Santa Ana community and the wider region here in Orange County. As a result, we received more than 400letters of supportfrom a diverse mix of residents, local and civic organizations, nonprofits, businesses and regional stakeholders and we received more than 1,400 comments about Related Bristol on our website which we made available in four languages for ease of access. Our intentional efforts to present our proposal and listen to comments on how to better shape and improve our vision are included in our Community Outreach Summary we hope you have received. On behalf of the Related Bristol applicant team, we proud to share notable supporters you find represented in the attached letters of support, including: Business Oreanizations & Companies Santa Ana Chamber of Commerce Travel Santa Ana Orange County Business Council Orange County Hispanic Chamber of Commerce Apartment Association of Orange County California Apartment Association Octane S&A Management Nonprofit Organizations • Hope Builders • Goodwill of Orange County Girl Scouts of Orange County (Santa Ana Chapter) Frida Theater & DTSA ArtWalk Kidworks Orange County United Way Mater Dei High School Cristo Rey Orange County High School (Santa Ana) Existing Metro Town Square Retail Tenants Albertson's/Von's Hans' Homemade Ice Cream L20.1 45 The Boiling Crab Grounded Planet, Inc. Wang Cho BBQ South Coast Pediatric Dentistry Neighborhood Associations, Community Groups. and Individuals G7 Neighborhood Leaders Alliance (represents leadership of 17 city neighborhood associations) Lee DeLeon, President and Founder of Templo Calvario church Sal Tinajero Jeffrey Katz (Floral Park) Irma Jauregui (Wilshire Square) Michael Hixson (Sandpointe) Timothy Rush (Wilshire Square) Pam and Larry Marshburn (South Coast Shores) Maurizio Bertoldi (South Coast Shores) Astrid and Michal Collins (Metro Classic) Katherine Freeman (Republic Homes) Elizabeth Hansburg, People for Housing Kevin Ting, Santa Ana resident Hundreds of other individuals Thanks, Catherine Creech Project Manager RELATED CALIFORNIA 1430 5th Street, Suite 101 Santa Monica, CA 90401 M: (623) 882-5170 O: (310) 359-0036 ccreechOrelated.com L20.1 Cont. The information contained in this message and any attachment(s) may be privileged, confidential, proprietary or otherwise protected from disclosure and is intended solely for the use of the individual or entity to whom it is addressed. If you are not the intended recipient, you are hereby notified that any dissemination, distribution, copying or use of this message and any attachment is strictly prohibited and may be unlawful. If you have received this message in error, please notify us immediately by replying to this email and permanently delete the message from your computer. Nothing contained in this message and/or any attachment(s) constitutes a solicitation or an offer to buy or sell any securities. 46 Response to Comment L20: Catherine Creech dated August 12, 2024 Comment L20.1: This comment letter was provided by the applicant team includes an attached letters of support from a mix of residents, local and civil organizations, nonprofits, business and regional stakeholders. Response to Comment L20.1: The comment does not raise any specific environmental concern with the analysis within the Draft Supplemental EIR or requirements of the proposed Specific Plan. The Draft SEIR was prepared pursuant to CEQA Statute and the CEQA Guidelines in order to provide a meaningful discussion of the proposed Project and its resulting potential environmental impacts as a means of public disclosure. Thus, no further response is required or provided; however, this comment will be forwarded to all decision makers as part of the Staff Report for the Project. The letters of support included in the commenter letter have been included in this FEIR as Attachment A. 47 Comment L21: Larry Rein (3 pages) Late Comment Letter Related Bristol Development Comments — Larry Rein Thanks for the opportunity to comment on the proposed Planning Commission Actions regarding the Related Bristol Project. This project will have a major impact on the character and nature of the neighborhood and I believe it requires more thought and L211 public input than has been provided so far. I attended the first Sunshine Meeting, which was really more of a developer's sales pitch, but have not attended additional ones as I was unaware of them. I just scanned most of the environmental documents just yesterday. Comments are below Comments — Notice Mailed Notice The notice says it was sent to those who live within 1000 feet of the project site. This seems inadequate since a project of this magnitude will affect a much great area, not only in Santa Ana, but also parts of Costa Mesa. % of a mile seems more appropriate. The businesses affected attract customers L21.2 from at least this distance. I recommend holding off on the five action items for item 1, listed on the Planning Commissions agendas for at least two weeks. Comments — Overall density • This seems to be an awful lot of people (8,000?) to put on 40 acres, especially considering the adjacent 17 acres are undergoing similar development. Will you be building an urban village or an urban jungle? • How does the density compare with the developments around Anaheim Stadium? These are not particularly attractive developments. • How does the density compare with New York Cities Manhattan? • Will future population growth support developments of this kind? The trend seems to be outmigration from California. Transportation • 1 sure there will be plenty of concerns about overflow parking in the adjacent neighborhoods. Consider requiring more parking than the minimum amount the State is pushing. Improvements are needed to the local freeway exits if anymore rush hour traffic is added. Particularly the Bear Street exit off of 73. Please talk to Caltrans and OCTA about this. • As shown the on the attachments, six- and eight -foot -wide perimeter sidewalks are shown. Please ensure the wide sidewalks are built for the sake of the residents of the proposed development and locals, otherwise, people will be driving rather than walking. 1 wasn't too impressed with traffic ingress and egress, shown in the development. Please review again. Also, not please with taking away a traffic lane on Bristol. Page 1 of 3 L21.3 L21.4 48 Related Bristol Development Comments — Larry Rein I don't believe bus convenience has been adequately addressed. Bus stops should be close and adequate for this type of development, especially if you expect them to have a limited amount of parking. I haven't read the supportive findings regarding overturning the Airport Environs Land Use Plan. If windy day flight patterns are affected and additional air traffic occurs over the single-family homes, mitigation should be required. Maybe buy everyone earmuffs. Will the outer approach height limits be adequate? More electric charge stations are needed. The local electrical grid probably needs improvements also, if it was mentioned in the environmental documents, I missed it. General Development Comments: • The entire neighborhood will be impacted by the loss of the businesses as well as the businesses themselves. Our dentist is in the development, the stores we visit are in the development area, several of the restaurants we frequent are in the area, the gym I is in the area. If they are out of business even for an interim period it affects everyone. The City and Developer should do all they can to find suitable facilities nearby. • The development needs to be coordinated with the adjacent Segerstrom development and hopefully with South Coast Plaza. Part of South Coast Plaza Parking could be used for staging. Maybe some of the existing tenants could be relocated there. • The base elevation for the site does not need to match the existing. Two or even three feet higher should be acceptable and may reduce the amount of excavated materials. • The environmental documents propose improving local storm water drainage facilities. A better solution in part or whole would be to construct percolation wells for ground water recharge and or cisterns to capture and store some of the rainwater for landscape use. This could and should be coordinated with South Coast Plaza. It is very discouraging to see how much of the rainwater runs off the pavement at South Coast even after a small rain. • Hopefully, energy reduction is considered. • As much of the pavement materials as possible should be recycled. Page 2 of 3 L21.4 cont. L21.5 49 Related Bristol Development Comments — Larry Rein 1. Adopt a resolution to (1) certify the Final Supplemental Environmental Impact Report (SEIR) No. 2022-01 (SCH No. 2020029087), including adoption of environmental findings of fact pursuant to the California Environmental Quality Act, (2) adopt of a Statement of Overriding Considerations, (3) adopt the Mitigation Monitoring and Reporting Program, and (4) approve the Project; Please provide at least two more weeks for review. 2. Adopt an ordinance approving Amendment Application No. 2023-03 to establish the Related Bristol Specific Plan No. 5 and to approve a zone change for the Property located at 3600 Bristol Street from General Commercial (C2) and Commercial Residential (CR) to Related Bristol Specific Plan (SP No. 5); Please provide at least two more weeks for review. 3. Adopt an ordinance approving Development Agreement No. 2023-02; What will the funds be used for? Who will have oversight of them? 4. Adopt a resolution approving Vesting Tentative Tract Map No. 2023-01 (County Map No. 19272), as conditioned; and Not sure I saw all the conditions. What are they? 5. Adopt a resolution overruling the Orange County Airport Land Use Commission's determination that the Related Bristol Specific Plan is inconsistent with the Airport Environs Land Use Plan, including supportive findings. Consider local mitigation concerns. Larry A. Rein — Resident at 3338 S. Towner Street Page 3 of 3 L21.6 50 Response to Comment L21: Larry Rein, dated August 12, 2024 Comment L21.1: This comment states that the Project will have a major impact on the character and nature of the neighborhood and the commenter believes that additional public input is needed. The comment states that the commenter has only attended the first Sunshine Meeting and has not attended any others are they were unaware of them. The comment states that the commenter has just scanned the environmental documents. Response L21.1: This comment does not provide substantial evidence of a significant environmental impact or provide any comments on the Draft or Final SEIR. CEQA is an environmental protection statute that is concerned with physical changes to the environment (CEQA Guidelines Section 15358(b)). The environment includes land, air, water, minerals, flora, fauna, ambient noise, and objects of historic or aesthetic significance (CEQA Guidelines Section 15360). The Project's potential economic and social effects are not considered effects on the environment (CEQA Guidelines Sections 15064(e) and 151 31(a)). Thus, consistent with CEQA, the Draft Supplemental EIR includes an analysis of the Project's potentially significant physical impacts on the environment and does not include substantial discussion of the Project's economic or social effects, such as economic effects related to the character and nature of the community. This comment will be forwarded to City decision -makers as part of the staff report for the Project. Comment L21.2: This comment states that the notice was sent to those who live within 1,000 feet of the Project, which is not adequate. The comment states that the hearing should be pushed back two weeks. Response L21.2: This comment does not provide substantial evidence of a significant environmental impact or provide any comments on the Draft or Final SEIR. The commenter erroneously states the notice of public hearing was provided to a 1,000-foot radius. The notice of public hearing was sent to a 2,000-foot radius and included both owners and occupants. As such, adequate notice was provided to surrounding residents pursuant to the City Municipal Code and a continuation of the public hearing is not warranted. Comment L21.3: This comment states that the Project would result in a large amount of residents and asks how the density compares to developments around Anaheim Stadium. The comment asks if future population growth will support the development given the outmigration from California. Response L21.3: The comment does not raise any specific environmental concern with the analysis within the Draft Supplemental EIR or requirements of the proposed Specific Plan. As detailed throughout the Draft Supplemental EIR, specifically in Sections 3.0 Project Description, and 5.8 Land Use and Planning, the proposed Project is within the General Plan allowable density for the site. The existing General Plan District Center High (DC-5) land use designation has an allowable density of 125 dwelling units per acre (du/ac) and maximum height of 25 stories, and the proposed development would result in a maximum density of 91 du/ac, which is 34 du/ac below the maximum allowed by DC-5, which was evaluated previously by the City in the GPU FEIR. Therefore, additional demands from buildout of the site have also been cumulatively evaluated as part of buildout of the City. In regard to future population growth, CEQA is an environmental protection statute that is concerned with physical changes to the environment (CEQA Guidelines Section 15358(b)). The environment includes land, air, water, minerals, flora, fauna, ambient noise, and objects of historic or aesthetic significance (CEQA Guidelines Section 15360). The Project's potential economic and social effects are not considered effects on the environment (CEQA Guidelines Sections 15064(e) and 151 31(a)). Thus, consistent with CEQA, the Draft Supplemental EIR includes an analysis of the Project's potentially significant physical impacts on the environment and does not include substantial discussion of the Project's economic or social effects, such as outmigration from California and future population trends. This comment will be forwarded to City decision -makers as part of the staff report for the Project. Comment L21.4: This comment provides concerns regarding overflow parking and states that improvements are needed to the local freeway exits if rush hour traffic is added and requests the City talk to Caltrans and OCTA about this. The comment requests that sidewalks are built and that the commenter 51 was not impressed with traffic ingress and egress. The comment states that bus convenience has not been adequately addressed. The comment also states that mitigation should be required if windy day flight patterns are affected and additional air traffic occurs over single family homes. The comment further states that more electric charging stations are needed and the local electrical grid probably needs improvements. Response L21.4: The comment does not raise any specific environmental concern with the analysis within the Draft SEIR and presents the commenter's opinion. The Project proposes a mixed -use infill development located in a TPA on an urban and developed site in the City of Santa Ana. As discussed in Section 5.1 3, Transportation, the City of Santa Ana Traffic Impact Study Guidelines Appendix A identifies that the Project site is located within a TPA. The Project area is served by six OCTA routes: Routes 55, 57, 76, 86, 150, and 553. Specifically, OCTA Route 57 serves as a high -quality bus stop with headways of 15 minutes or less during weekday peak commute hours. OCTA Bus Route 553 connects to the Anaheim Regional Transportation Intermodal Center and OCTA Bus Route 86 connects to the Irvine Train Station. In addition, as shown on Figure 5.1 3-3 of the Draft SEIR, SCAG identifies that the Project site is within a High Quality Transit Area. As such, the proposed Project is located on an infill site within a TPA as defined under Public Resources Code Section 21099. Thus, the proposed Project's parking impacts are not considered significant on the environment pursuant to Public Resources Code Section 21099. This comment will be forwarded to City decision makers as part of the staff report for the Project. The commenter provides no substantial evidence regarding impacts to Caltrans facilities. Regarding traffic safety, a queueing analysis was conducted for the Project site as part of a supplemental traffic analysis (as provided in Appendix A to this Final Supplemental EIR), which determined that the Project would result in adequate storage capacity for the Caltrans on- and off -ramps. At ramps in which the queueing exceeds the storage provided, spillover queues can be accommodated upstream of the turn pockets. Summaries of the results are provided in Tables 8, 9, 10, 11, 12, 13 and 14 of the supplemental traffic analysis (as provided in Appendix A to the Final SEIR), which shows that none of the analysis scenarios would result in the potential for spill beyond the designated storage lane with the exception of the Year 2045 scenario for the Bear Street at the SR-73 northbound ramp. However, this potential spill beyond the designated storage lanes would also occur without the addition of the Project in year 2045. As such, the Project would not cause a potential safety concern at Caltrans intersections. In regard to air traffic concerns, the Draft Supplemental EIR provides a comprehensive discussion related to the FAA FAR Part 77 Horizontal Obstruction Imaginary Surface for SNA. In Section 5.6, Hazards and Hazardous Materials, on page 5.6-3, it is described that FAA FAR Section 77.17 (Obstruction Standards) states that an object could be an obstruction to air navigation if it is higher than 200 feet above ground level or the 100:1 imaginary surface and therefore, requires notification to FAA (per FAR Part 77). As detailed on page 5.6-7, the Orange County AELUP states that an object that would be constructed within the height restriction or imaginary surface area of the airport is not necessarily incompatible but would be subject to FAA notification and an FAA aeronautical study to determine whether the proposed structures would constitute a hazard to air navigation or would affect the operation of the airport. On page 5.6-12 of the Draft Supplemental EIR it is described that the Project site is located within the 206-foot-high imaginary surface area for SNA, which is shown on Figure 5.6-4; and therefore, FAA notification for the proposed Project would be required. Draft Supplemental EIR Figure 5.6-4 identifies the South Bristol Street Focus Area and the Project site's location within the SNA Horizontal Surface Elevation of 206 feet AMSL. This information is also provided in Section 5.8, Land Use and Planning, on page 5.8-18 within the discussion of height restrictions. Page 5.6-27 of the Draft Supplemental EIR states that the tallest point on the buildings would be approximately 285 feet above the existing ground level, which is approximately 30 feet above sea level. Thus, the top of the tallest point on the buildings would be approximately 315 feet above sea level. It is 52 further described that because the Project site is located 1.4 miles northwest of SNA and is not within the Airport's safety zone, the proposed Project would not result in a safety hazard. However, as shown on Figure 5.6-1, the Project site is located within the 206-foot-high imaginary surface area for SNA, and the proposed Project may include structures of 25 stories that would extend to approximately 315 feet above sea level. Therefore, FAA notification and study of the proposed Project structures above 206-feet high is required. In regard to additional electric vehicle chargers, pursuant to Mitigation Measure GHG-2, the Project would be required to provide facilities to support electric charging stations per the Tier 2 standards in Section A5.106.5.3 (Nonresidential Voluntary Measures) and Section A5.106.8.2 (Residential Voluntary Measures) of the 2022 CALGreen Code. In regard to electric infrastructure, the GPU FEIR determined that increased electricity demands at full buildout are within the forecasted demand in Southern California Edison's service area; therefore, impacts would be less than significant. As the Project is within the forecasted growth analyzed by the GPU FEIR, there is adequate electric infrastructure within the vicinity of the Project. Comment L21.5: This comment states that the whole neighborhood will be impacted by the loss of the current businesses and the development should coordinate with the adjacent Segerstrom development. The comment states that the base elevation for the site does not need to match the existing and that would reduce the amount of overexcavated materials. The comment states that a better solution to drainage would be to construct percolation wells for groundwater recharge and that pavement materials should be recycled. Response L21.5: The comment does not raise any specific environmental concern with the analysis within the Draft SEIR and presents the commenter's opinion on potential additional improvements. This comment will be forwarded to City decision -makers as part of the staff report for the Project. Comment L21.6: This comment provides comments and questions on the proposed resolutions for the Planning Commission Hearing item for the Project and reiterates previous comments. Response L21.6: The comment does not raise any specific environmental concern with the analysis within the Draft SEIR and is conclusionary in nature. This comment will be forwarded to City decision -makers as part of the staff report for the Project. 53 Comment Letter L22: Douglas Richardson (1 page), Late Comment Letter From: Doualas Richardson To: eComments. PBA Subject: Agenda Item 1 Date: Monday, August 12, 2024 3:09:25 PM Attention: This email originated from outside of City of Santa Ana. Use caution when opening attachments or links. I am against the 3600 South Bristol Street proposed project. The sheer size and scope of the project, length of time to complete, the upending of residents and businesses, and the very L22.1 harmful environmental impacts all weigh heavily against moving forward with the project. Regards, Douglas Richardson 1101 W. Stevens Avenue Santa Ana, CA Response to Comment L22: Douglas Richardson dated August 12, 2024 Comment L22.1: This comment states that the commenter is against the proposed Project due to the Projects size and scope, length of time to complete, the upending of residents and businesses, and environmental impacts. Response L22.1: The comment does not provide substantial evidence of a significant environmental impact or the need to recirculate the Draft Supplemental EIR. A general response to a general comment is sufficient. (Browning -Ferris Indus. v. City Council (1986) 181 Cal.App.3d 852, 862.) The Draft Supplemental EIR provides an accurate and thorough analysis of all of the Project's potential environmental impacts pursuant to CEQA. As discussed throughout the Draft Supplemental EIR, mitigation measures would be required for impacts related to air quality, cultural resources, geology and soils, greenhouse gas emissions, hazards and hazardous materials, noise, and tribal cultural resources as these impact areas are potentially significant after the imposition of existing regulations and standards conditions. As detailed throughout the Draft Supplemental EIR, specifically in Sections 3.0 Project Description, and 5.8 Land Use and Planning, the proposed Project is within the General Plan allowable density for the site. The existing General Plan District Center High (DC-5) land use designation has an allowable density of 125 dwelling units per acre (du/ac) and maximum height of 25 stories, and the proposed development would result in a maximum density of 91 du/ac, which is 34 du/ac below the maximum allowed by DC-5, which was evaluated previously by the City in the GPU FEIR. Therefore, additional demands from buildout of the site have also been cumulatively evaluated as part of buildout of the City. The commenter incorrectly states that residents would be relocated due to implementation of the proposed Project, however there are currently no residents located within the Project site. Comment L23: Jennifer Richardson (1 page) late Comment Letter Ocampo, Nuvia From: Jen R <jenniferrichardson24@gmail.com> Sent: Monday, August 12, 2024 8:28 AM To: eComments, PBA Subject: Agenda Item 1; 08/12/24 meeting Follow Up Flag: Follow up Flag Status: Flagged Attention: This email originated from outside of City of Santa Ana. Use caution when opening attachments or links. To the governing body, I am quite concerned about the plans to potentially move forward regarding redevelopment of 3600 South Bristol Street project site. While I agree that new, affordable housing, relevant shops, and green space are I L23,1 necessary for the growth and wellbeing of a city, I do not support this project, the length of construction phases, and the detrimental environmental impact it will wreak on Santa Ana and Costa Mesa Perhaps most concerning beyond the length and geographical scope of the project is this portion from your flyer: "The EIR concludes that the proposed project would require mitigation related to Air Quality, Cultural Resources, Geology and Soils, Greenhouse Gas Emissions, Hazards and Hazardous Materials, Hydrology and Water Quality, Noise, Transportation, and Tribal Cultural Resources. Impacts to Air Quality and Recreation would remain significant and unavoidable after mitigation." Impact to Air Quality would remain significant and unavoidable? Set aside for a moment the loss of retailers providing necessities such as food, water, clothing, and employment, and also set aside the large number of tenants whose homes in rental units will be demolished, you are asking us to get on board with a decadeslong plan whose immediate effects will irrevocably destroy the very air we breathe. Who would agree to this? Not I. This project is a wolf in sheep's clothing. I urge you to reject this project, related zone changes, and not overrule the decision made by John Wayne Airport's Land Use Commission. Five items in total. Please protect our city from this destruction. Thank you for your time. Sincerely, Jennifer Richardson Santa Ana, California L23.2 Response to Comment L23: Jennifer Richardson, dated August 12, 2024 Comment L23.1: This comment states that the commenter is against the proposed Project due to the Projects size and scope, length of time to complete, and environmental impacts. Response to Comment L23.1: The comment does not provide substantial evidence of a significant environmental impact or the need to recirculate the Draft Supplemental EIR. A general response to a general comment is sufficient. (Browning -Ferris Indus. v. City Council (1986) 181 Cal.App.3d 852, 862.) The Draft Supplemental EIR provides an accurate and thorough analysis of all of the Project's potential environmental impacts pursuant to CEQA. As discussed throughout the Draft Supplemental EIR, mitigation measures would be required for impacts related to air quality, cultural resources, geology and soils, greenhouse gas emissions, hazards and hazardous materials, noise, and tribal cultural resources as these impact areas are potentially significant after the imposition of existing regulations and standards conditions. Comment L23.2: This comment urges the City to reject the Project due to the significant and unavoidable impacts, especially those regarding air quality impacts. Response to Comment L23.2: The comment does not provide substantial evidence of a significant environmental impact or the need to recirculate the Draft Supplemental EIR. Ultimately, it is up to the City to determine what the Project benefits are and if they would outweigh any potential significant and unavoidable impacts. In accordance with CEQA Section 21081(b) and CEQA Guideline Section 15093, in order to approve the Project, the City is required to determine that the unavoidable adverse environmental impacts identified above may be considered acceptable due to specific considerations which outweigh the unavoidable, adverse environmental impacts of the Project. If the City approves a project which will result in the occurrence of significant effects which are identified in the final EIR but are not avoided or substantially lessened, the City shall state in writing the specific reasons to support its action based on the final EIR and/or other information in the record. The Statement of Overriding Considerations (SOC) shall be supported by substantial evidence in the record. If the City decides to approve the project and makes a SOC, the statement will be included in the record of the project approval and will be mentioned in the notice of determination. Per Public Resources Code § 21002.1 (a), the purpose of an environmental impact report is to identify the significant effects on the environment of a project, to identify alternatives to the project, and to indicate the manner in which those significant effects can be mitigated or avoided." Therefore, the Draft Supplemental EIR is not intended to serve as the justification for adopting a SOC or as basis for the approval or denial of the Project, but to disclose the environmental consequences of approving the Project and a SOC. Through the public hearing process, the decision -makers within the City will take into consideration the environmental impacts caused by the Project in if it decides to approve the Project, a SOC will be required. The SOC is included as Exhibit 1 to the Staff Report. Comment L24: Sally Day (1 page) Late Comment Letter Ocampo, Nuvia From: Sally Day <saday7147@gmail.com> Sent: Monday, August 12, 2024 3:25 PM To: eComments, PBA Subject: Project: 3600 South Bristol Street Follow Up Flag: Follow up Flag Status: Flagged Attention: This email originated from outside of City of Santa Ana. Use caution when opening attachments or links. The project at 3600 South Bristol Street is a big disappointment. Our area is already congested enough. It's even worse during the Christmas season with all the South Coast Plaza traffic. It appears this will make it even L24.1 worse year round. Sally Day saday7147A=ail.com Response to Comment L24: Sally Day, dated August 12, 2024 Comment L24.1: This comment states that the proposed Project would result in traffic congestion in the area. Response to Comment L24.1: The comment does not raise any specific environmental concern with the analysis within the Draft SEIR. Draft SEIR Section 5.13 Transportation, details that Senate Bill (SB) 743 changes include the elimination of auto delay, LOS, and similar measures of vehicular capacity or traffic congestion as the basis for determining significant impacts. As part of the 2019 amendments to the State CEQA Guidelines, SB 743 directed that the revised CEQA Guidelines "shall promote the reduction of greenhouse gas emissions, the development of multimodal transportation networks, and a diversity of land uses" (Public Resources Code Section 21099[b][1 ]); and that "automobile delay, as described solely by level of service or similar measures of vehicular capacity or traffic congestion, shall not be considered a significant impact on the environment" (Public Resources Code Section 21099[b][2]). As such, pursuant to Public Resources Code Section 21099(b)(2), the SEIR focuses on analysis of Vehicle Miles Traveled (VMT) criteria and improvements to the circulation system along the Project's frontage to accommodate buildout of the proposed Project, pursuant to the City's recent General Plan Update. Further yet, the SEIR is not required to analyze impacts related to traffic congestion. Nevertheless, a Traffic Impact Analysis was prepared for the Project and is publicly available on the City's Project website. This comment will be forwarded to all decision makers as part of the staff report for the Project. Comment L25: Katherine Freeman (1 page) Late Comment Letter Ocampo, Nuvia From: Katherine Freeman <katherinefreeman536@gmail.com> Sent: Monday, August 12, 2024 3:23 PM To: eComments, PBA Subject: RELATED BRISTOL- Routing for heavy Construction trucks traveling from the 55 freeway off ramp Dyer Road which turns into Segerstom. Segerstrom has Mac Arthur L25.1 Fundamental, Saddleback HS Jefferson and Mc Fadden schools on this route to Bristol. We feel t... Follow Up Flag: Follow up Flag Status: Flagged Xttention: This email originated from outside of City of Santa Ana. Use caution when opening attachments or links. Thank you. Katherine Freeman President Republic Homes Response to Comment L25: Katherine Freeman, dated August 12, 2024 Comment L25.1: This comment expresses a concern for heavy construction trucks traveling from the 55 freeway off ramp on Dyer Road which turns onto Segerstrom Avenue. Response to Comment L25.1: This comment does not provide substantial evidence of a significant environmental impact. As discussed in Section 5.1, Air Quality, proposed Specific Plan Mitigation Measure AQ-1: Construction Exhaust and Dust Control requires the preparation of a construction traffic control plan detailing the locations of equipment staging areas, material stockpiles, proposed road closures, and hours of construction operations, and designing the plan to minimize impacts to roads frequented by passenger cars, pedestrians, bicyclist, and other non -truck traffic. As such, the Project would be required to follow a designated construction route to avoid residential areas in the vicinity of the Project. Letters of Support On behalf of Related Bristol, we sincerely appreciate all of the stakeholders who have taken the time and effort to participate in our community outreach process. We have been greatly encouraged that the Project has been well -received and express sincere gratitude to our supporters who share our vision and aspirations for Related Bristol, Santa Ana, and Orange County. Key Supporters Include: Business Organizations & Companies • Santa Ana Chamber of Commerce • Travel Santa Ana • Orange County Business Council • Orange County Hispanic Chamber of Commerce • Apartment Association of Orange County • California Apartment Association • Octane • S&A Management Nonprofit Organizations • Hope Builders • Goodwill of Orange County • Girl Scouts of Orange County (Santa Ana Chapter) • Frida Theater & DTSA ArtWalk • Kidworks • Orange County United Way • Mater Dei High School • Cristo Rey Orange County High School (Santa Ana) ■RC_ wSO Existing Metro Town Square Retail Tenants • Albertson's/Von's • Hans' Homemade Ice Cream • The Boiling Crab • Grounded Planet, Inc. • Wang Cho BBQ • South Coast Pediatric Dentistry Neighborhood Associations, Community Groups, and Individuals • G7 Neighborhood Leaders Alliance (represents leadership of 17 city neighborhood associations) • Lee DeLeon, President and Founder of Templo Calvario church • Sal Tinajero • Jeffrey Katz (Floral Park) • Irma Jauregui (Wilshire Square) • Michael Hixson (Sandpointe) • Timothy Rush (Wilshire Square) • Pam and Larry Marshburn (South Coast Shores) • Maurizio Bertoldi (South Coast Shores) • Astrid and Michal Collins (Metro Classic) • Katherine Freeman (Republic Homes) • Elizabeth Hansburg, People for Housing • Kevin Ting, Santa Ana resident • Hundreds of other individuals 3750 South Oristol St. Sanla Am -P LT161 71G-%30 • mm.relatedbratal com 26 Dave Elliott, President & CEO, Santa Ana Chamber of Commerce Dear Commissioners or Councilmembers, My name is David Elliott, President & CEO of the Santa Ana Chamber of Commerce. On behalf of the Chamber, its Board of Directors and 400-plus business and community members, I'm proud to extend our full support for Related Bristol —a project that fits perfectly with the ethos and identity of Santa Ana as we look forward to growing the future of this great city. At the Chamber, we aim to grow economic opportunity in Santa Ana by representing and attracting a wide range of businesses to the city. Our staff efforts run the gamut, from recruiting to marketing to employee training —and we believe it is working. Our city's businesses are increasingly diverse and critical to Santa Ana's bright future, ranging from healthcare and medical devices to manufacturing, retail and hospitality. For that reason, we fully support Related Bristol because of its economic and community benefits. The project will be the single largest private investment in Santa Ana's 154-year history at nearly $3 billion. Moreover, Related Bristol will generate approximately $10.7 million in annual tax revenue to the city, create 5,900 jobs during construction and 1,700 permanent jobs once the development is completed. Plus, Related Bristol will provide sorely needed housing for professional class families and individuals. It's the kind of project that has the potential for lasting impact on our city and economy. Approval of Related Bristol will truly create a new destination for community and connection and become a new gateway to our wonderful city. I urge you to support Related Bristol for the benefit of our entire city. Sincerely, r• , Dave Elliott President & CEO, Santa Ana Chamber of Commerce iiHoPE BUILDING a PATHWAY to PRO P I R iTY Christa Sheehan, Deputy Director, Hope Builders Dear Commissioners or Councilmembers, My name is Christa Sheehan, Deputy Director of Santa Ana -based Hope Builders. In every city in America, it is now a reality: employers lack a reliable pipeline for middle -skill jobs. Closer to home, Orange County companies are constantly seeking access to skilled talent — with the need growing every year. At Hope Builders, established nearly three decades ago by the Sisters of St. Joseph of Orange, we believe the young adults needed to fill these opportunities are right here in our own backyard. They simply need a hand up and the proper training and mentorship to navigate a pathway to rewarding work, self-esteem and a future career. Since 1995, Hope Builders has transformed the lives of 6,000 individuals mostly from challenged and troubled backgrounds by training and equipping them with job and life skills to graduate and secure lasting employment. The results, I'm proud to share, have been profound: 97% of our trainees are hired upon graduation and 80%, on average, retain employment. This is a remarkable human success story for the graduates and their families right here in Santa Ana, where the need for our program has never been greater. It is why Hope Builders is excited about Related Bristol and the transformative opportunity it presents to our community and especially our trainees. If approved and built, this visionary project with its mix of housing, retail, senior living and a hotel will create 7,600 construction and permanent jobs. As important, the developer, Related California, has committed to locally hire a minimum of 10% of the construction labor and actively market to Hope Builders and other local vocational programs. Related and Hope Builders are already underway in discussions on how to collectively implement and maximize these local hiring and active market efforts together moving forward. Hope Builders exists to unlock the greatness of young adults. Many of them have only known poverty, drugs, gangs, abuse and broken homes. Related Bristol won't solve these deeply rooted societal issues, however it will provide opportunity and optimism right here in Santa Ana where nearly 80% of our graduates have grown up. Please join Hope Builders and say "yes" to Related Bristol and the overwhelming impact it will bring to our great city. Sincerely, CA-t� Christa Sheehan Deputy Director, Hope Builders (((3 RANGE COUNTY BUSINESS CC U N C I L 2 Perk Plea, Suha 1001 Irwin&, CA P2514-SMI ! P 949.476.22421 F W D-4�0.9za01 www. .orb 04!t-0her'or 202� Dea r Plan n ing Commissio n ers and Cou ncil members As the Pr-asideni: and Chief 5xe!Cutiwe Ufficer of I: he Orange County Business Council, our inv-estors a n d 1 are st rongly fcc u scd a n c n hancing and adva racing th a ewrio mic Erik a Iity of t#Ie natio W-5 sia€t h I.0rge5k Cou n ty, 0 ran Se Ca unto+. T#I e p ra"se d Relate d Bristol mixed - u se deve lopment i rx so u# h Santa Arn a Is a 0ri-ce-in-a-lifetime cFPport u n ily that will deliver tremendous economic and comm a pity b anefit i n one of the most im pa r t ari t cities i n 0 ra n �-e Cau n t yr and the entire region. The Rol a ted Br ist of p turn i5E?+ to bnum a th-e si ngle I a nest private i nivestment i n Sari to Ana's 154 year history at 3 biIli on. MOMOVeV, Related Bristol v�ill ener #a a�proximately 510.7 million in annual tax Feve n ue to the c" and create 7,600 jobs during construction and opprati-on where co n st ruction is corrtip lete- E qp ally important, Related Bristol with its mix of high quality apartments, retail, dining and 13 acres of open space will be a magnet to draw #oday's vworkforcc to lure in Sainta An a and WOr k at the growing Burn ber of maj or ca rnpa!n i-es Iota and dwith in wa I ki n g distance or a short drive from I:hiS trainSformattonal project, Related B ri 5t4I i5 alao a prime exam pl a of the type of plain n ed d ewelepment t h at $ar,#a Aria and Orai nge -Cou n ty need to re ima gine aging retail centers with declining revenue and acres of unde{utilized parking and commercial space. These :shopping center, once bustling with activity, are increasingly empty{ reminders of yesterday's retail modin-1. In many ways, Related eri,#o1 will bete me a sma rt and susta in a WEB rnQd 0 for fL)ty re grew# h. ReCa k ed a ri ml i S a vain for Santa An a and a wi n fo r Ora n gc Cou nrtw, which i s Why w8k strongly support this development. we urge VO!U #V reC08nize thPL5e benefits and approve the Related Bristol protect, Since -rely, le fey Ball President and Chief Executive Officer orange County Business Cou n ri I THE tEARING VOICE OF NOSINESS IN ORANGE COUNTY ocrtcc ORANGE COUNTY HISPANIC CHAMBER OF COMMERCE September 29, 2023 euben Franco, CEO & President, Orange County Hispanic Chamber of Commerce Dear Commissioners or Councilmembers, Nearly four decades ago, the Orange County Hispanic Chamber of Commerce was established to sere the region's rapidly growing number of Hispanic -owned businesses. Today, I am honored to be the CEO and president of the Chamber that represents and serves Orange County's 30,000 Hispanic -owned companies and businesses by providing opportunities for networking, access to capital, education, training programs and legislative advocacy. Santa Ana by virtue of its rich history, location in the heart of Orange County and large Hispanic population, has always been a vitally important city in our efforts to bring more opportunities to those businesses and their employees we represent. Related Bristol is a special kind of mixed -used development that marries the best of what we advocate for: local investment in the community, significant job creation and access to new opportunities and experiences for all individuals. The project will be the single largest private investment at $3 billion in Santa Ana's 154-year history. Creating 7,600 new jobs and delivering $10.7 million in annual tax revenue is a game changer for Santa Ana as well as those businesses and individuals who will work at project during construction or once it is completed. Add to all of this the Related's commitment to hire locally where possible and the project stands to set a new standard for development in Santa Ana. Beyond the impressive economic benefits, Related Bristol will create what every thriving city needs, a new destination where people go to build community and learn about other cultures. This development on south Bristol Street in the South Coast Metro area will become a new gateway into Santa Ana, a city continuing to emerge as central hub of employment, new business and growth in our county. The OCHCC is proud to support Related Bristol, and I humbly ask that you join us. Sincerely, r 0.4. Reuben/Franco CEO & President Orange County Hispanic Chamber of Commerce O Mailing Address: 27762 Antonio Pkwy Suite L1-463 Ladera Ranch, CA 92694 ® www.ochcc.org (714) 953-4289 OOffice Address: The Cove @ UCI UCI Beall Applied Innovation 5270 California Avenue Irvine, CA 92697 J U N E i TO bmnge [aWy WiNed Way January 19, 2024 Nor 0ommissiormns or Councllniembars, My name Is Susan a. Parks, president a chief Executive Officer gFOrange County United Way. Homelessness in Orarnpe County has gm*n Ea crises propor#ions. Thou:515rkd:3 of our n*Irklaom have lost hiape an the :5tr-uet5, Veterans, who fought for our freedom, peopla wo dksablliiies, wamerp and Families and a growing number of seniom are hame3ese in Qur wmrrkunity. Ifs why Orange County Un�ted Way and ite pprtner!5 in the business, philanlhrapic, fallh-band, nonprofit and g mmparit suers launched Wilted to End Hdmiele4#nE�ss fine y-Ears gyp. I am proud to share that as of this ,Ian uM, we have now permanently housed 1,000 Orange County individuals in a huenam and dignified way by providing long- tfrm housing. Howaver, IE is not enough. We know thaueanda -of-lher people.9re at risk of losing their homes for many reasons. One big reason is the severe housIN shorlagi� that has dramatically increased the coat of rental and market rats housing in Santa,4ne and amass the region. It has forced rnany individuals and iamllles to doubre and 14le up Io share the costs. -or worse fret, left spree aEathers wdi no -ahem-ative Caul to move onto the strests or int-D our parks. 1Wa know the fastest and hest way to end homelessness, or the threat cf becoming homebass, Is having a pace to call home. Related Bristol and mixed -use urban deva4ments can bi� a big part of thE§ housing solution 9pin9 forward. As propDs-ed, Related Bristol wil create 3,750 F-ental apartments in Soulh Santa Ana, :@ maj1W infusion of sorely-needaad housing for nnHalo income-uorkLirs near large srnployr-Ers in central crane Oaunly_ This will eigriftantty+ incmwe the overall supply and provide new houslt}p opportundlies far Ihase -of al incomes both orske at Polaled $riS1ol and Ihmughnut ihre neighlboring ccmmupq a5 individuals rek3cste bo the new prgject, Moreover, Ih,e developers pf Reialed Bristol fiave publ" stated a stfong willingness -and ccrmmilmignt tc work collaborativalyr with the 4',Ity -of Santa Ana, police and the romnn-unity to oonrtrlbOa nrreaningfullyr to finding 5okutiona fur the uujgQing hgrf}ebess crisis. In -our qvu�st to end homelessness, the Orange 0ounty United Way Is proud to Support Related Bristol and I ask Ihat you join us. 'thank you. Susan B_ Parks President 4 Chief Execu#ve Offoer 1 B012 Mik" South -kwinr, CA 92bl4 unilrflwayrIc.oro V 1YC1. F R OUR C O MMM O NITY. F I OUR F OTIRE_ girl scouts* of orange county October 11, 2023 Dear Commissioners or Councilmembers, Since the founding of the Girl Scouts movement more than a century ago, our focus has been on empowering girls to become leaders in their communities by equipping them with critical life skills through exploration and confidence -building activities. Whether • • . visiting a local animal shelter, performing community service, filming a movie, or camping outdoors, Girl Scouts learn to take risks and trust their instincts while working with others. In Santa Ana, the Girl Scouts are making a difference. In fact, this past year alone, more than 1,500 girls from elementary to high school were part of a neighborhood troop — a record in the city. Girl Scouts also opened a new brick -and -mortar office near downtown Santa Ana to provide more local access to program services and much - needed space for the girls and troop leaders to hold weekly gatherings. However, the organization's future growth will not happen fast enough without more conveniently located meeting spaces in this city. The need for Girl Scouts and their mentoring and leadership services in the county's second-largest city is unquestioned. However, the acute shortage of safe and secure places to hold meetings and activities that are walkable or near public transportation for young girls and their families is a challenge. Related Bristol's proposed development in south Santa Ana begins to address this challenge and offers real hope for the Girl Scouts and numerous other local groups. The developer plans to include a community center in its new mixed -use project for use by nonprofits, neighborhood associations, civic groups, and service organizations. The mix of residential, shops, services, restaurants, and open space would make the Related Bristol development project an ideal location for the Girl Scouts to continue growing its essential presence in Santa Ana. Please join us in supporting projects like these to address a community need. Sincerely, Dr. Vikki Shepp Chief Executive Officer Girl Scouts of Orange County Christina Salcido Chief Operating Officer Girl Scouts of Orange County Council Headquarters 9500 Toledo Way, Suite#100 Irvine, CA 92618 P: 949-461-8800 girlscontsoc.org S&A Management 129 W Wilson St Ste 100 Costa Mesa CA 92627 Planning Commissioners City of Santa Ana 20 Civic Center Plaza Santa Ana, CA 92701 RE: Related Bristol Dear Planning Commissioners My name is Ryan Chase, a principal at S & A Management, and a 4th-generation property owner in Santa Ana since 1919. More than a century ago, my great grandfather bought real estate in downtown Santa Ana because he believed passionately in the city's future. Today, our family retrains significant property owners in the city because we believe as more than ever in the people and potential of Santa Ana. So when others, particularly another century -long stakeholder like the Cal lens family who own the existing Related Bristol site, step up to continue investing here it becomes easy to support their efforts, especially when the development is truly a once -in -a -generation opportunity for our great city. Related Bristol is such a project being backed by one of the best, most experienced developers in the country in Related. It will deliver enormous economic benefit and positive press to the city, with nearly $3 billion in private investment that will create 7,600 new jobs, $10.7 million in annual tax revenue for the city and 13 acres of open space that will be programmed for year-round activities to attract local residents and visitors alike. Related Bristol is a HUGE opportunity to develop a dynamic new destination with energy, importance and attraction in the south end of Santa Ana. A project of this size will transform South Bristol Street into a new gateway to our city, as well as send a positive message to the outside development and business community that Santa Ana is thinking SIG and open for business. As a family deeply committed to this amazing city and desirous to see it continue to grow, we believe Related Bristol is a project that must go forward, the alternative would be a travesty and felt For generations to come, similarly to when the City rejected the proposal for South Coast Plaza many years ago. Please approve this visionary proposal which will deliver dividends to our city for generations to come. Thank you, Ryan Chase, Principal S & A Management TAR„AVVELL t7f /luti Wendy Haase, President & CEO, Travel Santa Ana Dear Commissioners or Councilmembers, My name is Wendy Haase, president and Chief Executive Officer of Travel Santa Ana. As founder of this organization in 2021, 1 believe deeply in our city as a highly desirable Orange County destination for business, leisure, meetings, sports and group travel. Centrally located and easy to access by car, train and air, Santa Ana has tremendous potential to grow as a travel and visitor market. To reach that full potential, Santa Ana needs to continue adding exciting, new destinations to its existing mix of attractions. If built, Related Bristol can very quickly become part of Santa Ana's growing allure as a place to visit for fun, hold business gatherings or simply live within walking distance of the office or a short drive to a multitude of unique activities. It will attract locals and visitors alike to the planned mix of unique shops, cafes and wide range of dining options at all price points planned for Related Bristol that will reflect the region's diversity and history. As Santa Ana's primary tourism promotion organization dedicated to creating long-term economic growth for the city, I belief this type of project will set the standard for future development along the Bristol Street Corridor as well as across the city. It will contribute greatly to the city's efforts to bring more positive attention —and significant sales and hotel bed tax revenues —to Santa Ana as we compete in our highly competitive Orange County market for leisure and business travelers. Travel Santa Ana looks forward to all the incredible opportunities this project will bring to our city. Please join me in saying "Yes" to Related Bristol. Thank you, Wendy Haase President & CEO Travel Santa Ana goodVinfli xa nge county September 26, 2023 Dear Commissioners and Councilmembers, As President and CEO of Goodwill of Orange County, I am delighted to share my support and enthusiasm for the Related Bristol development in south Santa Ana. For nearly 100 years in our community, Goodwill has been committed to train people for meaningful jobs in a variety of industries, including retail sales, custodial services, maintenance, hospitality and more. Related Bristol will generate 7,600 new jobs, including 1,600 permanent jobs once the mixed -use project is complete. These will be much needed local hiring opportunities for our job training graduates, who leave our program in search of employment and a chance to secure what we all seek in life: economic independence and a better quality of life. Related Bristol will also transform two -city blocks of our city, replacing an aging and increasingly vacant shopping center into a vibrant new destination for families and friends to connect, explore new cultures and build community, opportunities we all seek more of in our busy lives. Through the years, Goodwill's ability to impact and improve lives has been built on creating meaningful connections between people, and Related Bristol, as envisioned, will become a place for individuals to meet and socialize with others in a safer and more appealing environment. As a Santa Ana -based nonprofit, with its corporate headquarters, a nationally -recognized veteran's services center and seven retail stores all located in the city, we care deeply about Santa Ana's future. Related Bristol is the type of opportunity and future neighbor we need more of in our great city. Please ensure our community does not miss out on this tremendous opportunity to improve our economy and quality of life in Santa Ana. I urge you to approve Related Bristol. Thank you, Nicole Suydam President & CEO Goodwill of Orange County 410N. Paiveww St. ocgocdwftorg Santa Anna_ CA42703 714.5A7.6306 Mater Del High School 1202 West Edinger Avenue, Santa Ana, CA 92707 (714) 754-7711 • @materdeimonarchs • www.materdel.org January 18, 2024 Dear Commissioners or Councilmembers, My name is Scott Melvin, Vice President of School Relations at Mater Dei High School. For nearly 75 years, Mater Dei High School has been proud to call Santa Ana its home. From its humble beginnings with 111 students in 1950 to the nationally recognized high school it is today with approximately 2,000 students, our leadership has enthusiastically embraced this city. We understand our success as a leading Catholic college preparatory school is inextricably tied to the positive growth of this city as an economic, cultural and social center of Orange County. It is why we are excited about opportunities like the transformational mixed -use project Related Bristol in South Santa Ana just a few blocks from our campus on South Bristol Street. Related Bristol is unprecedented in its vision and scale, and it will most certainly become the type of vibrant destination Mater Dei students and their families as well as faculty, alumni and our legions of supporters will frequent often and point to as evidence of Santa Ana's forward thinking and approach to smart, urban planning. Related Bristol will generate approximately $10.7 million in annual tax revenue for city use on a wide spectrum of projects and initiatives, and it will create 7,500 new jobs while serving as a catalyst to attract future positive investments in our city. Equally important, nearly one-third of the proposed 41-acre Related Bristol site be will actively programmed open space for recreation, live musical and theatrical entertainment, art shows, seasonal events, craft fairs and farmer's markets. These 13 acres of open space (about the equivalent of 12 football fields) is truly a game -changer in a historic city where park space for outdoor and leisure activities is sorely needed. Approval of Related Bristol will truly create a new destination for community and connection in a city we have long embraced. As an institution that cares deeply about Santa Ana's future, I urge you to support Related Bristol for the benefit of our entire city. Sincerely, Scott Melvin Vice President of School Relations, Mater Dei High School zjk 2204 W. WFadden Ave. CRISTO REY Sania AN, CA 9$704 t7141 43966 1Q17 C R A N Q E COUNTY HIGH SCHOOL ti+nww.crlsiarey+e#---ar;g Jan uaryr 27, :1024 D e a r tom m ission ers of Co u ncil mem Leers, My na me is -5tephen Ho Iter Fa u nding PrE?5 i�orrt of Cristo Rey Ora rrp County H igh Sc Ii ool in Santa Alf a. Thirty yQ a rs ago, th a fi rst Cristo RqRy school was fou tided in Ch icago to ad dress th a lack of affo rd a bl e educational options for children in one of the city's largest working-class immigrant nei�hbdrhoods. TDd ay, th ere are .39 Cristo Rey ca mR u 5e-5 nationw ide in t his high 1y regard e d Cathy lie sch Dol rietwo rk. Cristo Rey hat become a model For �!rnpo wnrin� stu62nts of IimiL&d Financial means with a caireer- foeusi�d, college preparatory+ education. Our average (am ily earns 550.000 annuaIlly for a family of five. Yet.'99% of Cristo Rey graduates are accepted to college and they are 2.5 times more likely to earn a d egree th an their 5vcioeco n on, is pee r5. Wh err we d aci d ed to ape n -Cri sto Rey Ora nge Co unty locat ion two yea rs ago, Sant a Ana was ouu city of r h o ice beca u se of its long, rich Lri story, dive rye c u Iture, d emu$rap h is m ix an d i rrflu a nce a5 a ceriter of leadership a n d government in the cou rrty. It i5 a6o a camm u niter wit h sign ificarit pbtentia I a n d possi b ilities, 0 nil we want e d to bu p a rt of th at b right futu re. We strongly believe, and #r ope, that Relat ed B ristol, a tra n sform ative mi xed- u se resid enti-al and retai l p r-Dject i n Sout h 5 arita An ai, Mill a Iso be par-t of ou r city's future Our stude nts. and t h ei r fa rn i Iias rued new rea 5on 5 to be proud of this city. Rel at e d D risto 1's vi-5io n a5 a rei magi n ed desti natior4 to a r-eate c4 rn m kin ity, Gu Iture a n� oonnectio n wil I Iti-e{om e a m apet for in to rust and activity vwithi n 5a nta Ana arrd across the region. Related Bristol's unprecedented ecoiiomic- beneflu, including 7,500 new jOb-5 and $10.7 Million in a n n ua I tax Preaen ue5, wvi II provid a re 50UrCe5 to im prove th e q ti a Illy -af I ife f.Qr al I in the seco n-d largest city in Oran8e County. At Cr into R ey, our a bj act iwe is to p repare stud a ats to be futu re leaders a n d k e ep tFtei r knowledge, to le ats, a n d passl on i n Sa ata An 2 to b u i Icl on th a good work a I ready Lind erway. . Related Bri 5t4I co u Id we11 become a highlydesiraLEIc place for many of oilrfuttlregraduWes to eventually Iive, Wdrkrand even raise Families. Ph i 5 i5 why we a re etc ited abo u t Rel ated B ristol and a ncou rage you to su sport t h i s vision 2 ryr project. Thank you, S40V GLI Stephen Hol tar Founding President, Cristo R High School -Orange County Me School Thgt Works octane RE: Letter of Support for Related Bristol October 9, 2023 Dear Commissioners a Councilmembers, My name is Bill Carpou, Chief Executive Officer of Octane. As a nonprofit business organization, our mission is to connect people, resources and capital to help create 55,000 new high -paying jobs in the Orange County region by 2030, particularly in the rapidly expanding technology and medical technology sectors. Since our initiative's launch in 2010, we have achieved more than 50% of that ambitious goal creating about 28,000 high -paying jobs, including many in greater Santa Ana. However, attracting this skilled labor force, including engineers, software programmers, and computer system analysts to fill these critical job opportunities remains a challenge. A shortage of quality housing with sustainable and environmentally -friendly features desired today by younger job seekers is hampering recruiting efforts by many companies. The housing that does exist or has been built recently does not follow an urban model for individuals who desire a walkable location and less reliance on cars to access everyday services, shops, restaurants, entertainment and recreation. They are seeking a vibrant community that matches their lifestyle whether working remotely, socializing with friends and colleagues or simply meeting new people. Related Bristol is the type of mixed -use development Octane believes can attract and retain the skilled labor pool needed to help drive our local economy. Santa Ana sits squarely in the heart of Orange County, benefitting from easy access to major freeways, commuter trains and one of the best regional airports in the nation. As a result, more companies want to relocate and expand their footprint in the area. Related Bristol will undoubtedly become a centerpiece to the region's economic success story because it will deliver the housing and lifestyle amenities many individuals seek today. We are excited to support Related Bristol and we hope you will share our enthusiasm by supporting this visionary development. Sincerely, &Lr Bill Carpou Chief Executive Officer Octane 4041 MacArthur Blvd, Suite 260 info@octaneoc.org Newport Beach, CA 92660 949 459 3366 Learn more at octaneoc.org LOGAN CROW ' TK f L L 1 :1 i Esteemed Commissioners, EXECUTIVE DIRECTOR 323-428-7411 logan@thefridacinema.org 305 E. 411 Street #100 Santa Ana, CA 92701 My name is Logan Crow, and I am the Executive Director of The Frida Cinema, a 501(c)(3) nonprofit arts organization and movie theater located in Downtown Santa Ana. At the beginning of 2023, The Frida Cinema proudly took the reins of Santa Ana's beloved monthly community cultural event, the DTSA First Saturday ArtWalk. As an organization dedicated not only to the cinematic arts, but to the larger conversation of the sharing, support of, and education of the arts at large, taking on and growing this initiative has been incredibly rewarding to our organization, as we deeply value our role and responsibility as one of so many organizations who dedicate themselves to advancing Santa Ana's legacy as a vibrant home and destination for artists and arts enthusiasts, brimming with creative souls, galleries large and small, arts educational institutions, and fellow nonprofits who dedicate themselves to the arts. When we reached out for partnership support for the ArtWalk program, the Related Bristol development in south Santa Ana was one of the first entities to answer the call. Curious to learn more, I took the initiative to visit their offices, and was provided with an extensive and detailed overview of their vision, of which I would like to communicate my deep and enthusiastic excitement and support. It was hard not to imagine the incredible opportunities their plans for art exhibits, live entertainment, outdoor cinema nights, craft fairs, and public art displays would provide for our community of artists, as well as the opportunities for repose and recreation that would be provided by their parks and open-air plazas. And I was so impressed that their team was welcoming these introductions and conversations with organizations such as The Frida so early in what I am sure will be a very long process. I believe the arts are food for the soul, and in our bustling and chaotic world, the soul is often overlooked. As has been evidenced extensively, the arts are also an economic engine for local economies, as they attract adventurous souls who in turn support and engage with local businesses, helping to create the sort of landscape which fosters an increased sense of belonging and safety among residents. The arts connect, enrich, transform, and build communities. I am nothing but supportive of a development so keenly invested in ensuring that community access to the arts, and support of local artists and arts institutions, is a core paradigm of their model. hope you will join me and support Related Bristol. Most sincerely, eogCrow Executive Director, The Frida Cinema THEFRIDACINEMA.ORG Established February 21, 2014 as a 501(c)(3) nonprofit arts organization dedicated to enriching, connecting, and educating communities through the art of cinema. KidWorks'® �J ears Unleashing Youth Potential Dear Commissioners or Councilmembers, 1902 W. Chestnut Avenue Santa Ana, CA 92703 Office: 714.834.9400 Fax: 714-834-9494 www.kidworksoc.org I am a longtime resident of the great City of Santa Ana. I believe in our city and its bright future. Today, through my role at KidWorks, I have the privilege every day of supporting youth from underserved Santa Ana neighborhoods as they stretch themselves and grow to become young leaders. At KidWorks, we believe every child is born with unique gifts and talents. Our youth are able use their talents to ultimately impact the world and create meaningful, lasting change in their community. From pre -kindergarten thru college, KidWorks guides students step-by-step to help them develop into confident, self-reliant adults who are equipped for the professional world and are motivated to give back. Since KidWorks was established 30 years ago, thousands of Santa Ana students have successfully participated in our programs. The results are inspiring: nearly 100% of the KidWorks students graduate high school on time and go on to college, and 98% are grounded in the belief that they are equipped to face life's challenges. Our success in large part is due to having committed community partners who believe in the mission and future of our organization, as well as the potential of our great city. Related California is one of those corporate believers and they are different than other real estate developers who build a project and then move on. Related is a long-term owner, who invests in their communities for the long run and takes pride in being a true community partner. I have witnessed this through their work in the Lacy Neighborhood and their housing development there a number of years ago. Related's genuine understanding of its role and opportunity to improve the quality of life for all Santa Ana residents and their track record of providing mixed -income housing, is why I support their proposed Related Bristol redevelopment project in south Santa Ana. It will deliver remarkable economic benefits, including 7,600 new jobs and millions of dollars in annual tax revenue to the city for needed projects citywide. But just as impactful, Related will remain a long-term community partner because it is what they have done and will continue to do as the largest developer of mixed income housing California, including two affordable projects right here in Santa Ana. Santa Ana needs more partners like Related, which is why I support Related Bristol and encourage you to do the same. Thank you, David Benavides Executive Director/CEO KidWorks ... We Unleash Youth Potential 525 Cabrillo Park Drive, Suite 125, Santa Ana, CA 92701 Phone: (714) 245-9500 www.AAOC.com November 17, 2023 Santa Ana Planning Commission City of Santa Ana 22 Civic Center Plaza Santa Ana, CA 92701 Dear Commissioners, Orange County has long been one of the most attractive places to live and work in California. Our strong economy, close proximity to freeways and transportation centers, good schools, safe communities, and enviable weather have made this a desirable destination to live, work, play, raise families, invest capital, and locate businesses. However, all of this is at risk from a severe shortage of housing in Orange County, a reality that is challenging communities small and large across California. Experts say the state must double its current rate of housing production to 180,000 units annually to keep up with the expected population growth and demand in coming years. Moreover, all cities, including Santa Ana, are facing state -mandated requirements to plan for new housing — single and multi -family — to accommodate future projected growth. While Santa Ana is one of the few cities in California that has already met or exceeded its existing Regional Housing Needs Assessment (RHNA) allocation by the state, the need for more high -quality housing in Santa Ana, particularly along South Bristol Street where the city's General Plan calls for higher density residential, should remain a focus and priority for city leaders. Related Bristol is exactly the type of visionary, mixed -use development the city and the region needs going forward. It will significantly benefit Santa Ana in terms of housing with 3,750 new units, it will deliver an expected $10.7 million in annual local tax revenue, and it will create 7,600 new jobs. This is potentially a $3 billion private investment, the largest in the city's 154-year history, and it would be transformational for Santa Ana and an example of modern, innovative mixed -use development done right. On behalf of the Apartment Association of Orange County, I urge you to support and ultimately approve Related Bristol. Sincerely, David J. Cordero Executive Director fair 000 64 % Fighting for a future of abundant housing in Orange County. peopleforhousing.org N4vr Cm.,a Honorable Councilmembers and Commissioners City of Santa Ana 20 Civic Center Plaza Santa Ana, CA 92701 January 20, 2023 Dear Commissioners or Councilmembers, My name is Elizabeth Hansburg, Co -Founder and Director of People for Housing Orange County. Our organization was founded in 2017 with a mission to advocate for more home building in Orange County to end the chronic and growing housing shortage, reduce housing costs and make room for current and future residents. We envision integrated Orange County communities, where every person has access to stable, affordable housing near jobs, community services, and high -quality educational opportunities. Related Bristol is the type of mixed -use redevelopment we need to create more housing opportunities across Orange County. The redevelopment of this aging, 50-year old, auto -oriented shopping center is a rare and unique opportunity to provide new housing in a high quality, infill environment, which is essential given the scarcity of empty, developable land in Orange County. The walkability and live / work possibilities of this urban, mixed use environment helps address issues such as the high cost of traditional residential construction and the very real environmental concerns from a continued heavy reliance on carbon -emitting single -occupancy -vehicles. Projects like Related Bristol are the future of sustainability — both economic and environmental— in today's urban Orange County. Related Bristol's mix of new, high -quality rental apartments, particularly for 27- to 50-year-old professionals who want a more walkable lifestyle close to major employers like Edwards Lifesciences, Anduril Defense Systems, Behr Paint and South Coast Plaza in central Orange County is critical. In addition, Related Bristol's proposed senior continuum of care facility will address a seriously underserved need for more elder services and care as this population continues to remain and age in our local communities. This senior housing in particular provides opportunity for housing filtering, freeing up existing housing stock in adjacent communities for younger families or multigenerational families raising children. In sum, Related Bristol will help bridge multiple housing gaps. It is exactly the kind of forward thinking cities like Santa Ana not only need to consider, but embrace to create models of urban design and living for future generations. For these reasons, People for Housing OC strongly supports Related Bristol and urges you to do the same. Best regards, Elizabeth Hansburg Cofounder & Director Fighting for a future of abundant housing in Orange County. peopleforhousing.org 2 Related Gristof Leer of SuepRrf To Whom It May Concern, On behaH of forts, f am writing this iefter in order -to support the proposed Related Bristol mixed -use development on south B: sfo€ Street in Santa Arta, s a tenant. of th.- existing shopping cotter, i believe Belated Bristol wR � its vibrant mix of apart -rents, shops, restaurants, se(vicPs and highly programmed outdoor green spaces wits become are excWng. catalyst ;or overdue -ch.ange. The current center is a €gaff century old and many tenants agree it reeds a much fresher, more waikabie.iooKand feet, that of an urban v€tiage, to better serve the growing local community and attract new customers f rom Sania ' na and across tote region. Another key reason we support Re€med far€sto€ is the d eve] ope r's stron g desire. }o address tha ongoing Portoerns of safety and so.ourity in the area, two high r)riorities for retaif own ers and tacai residenIs a[ike. Re]ated has. discussed pubholy €orating a police substation for the Santa Ana Ponce De partm ent in the futt .,re project to help Oil. ice rs respond more court iy to public safety issues in the immediate area. More than ever, peagie want safe, secure public pi aces to gather to -shop, enjoy file, canneot with each outer and build corrtrt unity+. This is why f urge you to consider the positive and m uch-needed benefits of Belated Bristol and approve'this pr ect. "son Guratnick Beal Estate. Representative Albertsorts Companies, Inc. aanUary 19. 2024 Katherine Freernan, President Republic, Horner Neighborhood Association pear Comrruss,oriers or CounelImember5r My name is Katharine Freeman and the City{ of Santa Ana has been my horne for nearly 40 years. I care deeply about this city and my neighborhood, Republic Homes, where I am presid ent of our Neigh berhood Association - I am writing to urg@- you to support Related Bristol, a proposed mIxed-use redevelvpmortit project that I believe will be a Signific,�rlt and very positive addltion to South -Santa Ana . This 41-acre project will be a drarnatie u pgrad a from the 50-year-old Metro Town Square that has sawed o ur j;Qrn mu nifty well for decades, but is rapidly aging wit h far too m a ny em pkV store(mints. The existipg rente r is no longer the ffie n dlr and attractive desti nation It once was. Now is -B time for a change, and Rel.ated Bri 6 is a plan 15trongiV support- In O-Iditi= to bringing much needed am retail and restaurant-5toQur r4eigjhborhood, the project will -create 13 acres of open space —almost one-third of the planned site —with landscaped pathawaOr paseos and irwitling -areas to _dt and gather with (amily and friends. Just as imPort.ant, the open space +mall be actively programmed year-round with farrrwer's markets, wsonal celebrations and events, art shows ;Ind I ive a n tertainmernt. Related Bristol ulti mate)-V Mil be a 'Ararat and exciting contrast to what exits today, and it will �e accessible and ava liable to everyone whether you area Related Rrlstol resident Qr lure nearby within walking distance from Republic Homes and -other local neigfibOrhoods, Moreover, this redevelopment project will greatly increase the value of our homes and surrounding commemlal properties ma king SQluth Santa Ana an evwi more desirable place to I Ive and invest. do hav@ sorne cone -erns, particularly} the potential for add ii Tonal traffic on Bristol Strut, the rn a in ngrth-South a rteryr i r1 South Santa Ana- 117 ave ra ised and discussed these points with the developer multiple times and the}, have reass-w red rria they are worki rig doselyr with the -city to study and address this issue and put in place measures to minimize the impact, if necessary. Irb fact, the Related Bristol team from the baginriing has mmuflicated clearly arrd often which i5 a reflectlon of their tr rtisparencyf and willingness to be a positive, long-t-erm partiner in d.velop ing and operatl rrg this prone-t in the years a heads. As a result, I am ccnfid-ent the many bvial"Its, includine thotksands of new jobs, Increased tax roved axe for t h e city} ar7 d a fa r more attractive retal I center, th at Related Bristol will bring to Santa Ana done ryes our supP-Drt- 1 I encourage you to Grote "YES" and apprawe this impar12A project. Fh a m k you, Kath eime Freeman, Prefl dent, Re public Ha ores Neighborhood Mso;iatiorl JEFFREY KATZ 1919 N. Heliotrope Dr. Santa Ana, CA 92706 (714) 296-8309 November 10, 2023 Dear Commissioners or Councilmembers, My name is Jeffrey Katz, a longtime resident of Floral Park in north Santa Ana, and a member of the G7 — an organization of 17 Neighborhood Association leaders in the city. As a resident who cares deeply about Santa Ana and has worked and served on numerous initiatives and organizations to improve the quality of life in our great city, I am writing to strongly urge you to support the Related Bristol mixed -use project along South Bristol Street. Projects of this importance and magnitude do not come along often, with profound economic and community benefits that will impact the entire city for generations, Related Bristol will be a major economic catalyst for our city generating 7,600 new construction and permanent jobs and $10.7 million in annual tax revenue. The total private investment of nearly $3 billion will ultimately be one of the largest in the city's long history. This is a potential windfall for our city, which needs this type of economic infusion to sustain growth and address the multitude of opportunities and needs facing our city in the years ahead. Equally important, Related Bristol, with its mix of quality housing, shops, everyday services, senior housing and a hotel, will become a reimagined destination, replacing an aging 41-acre shopping center with a smart, sustainable model for future growth. It is the type of development envisioned by city planners and leaders in the General Plan, a more walkable, pedestrian -friendly environment where people and open space are the priority, not cars. Public safety is an issue across our city and a planned police substation at Related Bristol will help improve patrol response times and provide a visible presence to protect and reassure residents and visitors. The project also includes a much needed community center with flexible meeting space to hold neighborhood, nonprofit and civic gatherings. These vital community benefits will serve not just the residents of Related Bristol but those living nearby who want and need these services. As a longtime Santa Ana resident of Santa Ana, I can say with confidence Related Bristol is one of those special opportunities I urge you to support and improve. Thank you, JffreK:4'�— Santa Ana Resident and Attorney October 16, 2023 Dear Commissioners or Councilmembers, As residents of Santa Ana, we believe Santa Ana is a special city, a place with a long history of influence and importance in the heart of Orange County. We moved here five years ago and bought a home in the Metro Classic neighborhood. We look forward to the potential improvements of amenities in the visionary Related Bristol development to go into our area. With each presentation we heard, our excitement and belief has grown about what the project will become as a community space to gather with friends, play in the park, or dine in the evening. We are excited for the addition of parks, plazas, and green open space, where people, not cars, are the priority. This pedestrian -friendly village with a mix of shops, grocery store, restaurants, cafes, and outdoor spaces is just a short walk or bike ride for many of us who live in the area. For cycling enthusiasts like us, the landscaped setbacks and protected bike lanes on the major thoroughfares around the project will add to our desire to visit Related Bristol often and safely. A strong sense of community and culture as well as the ability to connect with friends, are important ingredients that contribute to quality of life and to the decision of where we want to live. The thoughtful, inclusive, and sustainable design of the project will greatly enhance the lifestyle and attractiveness of living in south Santa Ana and create a new model for future growth throughout our city. We consider the addition of this development as a major perk to where we live and should increase the value of our home moving forward. As a couple who invested in Santa Ana and simply want the very best for our city in the years ahead, we urge you to support the Related Bristol project. Thank you, Michael Collins Astrid and Michael Collins (Metro Classic Neighborhood Residents) 1814 W Moore Ave Santa Ana, CA 92604 swimmc@me.com 949-338-6682 G7 November 1, 2023 Dear Commis€ieners and Councilmmbers, Th roughout the history of rnust cities, there are decisioas made that produce moments of grand 6vic success and lasting impact, as wall as rnoments when opportunities of huge community bent and consequence are missed. Santa Arta, a community that traces its roots back over one hundred and fifty years, has had its share of bosh. s hare th is beta use ou r great city is sta nd i ng at the intersection of one of those very rnornerlts now. Fla lated Bristol is a vi &ion ary pla n to re ima-gine an ag in g , 41-acre shopping center past its prime and attraction on South Bristol Street into a new southern gateway to Santa Ana. It will not only+ become an ex inn a od vibrarit destination of high qu a lity housing, u niq ue shops and restaur-afft, much needed senior luring a nd a hotel (also very much needed) but an unpreceden ed gnomic engine to drive pmeperity in the eaty for decades to come. $top and Consider these numbers_ 7,600 new construction and permanent jobs. Nearly $10.7 mil lion in annu a I tax reven Lie and an investment of app roximatelyt $3 billion, one of largest investment cornmiitment& is the ciY!i IOng. rich history. Related Bristol has the potential to not only transf❑rm south Santa Ana into a model for future mixed use development jr1 our city Lind the regiGn, but it wilt attrarot other developers and r-ompa nies to thinly big a nd creatively about investing s ig n ificantly in ou r city. Wilh the expected economic bonefits_ Related Bristol will propel the city's growth and abitity to address the many needs a city of our size and age faces, but can`t fix due to insufficient funding. 0uite siruply the halo affect of thi6 project will be a force mulliplierfor our eotire. city. In 2022 when Santa Ana's General Plan was reprised and approved by the city, I believe Related Bristol was j ust the type -of p rcj ect they envi 51oned in terms of design, dens ity and the 13 acres of p rog rammed open space for cutd car events (for cum pariscn purposes that is o bat bigger tlian the erYtirety of Centennial Heritage Museum in Santa Ana) like Farmers M arkets.. Seasonal C raft Fairs, Live E ntextarinment and Publ is Art displays, Related Bristol is r of only aligned with the General Plan, but it will be the shining example of an urban village where people, not cars, are Ilse priority. 1 please ensure Ifart Santa Ana -doesn't miss this upportuni:ty to impnwe our Imal economy and overall quality of life. On behalf of the G,7 Neighborhood Leaders Affiance, we urge you to approve Bristol Related, -Sin rely. Tirn Flush Chairman The 0-7 Neighborhood Leaders Alliance "Leaders Leading The Way t)o a Better Santa Ana" (714) 299 - 4455 may 19. 2M K.eygn'ring l Ica I Reside nl a nd Bu si ne S5 Owner 1104nrring Cammissioner5, I am writing to exipmss my strong support for the Related Bristol Dewelo prase nt and to encou rage You to vote in favor of this transform3tr+re project dtiring the 4ipcoming decisior7-waking process. As a resident and Small business owner in out t11y; I firmly Ueli"2 thAt the Related Bristol DeveIopminnt will bring immense benefits and contfibote to the Contknued OrOWth, Vibrancy, and hyability of 5arnta Ana- 1 met with Steve Gh of the Related learn a 110 #had the opportunity to rev iew t he architecture, a nd am.2nitie5 and I.Porn of thie merits -pl the proposed prQjei t. One of the key rgp5on-5 I support this project is its potemial to n*vitalim a'~red seo" -of Bristol street ihrough the addition of high .quaIity housing that is allowed wit-hin the current -General Plan an-d Fitting for rnimed-use zoning- This infusion of new energy ar�d vibra,ticy well significantly eontrilbute to the overal I neighborhood a nd treake arr erwironm east that i5 artraudRre to residents, businesses, and Visitors alike. MQFeOVelr the project aligns with the City's h-ou sFng goa Is and w d I att ract a strong demographic that ca n revitalize the rLta it trade area a n d positiaely .co ntritkute t-o the -community's weR-being. I pa rticularty 2ppre6aLe the Related Bristol Devi! Wproeink's comm itment to proyiid irxg m uch- need ed atta ina ble housi ng. Haring joi ned the Chamber of Comme rre and s poken with the Economic De%*1opme nt departmerMtr I am awa re of t he post-CCMVI D Struggles of bu si nesses and the labor sh nrtage Many lorAI amployrees of businesses in Santa Anp are OUrrent lyr facing challenges In finding suitable aceoram-Odation within the Oity_ ByOffering a range of housing aptians.r this project tiuill not: only add�5s the needG5 gf thew ind iwid ua Is but Wso foste r a mare inclusrre an d d iverse rornrnun ityr. In ;pdditian to the benefits it bri rigs to the housing market, the Related iristoI Dt.VAl6pm4M11:stands Out wirh its atttactiyt architertum and the introduction of new retail and dining options for r*sidants. aind neigJhhors- The mivd-use nature of the d-ewelopment, with its compatible load uses, provokes pedestrian vse and safety by encouraging active Street life and creating eyes on the street. Tih1s, in turn, has a Rositiye impact on community 5eruritV iPnd helps diminish Orimia rates- Frirthiarmgre, thk3 inrliu5ign Qf a local police substation within the prpjert enhanCPS �atety measures and pronrides reassurance ra both re.sidents and business owners. By r2d"@1o�irkg the existing retail 5pj3.ce and the irnplementaiiDn of the 15-minute City coneepu with a cofflpaet rrirx of torrrpatibl6 land uw% the Related Bristol Development will Shift the tMA from tar- cmented "stroads' tD pedestrian -friendly slreetscapes, upgrading our mobility infrastructure and helIning Du r transportation network- Ms tra mformahon will rtiot Only a n Ila nee Th@ aesthetic apnea I of t he area but also pmrnvte a more -5u sta inable and liwa b le a nairo-nme nt The i rn pact fees and tax generated from this pr-Dject will help Iocai schools and fund c-ummunityr 5ervice5- Related IBri5W1 a%n5 with the vision of Santa And asp Oity that prioritizes the well-being and canwenienrie of ih residents. I n conc IusFOM, I urge Y-a u to coilside r the significant posi#iv impart that the Related Bristol DMm Iopraent wilt have on pqAr community+. By bringing high-gvality ha using, artrartive arch itQr Lute, rtew retaol and dining options, an[t prom-ating pedestrian -oriented streetmpes, tihi5 project will breathe new life inw the rtieighburhood and contribute to the owe fall reydakadon of the area, it brings a Yil rant indoor- outdoor'Maigl Strut USA" character and a central neighborhood identity that South Coast MEtro laeks- More er, it a ligns w ith the City's housing goa is and a d-d re sse5 t he urgent need for atta iris bit housi ng for fur IDcd I wo rkfo rce. I k ind le request that You vote in faw r of I* Re lated hri5tol peae 1ppmenr during [he upc m 1n.8 4ecisiQn- rnaking process_ Thank you fur -your time, �edicatinn, and consideration of this matter. I am mnfii1ent that your support for this project will le.&d to a brighter future for 52n1a Aria -and it-$ residents. Sinuerelw, KL&vi n Ting Resident an-d Business Owner KewIrk Ting Ur1+4ersii Y 0 C;.pIifq rni a I3+rkdp I*Y S.5. CIYII and Ertuinnmenial Enlineionng 'To prVV1dLh the thbrtgR f* lrn.9iDfra 0Ur pq*r# to become the dufure Jeadert self! jnJt0V.Pf0r{ 0f 091-DMM." Docu.sign.Envel:ope ID: FB2F7682-5BDA-460E-90B9-116B981228FC CRELATED Wiwi To Whom It May Concern, I am writing this letter of support for the proposed Related Bristol mixed -use development because of the important economic and community benefits it will provide the businesses and residents in South Santa Ana, As a tenant. of the existing shopping :center, I believe Related Bristol with is vibrant. mix. of apartments, shops, restaurants,. services and highly programmed outdoor green spaces will become.an.exciting catalyst for overdue change. The current center is a. half century oldand many tenants agree it sorely needs a fresh, more walkable look.and feel of an urban village to better serve the growing local community and attract new customers from Santa Ana and across the region: Related Bristol will also address the ongoing. concerns of safety and security, two high priorities for local business owners and residents alike. The Related Bristol developer has discussed publicly locating a substation for the Santa Ana Police Department at the project to help officers respond more quickly to public safety issues in the immediate area. Also, being. discussed is the need fora community center or meeting space that would be part of the project for use by Related Bristol businesses and residents as well as local neighborhood groups and organizations. Both. of these ideas are important, and along with the project's significant economic benefits, including 7,600 new jobs and a dramatic increase in tax revenue for Santa Ana, could become realities with the approval of Related Bristol.. This is why I strongly support this development. The project.developer has met with nearly all the existing tenants about their business needs going forward and many have expressed a desire to be part of Related Bristol's future, one that. promises to transform the current auto centric center into a: new pedestrian friendly hub for retail, services and dining, More than ever, people want safe, secure public places to gather to shop, enjoy life, connect with each other and build community. This is why I urge you to consider the positive and much -needed benefits of Related Bristol and approve this project. Thank you, COMPANY: Hans' Homemade Ice Cream NAME: Cole Gatchel-I EMAIL Cole.@hanshomemade.com ADDRESS:. 3640 South Bristol, Santa Ana, CA 92704 X . Yes, l am willing to speak publicly as a supporter of Related Bristol DocuSign Envelope ID 32EA7C63-DEC6-4A58-BD74-8A5BB9E2E96B BRELATED Brist-ON] To Whom It May Concern: I am. writing this. letter of support for the proposed. Related Bristol m.ixed-use development because of the important economic and community benefits it will provide the.businesses and residents in South Santa Ana, As a tenant of the existing shopping center, I believe Related Bristol with is vibrant mix of apartments; shops; restaurants, services and highly programmed. outdoor green. spaces will become an exciting catalyst for overdue change. The current center is a half century old and many tenants agree it sorely needs a fresh, more walkable look and feel of an.urban village to better serve the growing local community and attract new customers from Santa Ana and across the region. Related Bristol will also address the ongoing concerns of safety and security.; two high priorities for local business owners and residents alike. The Related Bristol developer has discussed publicly locating a substation for the Santa Ana Police Department at the project to help officers respond more quickly to public safety issues in the immediate area. Also, being discussed is the need for a community center or meeting space that would be part of the project for use by Related Bristol businesses and residents as well as local neighborhood groups and organizations. Both of these ideas are important, and along with the.project's significant economic benefits, including 7,600 new jobs and a dramatic increase in tax revenue for Santa Ana, could become realities with the approval of Related Bristol. This is why I strongly support this development. The project developer has met with nearly all the existing tenants about their business needs going forward and many have expressed a desire to be part of Related Bristol's future; one that promises to transform the current auto -centric center into a new pedestrian friendly hub. for retail, Services and dining. More than ever, people want safe, secure public places to gather to shop,. enjoy life, connect with each other and build community. This is why I urge you to consider the positive and much -needed benefits of Related Bristol and approve this project. Thank you, COMPANY NAME, Dennis Chen& EMAIL: dennis@hanshomemade.Com ADDRESS::3 S. .r 1_:..: Yes, I am willing.to speak publicly as a supporter of Related Bristol. ......................... DocuSign Envelope ID`.0E3706AC-E9CA-41BB-A6C7-D2C96C858CC7 ORELATED Brist,01 To Whom.lt May Concern: I am. writing this; letter of support for the proposed Related Bristol mixed -use development because of the important economic and community benefits it will provide the businesses and residents in South Santa Ana. As. a tenantof the existing shopping center, I believe Related Bristol with is vibrant. mix of apartments, shops, restaurants, services and highly programmed outdoor green spaces will become an exciting catalyst for overdue change: The current center is a half century old and many tenants agree it.sorely needs a fresh, more walkable look and feel of an urban village to better serve the growing local community and attract new customers from Santa Ana and across the region. Re.lated .Bristol will also address the ongoing concerns of safety and security, two high priorities for local business owners and residents alike. The Related Bristol developer has discussed publicly locating a substation for the Santa Ana Police Department at the project to help officers respond more quickly to public safety issues in the immediate area. Also, being discussed is the need for a community, center or meeting space that would be part of the project for use by Related.Bristol businesses and residents as well as local neighborhood groups and organizations.. Both of these ideas are important, and along with the project's significant economic benefits, including 7,600 new jobs and.a dramatic increase in tax revenue for Santa Ana, could become realities with the approval of Related .Bristol. This is why I strongly support this. development. The project developer has met with nearly all the existing tenants about their business needs going forward and many have expressed a desire to be part of Related Bristol's future, one that promises to transform the current auto -centric center into anew pedestrian friendly hub for retail, services and dining. More than ever, people want safe, secure public places to gather to shop, enjoy life, connect with each other and build community. This is why I urge you to consider the. positive and much -needed benefits of Related Bristol and approve this project; Thank .you, . COMPANY ' NAME: Ryan . EMAIL: ran@hanshomemade.com ADORES:afi4Q.S. . . Yes,.I am willing to speak.publicly as a supporter of Related Bristol: DocuSign Envelope ID: 34AF7DE2-EA46-407C-9185-5F005DAA320D =RELATED Bris-110A To Whom It May Concern I am writing this letter of support for the proposed Related Bristol mixed -use development because of the important economic and community benefits it will provide the. businesses and: residents .in .South.Santa Ana. As a tenant of the existing shopping center, I believe Related Bristol with is vibrant mix of apartments, shops, restaurants, services and highly programmed outdoor green spaces will become an exciting catalyst for . overdue chan9e. The current center is a half century old and many tenants agree it sorely:needs a fresh, more walkable look and feel of an urban village to better serve the growing local community -and attract new customers from Santa Ana and across the region. Related Bristol will also address the ongoing concerns of safety:and security, two high priorities for local business owners and residents alike. The Related Bristol .developer has discussed publicly locating a substation for the Santa Ana Police Department at the project to help officers respond more quickly to public safety issues in. the immediate area. Also., being discussed is the need for a community.center or meeting space that would be part of the project for use by Related Bristol businesses and residents as well as local neighborhood groups and organizations. Both ofthese ideas are important, and along with the project's significant economic .benefits, including 7,600 new jobs and a dramatic increase in tax revenue for Santa Ana, could become realities with the approval of Related Bristol.. This is why I strongly support this development.. The project developer has met with nearly all the existing tenants about their business needs going forward and.many have expressed a desire to be part of Related Bristol's future, one that promises to transform the current auto -centric center into a new pedestrian friendly hub for retail, services and dining. More than ever, people want safe; secure public places to.gatherto shop, enjoy life, connect with each other and build community. This is why I urge you to consider the positive and much -needed benefits of Related Bristol and approve this project. Thank. you, COMPANY: The Boiling Crab . NAME: Robert Pham EMAIL: robert@theboilingcrab.com ADDRESS: 1500 W MacArthur Blvd. Santa .Ana, CA:92704 X Yes, I am willing to speak publicly as a supporter of Related Bristol.. DoeuSign Envelope ID: 527B2627-B94E-40BF-820D-437786796B1F KRELATED Brisol To Whom It May Concern: I am writing this letter of support for the proposed Related Bristol mixed=use development because of the important economic and community benefits it will provide the businesses and residents in South Sarita Ana. As a tenant of the existing shopping center, I believe Related Bristol with is. vibrant mix of apartments, shops, restaurants, services and highly programmed outdoor green spaces will become an exciting catalyst for . overdue change. The current center is a half century old and many tenants agree it. sorely. needs a fresh, more walkable look and feel of an urban village to better serve the growing local community and attract new customers from Santa Ana and across the region. Related Bristol will also address the ongoing concerns of safety and security, two high priorities for local business owners and residents alike. The Related Bristol developer has discussed publicly locating a substation: for the Santa Ana Police .Department: at the project to help officers respond more quickly to public safety issues in the immediate area. Also., being discussed is the need for a community center or meeting space that would be part of the project. for use by Related Bristol businesses and residents as well as.local neighborhood .groups and organizations. Both of these ideas are important, and along with the project's significant economic benefits, including 7,600 new jobs and a dramatic increase in tax revenue for Santa Ana, could become realities with the approval of Related Bristol. This is why I strongly support this development. The project developer has met with nearly all the existing tenants about their business needs going forward and many have expressed a desire to be partof Related Bristol's future, one that promises to transform the current auto -centric center into.a new pedestrian friendly hub for retail, services :and dining. More than ever, people want safe., secure public places to gather to shop, enjoy life, connect with each other and build community. This is why I urge you to consider the positive and much -needed benefits of Related Bristol and approve this project. Thank you,: COMPANY:: The Boiling Crab NAME: Tai. Pham EMAIL: tai@thoboilingcrab.com ADDRESS: 16.U0 W MacArthur. Blvd. Santa Ana, CA 92794. _�__ Yes, Lam willing to speak publicly as a supporter of Related. Bristol, DocuSign Envelope ID: DED57B43-3DEE-4345-9EOD-0407C66FEA6D ■RELATED Bristol To Whom It May Concern: I am writing this letter of support for the proposed Related Bristol mixed -use development because of the important economic and community benefits it will provide the businesses and residents in South Santa Ana As a tenant of the existing shopping center, I believe Related Bristol with is vibrant mix of apartments, shops, restaurants, services and highly programmed outdoor green spaces will become an exciting catalyst for overdue change. The current center is a half century old and many tenants agree it sorely needs a fresh, more walkable look and feel of an urban village to better serve the growing local community and attract new customers from Santa Ana and across the region. Related Bristol will also address the ongoing concerns of safety and security, two high priorities for local business owners and residents alike. The Related Bristol developer has discussed publicly locating a substation for the Santa Ana Police Department at the project to help officers respond more quickly to public safety issues in the immediate area. Also, being discussed is the need for a community center or meeting space that would be part of the project for use by Related Bristol businesses and residents as well as local neighborhood groups and organizations. Both of these ideas are important, and along with the project's significant economic benefits, including 7,600 new jobs and a dramatic increase in tax revenue for Santa Ana, could become realities with the approval of Related Bristol. This is why I strongly support this development. The project developer has met with nearly all the existing tenants about their business needs going forward and many have expressed a desire to be part of Related Bristol's future, one that promises to transform the current auto -centric center into a new pedestrian friendly hub for retail, services and dining. More than ever, people want safe, secure public places to gather to shop, enjoy life, connect with each other and build community. This is why I urge you to consider the positive and much -needed benefits of Related Bristol and approve this project. Thank you, COMPANY: Grounded Planet Inc. NAME: Ronald Turner EMAIL: dirtyronturner@yahoo.com ADDRESS: 3771 S. Plaza Drive, Santa Ana, CA 92704 Yes, I am willing to speak publicly as a supporter of Related Bristol. C RELATED Bristol To Whom It May Concern.: I am writing this letter of support for the proposed Related Bristol mixed -use development.because of the important economic and community benefits it will provide the businesses and residents in South Santa Ana_ Asia tenant of the existing shopping center;.) believe Related Bristol with is vibrant mixof apartments; shops, restaurants, services and highly programmed outdoor green spaces will become an exciting catalyst for overdue change. The current center is a half century old and many tenants agree it sorely needs a fresh, more walkable look.and feel of an urban village to better serve the growing local community and attract new customers from Santa Ana and across the region. Related:Bristol will also address the ongoing concerns of safety and security, two high priorities for local business: owners and residents alike. The Related Bristol developer has discussed publicly. locating a substation for. the. Santa Ana Police Department at the project to help officers respond more quickly to public safety issues in the immediate area. Also, being discussed. is the. need for a community center or meeting space that would be part of the project for use by Related Bristol businesses and.residents as well:as local neighborhood groups and organizations. Both of these ideas are important, and along with the project's significant economic benefits, including 7,600 new jobs and a dramatic increase in tax revenue for Santa Ana, could become realities with the approval of Related Bristol: This is why I strongly support this. development. The project developer has met with nearly all the existing tenants about their business needs going forward and.many have expressed a desire to be part of Related Bristol's future, one that promises to transform the current auto -centric center into a new pedestrian friendly hub for retail, services and dining: More than ever, people want.safe, secure public places to gather to shop, enjoy life, connect with each other and build community. This. is why I urge you. to consider the positive and much -needed benefits of. Related. Bristol. and approve this project. Thank you., KRELATED Bristol To Whom it May Concern: I am writing this letter of support for the proposed Related Bristol mixed -use development because of the important economic and community benefits it will provide the businesses and residents in South Santa Ana.. As a tenant of the existing shopping center, I believe Related Bristol with. is vibrant mix. of apartments, shops, restaurants, services and highly programmed outdoor green spaces will .become an. exciting catalyst for overdue change. The current center is a half century old and many tenants agree it sorely needs a fresh, more walkable look and feel. of an urban village to better serve the growing local community and attract new customers from Santa Ana and across the region. Related Bristol will also address the ongoing concerns of safety and security, two high priorities. for local business owners and residents alike. The Related Bristol developer has discussed publicly locating a substation for the Santa Ana Police. Department at the project to help officers respond more quickly to public safety issues. in .the immediate area. Also, being discussed is the need for a community center or meeting space that would be part of the project for use by. Related Bristol businesses and residents as well as local neighborhood groups and organizations. Both of these.ideas are important, and along with the project's significant economic benefits, including 71600 new jobs and a dramatic increase in tax revenue for Santa Ana, could become realities with the approval of Related :Bristol. This is why I strongly support this development. The project developer has met with. nearly all the. existing tenants.about their business needs going forward and mahy:have expressed a desire to be part of Related Bristol's future, one that promises to transform the. current auto -centric center into a new pedestrian friendly hub for retail, services and dining. More than ever, people want safe, secure public places to gather to shop, enjoy life, connect with each other and build community. This is.why I. urge you to consider the positive and much -needed. benefits of Related Bristol and approve this project: Thank you, COMPANY: f�C�(l T L�}�:�,� C NAME: EMAIL: r ADDRESS: r3 L��/�1� 2 Z'Yes, I am willing to. speak publlcl,y as a supporter of Related Bristol. Thursday, August 17, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name Sal Tinajero Email santaanaspeech@gmail.com Address 3304 Aries Ct Santa Ana, CA, 92704 ---------- Forwarded message --------- From: Victor D Mendez <vicdmendez@gmail.com> Date: Sat, Nov 11, 2023 at 11:27 AM Subject: Support of the Proposed Related Bristol Mixed -use Project To: Amezcua, Valerie <Vamezcua@santa-ana.org>, Phil Becerra City Of Santa Ana Council <pbacerra@santa-ana.org>, Lopez, Jessie <iessielopez@santa-ana.org>, <dpenaloza@santa-ana.org>, Vazquez, Benjamin <bvazquez@santa-ana.org>, Hernandez, Johnathan <JRvanHernandez@santa- ana.org>, Phan, Thai <TPhan@santa-ana.org>, <eComment@santa-ana.org> I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. More importantly, having met the Project Lead for Related Bristol, Mr Steven Oh, I believe he brings the integrity, ethics, professionalism and personal demeanor needed for a project of this size and complexity. Mayor Amezcua raised the concern over falling revenues at the November 7th Council. Her concerns were validated in the Staff budget report presented on November 21st indicating declining revenues in key industries in the City. Furthermore, MainPlace Mall is losing its vitality and is not a competitive venue for consumers. Finally, the residents have expressed little appetite for extending Measure X taxes. It should be patently obvious it can no longer be business as usual in Santa Ana, if we are to maintain our quality of life and services for our residents. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue, which will help fill the forthcoming Measure X Gap. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. I support Related Bristol and urge you to approve this visionary development. Thank you, VICTOR D MENDEZ 2222 East First St. Monday, August 14, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name Irma Jauregui Email irmapj@yahoo.com Address 1305 S Birch Street Santa Ana, CA, 92707 Friday, May 5, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant and highly positive economic benefits it will have for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first village of residences, shops, restaurants and programmed open space, will be a major economic boost to the City. Thousands of new, high -quality construction and permanent jobs will be created and the consequential annual tax revenue generated from consumer sales will help fund the delivery and expansion of services and programs throughout Santa Ana. In addition, I believe Related Bristol is the type of mixed -use development envisioned and advocated for by City officials in the recently amended General Plan for the South Bristol Street Corridor. It will become a highly desired destination for all residents of Santa Ana and the region, as well as a vibrant economic hub of retail and dining of all types and price points in the heart of Orange County. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and to contribute to the economic, social and cultural expansion of one of the largest and most important cities in the heart of Orange County. This is why I support Related Bristol, and I urge you to approve this visionary development. Thank you, Name Michael Hixson Email mike@cadorealestate.com Wednesday, June 21, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name Timothy Rush Email timrush@bhhscaprops.com Address 1225 S Broadway Street, Wilshire Square Santa Ana, CA, CA, 92707 EREL-ATED Brl*stol To Whorn Il May Ganaern: I im in support of the proposed Related Bristol mixed -use project ( cause of the sigrrifrcaM economic benefit, oommunrty benefits and addiliortal housing it wirl provide far the City of Saba Ana for decades to come. Redeveloping the wing, auto -centric suburban 5hcpping centier on -South Bristol Street into a walkable, peOple-first cDrnmunityr of residanoes, shops, restaurants and programmed open green spaca will be a major economic ro ost to the City. .Approximately 7,500jobs will he -created. al brig wim arreslimated $10,7 million in annual tax revenue to hale fund the expansivn oFservices and pr€grarns throughout Santa Aria. O riG built, nears +one-third of the deM$,Dpment will be dedicated to open spore with an active rnix of prolraM Mod parks. open,airplazas and pedestrian -artily pas'aasa sharp contrast to the asphalt -heavy, shopping center that exists there loday. Open spa-ce on this scale in the heart of Orange County i!a in high demand, but shortsupply, which is why Related Bristol is such a vhal—and ref reshinig---alterrnotawe to other u r#an developments. More veif. Santa Aga is central to many rn ajor employers and the City needs more housing to retain and attract skilled workers. Related OriskA will offer a diverse mix of housing arti-d Iifestylo optical that will meet this critical regioniml ,teed I believe ROated Bristol is the type of mixed -use development that City offrdal:� envisioned and advocated in the General Plan for the South O n-lol Street Corridor. Approval of this innovative and dynamic project is essential to sustain SaMa Ana's growth end prosperity+ for Wears to come and contribute to the ei;4FIgmic, -social and cultuiral expansion of one of tfie largest, most im pvrta nt cities rn O range Coorrtyr. I support Relate Bristol and urge you tv approve this visionaq development. Thank pou, 010 NAMe. EMAIL: f y4N$, I Orr, wiling to speak publicly as a supWer of Rala%d Bristol. INRELATED Bristol Ta VlhDM It Mai+ Cortioern, I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefts, community berieft and additional housing it will provide for the City of Santa Ana for decades to carve. Redeve lopi rig the ag ing , auks❑- OL-Mft a wbu r n shoppi rta Genie r a n Soul h Bristol Street i:ito a walkable, paople-first sornmunlly of residances, shops, restaurants and programmed open green !space will be a major economic boost to the City. Approxirnately 7,500 jobs wiiI be created, along witf: an estimated $10.7 mll lion in annual, tax revenue t-a help lurid the expar.sign -af seryices snd programs lilrovghout Santa Arta. Once bui ft, nearly one-third cFf the davelopm ant wil I be ded icated to o per' !opao wth a n actiaa m[X 0 prop ram m ed parrs, open-air plazas a n d p� 0s11i an-oriiy pa saos--2 $harp contrast tG the asphalt -heavy shopping center that exists there today. Open apace on ENs sole in the hart of Orange Counly i% in high demand, but short supply, whiCA is whir Ratated Bristol is -such a Vital —and refreshi ru��—:qllermatiwe to older urban developments. Moreover, Banta Ana is central to mangy major ornployors and tho City needs more housIng to ratairk Drib 6ittrU1 :5lulK-d wfters, Related Eri:5tol wwiJl Our a diverse mix of hintAing and lifestyla options that vAll minat this crllicat regional neea. I belleve Related Bristol is the type of mined -use developrr.cnt chat City uffdals envisianed and advccatad in th-2 General Plan for 11i'1e South Bristol Straol Ccrrldor. Approval of this jrinov-ative and dynamic project is essential to sustain Santa Ana's grurth and pmperfty for yeafs to cofne and contribute to the eoonornlo, soolal and cultural expansion of one of the targesi, most i m poriant cities in Ora rkp County. t rwpW Related ErGsEol and urge yoi to approye this visionary development, Tfta ou, AODRESSzo — YID, I a rri Willing to speak -publicly us� a -supporter of Belated 'Br stDl_ Jy ERELAYED Bristol To VVhOM It M-ay Concern: I am in wpport of the proposed F I;qtad Bristal mimed -use projoct because of Ille :sIg riih-Cant economtc benefits; corm rinily banePits and add itional housing it will provide for the C ity Of Santa Ana for decades to come. Redeveloping the sgin, auto-cenirio suburban shopping center on South Bristol Street into a welkt,bla. people -first Comm u r.ity of rosidances, shops, restaurants and programmed opera green space wil' be a major economic bacat to the City. Approximately 7,500 jobs wwiH be Created. alo*ig with an estimalati $10_7 million iri ;annual tax revenue to help Fu-n-d the expansion of services Arid programs throughout Santa Arta. Dace built. nearly one-third of the development will be ded4eted to iopen spare wrth an active mix of progremmod perks, apsrvair plazas and pedestrian -only paseas—a sharp contirast to the asphalt -heavy shopping renter that exists there today_ Opera spacci on this scale in the heart of Ora nge Cvu My i5 in hig h demand, but short s u pply, which is why Rel ated 10 ristol Is w-ch a a,.tal---and refmrhing—akaf native to other urban developments. Moreover_ Santa Ana is central to rrtian� major employers.8rid the City needs more housing to relain and st#rsCj skilted worlfdirs. Relakted 10riVol Will offer a diverse mix of housing and Lifestyle options that will meet this oxiticas regional need. I believe Related BriStot is the type cf mixed-u,3e development that City officials envisioned $rid adwocaled in tha General Pan for the South BristDI Street Corridor. Approval of this innovative ancr dynamic pro3eut is e5:5pntial to sustai5 Santa Artie' grbwth and prosperity For gears to come and wn1ribut-a to the qaconom ic, social atrid m Itural expanscon of OrLe of the largest, most Mmportant cities in 0 range C Dunty. I support R01Jit0d 1B6$I01 and urge you to approve this wisioriary daveloprrrerlt. Thar* you. 1 F NAME: � EMA:L: r. � ADDRESS: � ���� Yes_ I am wising 0 speak public.1y as a supporter of Related Bristol. ■RELATED Bristol To Whom It May Concern. I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ara for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops. restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks. open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled woMers. Related Bristol wi:l offer a diverse mix of housing and lifestyle options that will meet this critical regional need. l believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this Innovative aid dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest. most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development Thank you, rc kit PAOUL—M► k.e'ar�Gt mr en Prue+zc� net . ADDRESS: t t n 1 t o 6ne, Al 93,264 Yes, I am willing to speak publicly as a supporter of Related Bristol. ■RELATED ri Btol s To Who•n It May Concern I am in support of the proposed Related Bristol mixed -use project because of the sVnif"nt economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeve".op-.ng the aging, auto -centric suburban shopping center on South Bristol Street into a walkable. people -first community of residences, shops, restaurants and programmed open green space M! be a major economic boost to the City. App-ro)c.Tately 7,500 jobs will be created. along with an estrnated $10.7 million in annual tax ,evenue to help fund the expansion of services and programs throughout Santa Ana. Once b.;ilt, nearty one-third of the development vntl be dedicated to open space with an active mix of programmed parks, open* -air plazas and pedestrian-onty paseos—a sharp contrast to the asphalt -heavy shopping center ;hat exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol rs such a vital —and refreshing—sUrnative to other urban developments. Moreover Santa Ana rs central to many major employers and the City needs more hous'.ng to reta n ano attract sk,lleo workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional reed. I believe Re ated Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County t supports Related Bristol and urge you to approve this visionary development Thank yorf — Yes, I am willing to speak publicly as a supporter of Related Bristo;. KRELATED Bristol To VW"" It May Concem, I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benerits and additional housing it w;J provide for the City of Santa Ana for decades to come Rede,relop:ng the aging, auto -centric suburban shopp ng center on South Bristol Street ,nto a walkabie. people -first community of residences shops. restaurants and programmed open green space wX be a major econom c boost to the City. Approximately TWO jobs will be c eated along with an es!imated $10 7 rr illion n annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built. nearly or.e-third of the devebpment will be dedicated to open space with an adive mix of programmed parks, open-air plazas and pedestrian -only paseos--a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale In the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing--altemative to other uroan developments. Moreover, Santa Ana is centrat to many major employers and the City needs more housing to retain and attract skilled wdrkers Related Bristoi will offer a diverse mix of housing and Lifestyle options that will meet this critical regional need I believe Related Bristol is the type & mixed -use oevelopment that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval o' this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. 1 support Related Bristol and urge you to approve ttus visionary dev"prnent. Thank you. NAME M 1 C i ADORESS 7 Y ri 3 - j._ Yes. I am willing to speak publicly as 3 supporter of Related Bristol. ■RELATED Bristol To Whom It May Concern 1 am in support of the proposed Related Bristol mixed•use project because of the significant economic benefits, community benefits and add tional musing it wii proviae for the City of Santa Ana for decades to come Redeveloping the aging, suto-centric suburban shopping center on South Bnstol Street into a walkable, people -first community of residences. shops, restaurants and programmed open green space 411 be a major economic boost to the City Approximately 7.500 jobs will be created along with an estimated $10 7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built. nearly one-third of the deve�opment w4l be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply which is why Related Srstd is such a vital—ard refreshing —alternative to other urban developments Moreover. Santa Ana is centre+ to many major employers and the City needs more housing to retain and attract skilled wirers. Related Bristol wits offer a diverse mix of housing and lifestyle options that wit meet this critical regional need I believe Related Bristol is the type of mixed -use deve'.oprnent that City officia's envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prospe*ity for years to come and contribute to the economic, social and culural expansion of one of the largest, most important cities in Orange County I support Related Bristol and urge you to approve this visionary development Thank you. IAsrE. M t C.Y� i\m( EMAIL m �' ADORERS: 1 S' Y Yes. I &M Wiring to speak oublicly as a supporter of Related Bristol. To Whom It May Concern: am in support of the proposed Related Bristol mixed -use project because of the significant economic. benefits, community benefits and additional housing itwill provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $1 0.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital=and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled. workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe. Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest; most important cities in Orange.County: `support Related Bristol and urge you to approve this visionary development. Thank.you, NAME. �` is .. .EMAI.L: 1 QI' J.... ADDRESS: �. HRELATED Dri' tol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging., auto -centric suburban shopping center on. South .Bristol. Street into a walkable; people: -first community of residences, shops, restaurants and programmed open green space willbe a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange` County is in high demand, but short supply, which is why Related Bristol is such a vital -and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and. the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe. Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is. essential. to sustain Santa Ana's growth. and prosperity for years to come and contribute to the economic, social and. cultural expansion of one of the. largest, most important cities. in Orange County: Yes, l am willing to speak publicly as a supporter of Related Bristol. IMIRELATED Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use. project because of the significant. economic benefits, community benefits and additional housing it will provide for the City o.f Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on. South Bristol Street into a. walkable, people -first community of residences, shops, restaurants and programmed open green space will be.a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is.such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix.of housing and lifestyle options. that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street.Corridor. Approval of this innovative and dynamic project is essential. to sustain. Santa. Ana's growth:and prosperity for years to come and contribute to. the economic, social and cultural .expansion. of one of the largest; .most important cities in Orange County: support Related Bristol and urge you. to approve this visionary development: Thank you, NAME:. tk..: EMIII L: . J ADDRESS: ....1 Yes, I am willing.to speak publicly as a supporter of. Related Bristol. HRELATED Dristol To Whom It May Concern: am in support of the proposed Related Bristol mixed -use project:because of the significant economic benefits, community benefits and additional housing it will provide for the.City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences., shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once.built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks,open-air plazas and.pedestrian-only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on:this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital ----and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South.Bristol Street: Corridor. Approval of this: innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years.to. come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. support. Related Bristol: and urge you to approve this.visionary development. To Whom It May Concern: Earn in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing. it will provide for the City of Santa. Ana for decades. to come. Redeveloping the aging., auto -centric suburban: shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants.and programmed open green space will be a major economic boost to the City. Approximately 7.,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs: throughout Santa Ana. Once built, nearly one-third: of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and .pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a. vital and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa. Ana's .growth and prosperity for years to come and contribute to the economic, social and cultural.expansion of one of the largest, most important.cities in Orange County. support Related Bristol and urge you to approve this visionary development. Thank you; fdAM .�--.EMAIL: Y' ? ADDRESS: 1 ] {� e r) C� ifC�. o e L_: / 5 Yes, I am willing to speak publicly as a supporter of Related Bristol: KRELATED Bristol To .Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 71500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana.. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos-a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which. is why Related Bristol is such a vital —and refreshing —alternative to other urban developments.. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and :attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to.sustai.n Santa Ana's growth and prosperity .for years to come and contribute to the economic, social.and. cultural expansion of.one of the largest, most important cities in Orange County: support Related Bristol and urge you to approve this. visionary development- Thank .you, NAME: EMAIL,:. m ADDRESS: l'Ilk Yes, I am willing to speak publicly as a supporter of Related Bristol. I am in support of the proposed Related. Bristol mixed -use. project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging,. auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 71500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp.contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the. City needs more housing to retain and attract: skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I.believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the. South Bristol Street Corridor. Approval of this innovative and dynamic. project is essential to sustain Santa Ana'sgrowth and prosperity for years to come and contribute.to the economic, social and cultural expansion of one of the.largest; most important cities in Orange County.. I support Related Bristol and urge you to approve this visionarydevelopment. WRELATED .Dristol To Whom It May Concern: I am in support: of the proposed Related Bristol mixed -use project because of the significant. economic benefits, community benefits and additional housing it will provide for.the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street. into a walkable, people -first community.of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be.dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a. sharp. contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart. of Orange County is in high. demand, but short supply, which is why Related Bristol is such a vital -and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and Lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed=use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa.Ana's.growth and. prosperity for years to come and contribute. to the.economic, social and cultural expansion of one of the largest, most important cities in Orange County.. I support Related Bristol and urge you to approve this visionary development Thank you,. NAME:; ... L-vre-q- (tk, ADDRESS: [� iv, t Yes, I am willing to speak publicly as. a supporter of Related, Bristol. CRELATED Dristol To Whom It.May Concern; lam in support of the proposed Related. Bristol mixed -use project because of the significant :economic benefits, community benefits and additional housing, it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people first community of residences, shops, restaurants and programmed open green space will be a.major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space.with an active mix.ofprogrammed parks, open-air plazas and pedestrian -only paseos—a sharp contrast.to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply; which is why Related Bristol is such a vital -and refreshing —alternative. to other urban :developments. Moreover, Santa Ana is central to -many major employers and the City needs more housing to. retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the. economic, social and cultural expansion of one of the largest; most important cities in Orange County. l.support Related Bristol and urge you to approve this visionary development. Thank you, - L1��& NAME:. EMAIL: _ __ 5..��•. To Whom It May Concern: lam in'support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City .of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South. Bristol Street into a walkable, people -first community of residences, shops, restaurants. and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the. development will be dedicated to open:space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand., but short supply, which is why Related Bristol is such a vital=and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and. dynamic project is essential: to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. support Related Bristol and urge you to approve this visionary development. Thank yo.u,. ] NAME:. 1 fit% 1 '�!�'; cli�� 3 EMAIL:... . ik. g�tJ' ADDRESS � `� . G�� �� i � r , �� l � � ilk. VJ A HRELATED tinstol To Whom It.May Concern: am in support of the proposed Related Bristol. mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa. Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping. center on South Bristol Street into a walkable,. people -first community of residences, shops, restaurants and programmed open green space will be a. major economic boost to the City. Approximately 7,500;jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs.throug.hout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks., open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but shortsupply, which. is why Related Bristol is such a vital=and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. believe Related Bristol is the type .of mixed -use development that City officials envisioned. and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa. Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest,most important pities in Orange County. support Related Bristol and urge you to approve this visionary development Thank you., () { NAME: � VLI MAIL.: YA1" . 4 x .-7 _Z9 0. ADDRESS: 5*4 Yes, .I am willing to: speak publicly as`a supporter of Related Bristol: H RELATED DFISLOI To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project.because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable; people -first community of residences, shops, restaurants and programmed. open green space will be a major economic boost to.the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the. expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of:programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -Heavy shopping center that exists there today. Open space on this scale in the heart of Orange. County is in high demand, but short.supply, which is why Related Bristol is such a vital=and. refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain. and attract skilled workers. Related Bristol will offer a diverse mix of housing. and lifestyle options. that will meet this critical regional: need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic. project is essential to sustain. Santa Ana's growth and prosperity for years. to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County.. support. Related Bristol and urge you to approve -this visionary development. Thank .you, NAME- .AJC\........:.......EMAIf : t lrl l -- ' ''uav` ADDRESS: Yes, I:am willing to speak;publicly as a supporter of Related; Bristol. I am in support of the proposed Related Bristol mixed -use project because of the'significant economic benefits, community benefits and additional housing it.will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax rev enue. to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will .be dedicated to open space. with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this. scale in the heart of Orange County: is in high demand, but short supply, which is why Related Bristol is such a Vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain. and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic .project is essential to sustain. Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one.of the largest, most important. cities in Orange County. [support Related Bristol and urge you to approve this visionary development Thank you, NAME:. lt'aiiM.EMAIL: +A ADDRESS: J �� _i ?,,.,,,,,, , :Yes, I am willing to speak publicly as a supporter of Related Bristol.: l� � uJ HRELATED:Dristol �- �i To Whom It May Concern: am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South. Bristol Street into a ; walkable, people -first community of residences,. shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open:space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital and refresh ing=alternative to other urban developments. Moreover, Santa Ana.is central to many. major employers and the City needs more housing to retain and attract skilled workers. Related Bristol willoffer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development .that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain .Santa Ana's growth and prosperity for years to come and contribute to the economic, social and :cultural.expansib.n of.one of the largest, most important cities in Orange County. support Related Bristol and urge you to approve this visionary development. Thank you; NAME; 1 ENTAIL: G ADDRESS: cv l Yes; lam willing` to speak publicly as a supporter of Related Bristol. To Whom It May Concern: am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Aria. for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol. Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout.Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open=air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the. heart of Orange. County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is .central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer diverse mix of housing and lifestyle options that will meet this critical regional need. I believe. Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic. project is essential to .sustain Santa Ana's growth and prosperity for years to come and contribute to the .economic,. social and cultural expansion of one of the largest,. most important cities in Orange County. I support Related.Bristoland urge you to approve this visionary development. Thank you, NAME:'#;LEMAIL1[ {V!j{ ADDRESS:... Yes, :I am willing to speak publicly as a supporter of Related. Bristol: IRELATED Bristol To Whom It May. Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide forthe City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed .open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today, Open space on:this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a Vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the. General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economi.c,social and cultural expansion of one of the largest, most important cities in Orange. County. support Related Bristol and urge you to approve this visionary development KRELATED Bristol To Whom It May Concern: l am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits,.community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a Walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $1.0.7 million in. annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third.of the development will be dedicated to open space with an active. mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —.and refresh ing—alternative.to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs. more housing to retain and. attract skilled workers. Related. Bristol will offer a diverse mix of housing and lifestyle options that. will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that. City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa.Ana's growth and prosperity for years`to come and contribute to the. economic, social and. cultural expansion of one of the largest; most. important cities in Orange County. support. Related Bristol and urge you to approve this visionary development. Thank You, r t NAME.:'A fq"ADDRESS: Mti.'C l .. -:5.q Yes., I am willing to speak publicly as a supporter of Related Bristol. HIRELATED Bristol To Whom It May Concern: am in support of the proposed Related Bristol mixed -use project because:of the significant economic benefits, community benefits and.additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a Walkable, people -first community of residences, shops, restaurants and .programmed open. green space will be a major economic boost to.the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks., open-air plazas and pedestrian -only paseos=a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of. Orange County is in high demand, but sho.rt supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol -will offer a diverse mix of housing and. lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's, growth and :prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most . important cities in Orange County. support Related. Bristol and urge you to approve this. Visionary development. la RELATED i mStOl To Whom It May Concern: am in support of the proposed Related Bristol mixed -use project because of the significant. economic benefits, community benefits and additional housing it.will. provide for the City of ; Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on. South Bristol Street into a walkable, people -first community. of residences; shops, restaurants and :program.med open . green: space will be a major economic boost to the City: Approximately 7,500 jobs will be. created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services; and programs throughout Santa Ana. Once built, nearly one-third of the .development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange .County is in high demand, but short supply, which is why Related Bristol is such a vital —and refresh ing—alternative.to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe. Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and. cultural expansionof one of the largest, most important cities in Orange County. support. Related Bristol and urge you to approve. this visionary development Yes, I am willing to speak. publicly as. a supporter.of Related. Bristol. To Whom It May Concern; am in support of the proposed Related Bristol mixed-use:project because of the significant economic benefits, community benefits and additional housing. it will. provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences., shops, restaurants and programmed open green. space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian=only paseos—a sharp contrast to the asphalt-heavy.shopping center that exists there today. Open space on this scale in the heart of Orange. County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity. for years to come . and. contribute to the economic., social and cultural expansion. of one of the largest, most important cities in Orange County. 1. support Related Bristol and urge you to approve this visionary development Thank you, NAME:....'•....EMAIL Ci u V A AinADD.RESS:. E . Yes, lam willing to speak publicly .as a supporter of Related Bristol; To Whom It May Concern: I: am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and.additional housing it will p.rovi.de forthe City of : Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and .programmed open. green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of. programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists. there today. Open space on this scale in the heart of Orange .County is in high demand, but short supply, which is why. Related Bristol is such a vital -and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development. that City officials envisioned and advocated in the General Plan for the South. Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic,.: social and.cultural expansion of one of the largest, most important. cities in Orange County_ support Related Bristol and urge you to approve this visionary development: Thank you, NAME EMAIL: �i'�Ii L- ADDRESS* km �\f �V � Yes, I am willing to speak publicly as a supporter. of Related Bristol. H RELATED DI ISL"I To Whom It May Concern [.am in support of the proposed Related Bristol mixed -use project becaus`e.of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping: center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix.of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping. center that exists. there today. Open space on this scale in the heart of Orange County is in high demand; but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers. and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that. City officials envisioned and advocated in the General:Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the. economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank.you, ` V ►s gin: nnAi� : + 1v�..0 c+�,o �-`► ADDRESS: �V'V\ Yes; I am willing to speak publicly as a supporter of Related Bristol: Lam in support of the proposed Related Bristol mixed -use project be of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa. Ana for decades to come. Redeveloping the. aging., auto -centric suburban shopping center on. South Bristol Street into a walkable, people -first community of residences, shops, restaurants and. programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once.built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain. and attract skilled Workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in. the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic. project is essential to .sustain. Santa Ana's growth :and: prosperity for years to come and contribute to the economic,. social and. cultural expansion of one of.the.largest, most important cities:in Orange.County. support Related Bristol and urge you to approve.this visionary development. Yes, I.am willing to speak publicly as a supporter of Related Bristol. i0RELATED Dristol To Whom It May Concern: am in support of the proposed Related Bristol mixed-use.project because ofthe significant economic benefits; community benefits and additional housing it will provide for the City of` Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban: shopping center on South Bristol Street into a walkable, people -first community of residences., shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout.Santa Ana.. Once built, nearly one-third of the development will be dedicated to open space with an active mixof programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists.there today. Open space on this scale in the heart of Orange .County is in high. demand, but. short supply, which is why Related Bristol is such a vital=and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is. the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain:Santa Ana's growth and prosperity for years to come and contribute to the economic, social and .cultural expansion of one of the largest, most important cities.in Orange County. support Related Bristol and urge you to approve this visionary development. Thank you, p . NAME: 5�e['s_) _ 1si IP3 �.�i EMAIL: C4-aL45.. ' v.�. ONm ' co ADDRESS Yes, I am willing to speak. publicly as a supporter of Related Bristol. To Whom It May Concern - [am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and. additional housing it will provide for the City of Santa Ana for decades to. come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a Walkable, people -first community of residences, shops; restaurants and. programmed open green space will be:a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $1.0:7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt=heavy shopping center that exists there today. Open space on this scale in. the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital and refreshing —alternative to.other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain.and attract skilled workers. Related. Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. believe Related Bristol is the type of mixed -use. development that City officials envisioned. and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa.Ana's. growth and prosperityfor years to come and contribute to the economic; social and cultural expansion of one of the largest, most important cities in Orange County: support Related Bristol.and urge you to approve this visionary development W RELATED o- To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on ;South Bristol Street into a walkable, people -first community of residences, shops, restaurants. and programmed open green space will be a major economic boost to the City. Approximately 7;000 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once. built, nearly one-third of the development will be dedicated to open space with an active. mix.of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital and. refreshing —alternative to other urban developments.. Moreover, Santa Ana is central to many major employers and the City needs more housing to retainand attract skilled workers. Related Bristol will offer a diverse mix of housing. and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County.. support Related .Bristol. and urge you to approve this visionary development. Than you; Yes,. l am willing to speak publicly as a supporter of Related Bristol_ IRRELATED istol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project becau.se ofthe significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a. walkable, people -first community of residences, shops, restaurants and programmed open. green space will be a major economic boost to the City. Approximately 7,500 jobs will be created,. along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt=heavy shopping center that exists there today, Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a Vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and. contribute to the economic,. social and cultural expansion of one of the largest. most important cities in Orange County. I support. Related Bristol and urge you to approve this visionary development HRELATED Dristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits,. community benefits and additional housing it will provide for the City of Santa 'Ana for decades to come. Redeveloping. the aging, auto -centric suburban shopping center on South .Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed.open. green space will be a major economic boost to the City. Approximately 7,500 jobs will be created., along with an estimated $10.7 :million in annual tax revenue: to help fund the expansion of services and programs throughout Santa Ana.. Once built, nearly one-third of the development will be dedicated to open space with an active mix. of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand., but short supply, which is why Related Bristol is such a vital -and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need, I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the.economic, social. and cultural,expansion of one of the largest, most important cities in Orange County. support.Related Bristol. and urge you to approve this visionary development. . Yes, .I am willing to speak publicly asa s.upporter.of Related Bristol. DRELATED bristol To Whom It May Concern: am in support of the proposed Related Bristol mixed -use project because of the significant . economic benefits, community benefits and additional housing it will provide for the City.of Santa Ana. for decades to come. Redeveloping the aging, auto -centric suburban shopping center on.South Bristol Street:into a walkable, people -first community of residences, shops, restaurants and programmed open green space will. be a major economic boost to the City. Approximately 7,500 jobs will be created, along.with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development -will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a. sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital -and refreshing=alternative to other urban developments. Moreover,. Santa Ana is central to many major employers and the. City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I: believe Related Bristol is:the type of mixed -use development that City officials envisioned and advocated in the General Plan for the .South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa. Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County: I support Related. Bristol and urge you to approve this visionary development Yes-1 am willing to speak publicly as a supporter of Related Bristol: RRELATED :1 JrISA.. tOl To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into. a walkable,. people -first community of residences, shops, restaurants and programmed open: green space will be a major economic boost to the City: Approximately 7,500. jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout. Santa Ana. Once built, nearly one-third of the:development will be dedicated to open space with an active mix of.programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphaft-heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital-an.d refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more. housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe.Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa An.a'.s.growth and prosperity for years to come and contribute to the economic, social.and cultural expansion of.one of the Largest, most important cities in Orange County. support Related Bristol and urge you to approve this visionarydevelopment. . HRELATED to To Whom It May Concern: am in support of the proposed Related Bristol mixed -use project because.of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come: Redeveloping the aging, auto -centric suburban shopping center on .South Bristol.Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of.services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active. :mix of programmed parks, open4r plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand., but short supply, which is why Related Bristol is such a vital -and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet.this. critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor.. Approval: of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important. cities in Orange County. support Related Bristol and urge you to approve this visionarydevelopment Thank you, r NAME. .--))C3'L(G��ii+E ��. EMAIL: J Yes, I am willing to speak publicly as 6 supporter of Related Bristol; H RELATED Bristol To Whom It May Concern: am in support of the proposed. Related Bristol mixed -use project because.of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa.Ana for decades to come: Redeveloping the aging, auto -centric suburban shopping center on South Bristol.Street into a walkable, people first community of residences, shops, restaurants and program med. open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated$10.7 million in annual tax revenue'to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping .center that exists there today. Open space on this scale in the heart of Orange County is in. high demand, but short supply, which is why Related Bristol is such a vital -and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City. needs more housing to retain. and attract skilled workers. Related Bristol will offer a.diverse mix of housing and lifestyle options that will meet this critical regional need. I believe. Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Yes'. I am willing to speak publicly as 6 supporter of Related Bristol_ {{.................................. f Tk3 KRELATED Brl*stol To Whom. It May Concern: Al � •. �a1� [1,.r.�.ni Ins i.f�o�•�. am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it.will provide for the City of Santa Ana. for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants .and programmed open green space will be a major economic boost to the City: Approximately 71500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion.of services and programs: throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital=and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs: more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I: believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol. Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth.and prosperity.for years to come and contribute to the econ.om.ic,. social and cultural expansion of.one of the largest, most important cities in Orange County. support Related Bristol and urge you to approve this visionary development: Thank you, f NAME: 0-.� f � A" i�'��.��C __ _ _ _'EMAJL: CLQ s 0 � rr j ADDRESS: 1112,7 S. ..A14 PA l 707 Yes, I am willing to speak publicly asa supporter of Related Bristol: like R E L AT E D Dristiil To Whom It May Concern: am in support of the:proposed Related Bristol mixed -use project because of the significant ecorn.omic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost.to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax re venue,to help.fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand; but short supply, which is why Related Bristol is such a Vital. and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials. envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative. and. dynamic project is essential to sustain Santa Ana's growth and prosperity foryears to come and contribute to the ec..onomic,.social.and cultural:expansion. of one of the largest, most important cities in Orange County. supportRelated Bristol .and urge you to approve.#his visionary development Thank you, NAME: C�fl* 6 G1 EMAIL: -C U ()t , R t � LCO ADDRESS: �. Yes, I am willing to speak publicly as a supporter of Related Bristol.. .To Whom It May Concern: I am in. supportof the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide fog the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will. be a major economic. boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the. expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix. of. programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space- on this scale in the heart of Orange County is in high demand, but short supply, which is why Related. Bristol is: such a vital=and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options.that will meet this critical regional need. l believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the. South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosPerity for years to come and contribute to -the economic, social and.cultural expansion.of one of the largest; most important cities in Orange County. I support.Related Bristol and urge you to approve this visionary development. Thank you; NAME: �.C� EMA1L:� ADDRESS: .................... ..+� ► . \ �r[j:. �1 Cx� . ' `l�O` ,:tl.� KRELATED t3ristol To Whom It May Concern. - Lam in support of the proposed. Related Bristol mixed -use project because. of the significant economic. benefits, community benefits and additional housing it will provide for the City. of . Santa Ana for decades to come. Redeveloping the.aging, auto -centric suburban shopping center on. South Bristol Street into a Walkable, people -first community of.resi.dences, shops, restaurants and programmed open green space will be a major economic boost to. the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open.space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange: County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana. is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and Lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General. Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential. to sustain. Santa Ana's growth and prosperity for years to come. and contribute: to the .economic, social and cultural expansion of one of the Largest, most important cities in Orange .County. I. support Related Bristol and urge you to approve this visionary development Thank you, I. amin support of the proposed Related Bristol mixed -use project because of the significant economic .benefits,. community benefits and additional housing. it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a Walkable, people -first community of residences, shops, restaurants and .prograrnmed open. green space will be a major economic boost to the City. Approximately 7,500 jobs will be created,. along with an estimated $10.7 million in annual tax revenue.to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated. to open space with an active mix of.programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt=heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital --:-and refreshing —alternative to other urban developments. Moreover, .Santa Ana is central to many major employers and the City needs more housing to retai.ri and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet. this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan.for the South Bristol Street. Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth .and prosperity for years to come and contribute to the economic, social .and cultural expansion of one of the largest, most . important.cities in Orange County. supportRelated Bristol and urge you to approve this. visionary development Thank you, DAME; t'1 j.4i . EMAIL g� ��3 1lRELATED bristol To Whom It May Concern_ I am in support of the proposed Related Bristol mixed -use project. because of the significant economic benefits, community benefits and additional housing it will provide for the. City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants. and programmed. open green space will be a major economic boost to the City: Approximately 7,500 jobs will be created,. along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and.programs.thro.ughout Santa; Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that.exists. there today. Open space on this scale in the heart of Orange County is. in high demand, but short supply, which is why Related. Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and.attract skilled workers. Related Bristol.will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe. Related Bristol is the type of mixed -use development. that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years. to come and contribute to the economic., social and cultural. expansion of one of the largest, most. important cities. in Orange County: I.§upport Related Bristol and urge you to approve this visionary development. Thank you, NAME: ' i r, tC ✓1 ! EMA.0 .t(�LiLS� Wy C"� :: . "o. CF--�-_ f f nRELATED To Whom It May Concern: am in support of the proposed Related. Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on .South .Bristol Street into a: walkable, people -first community of residences, shops., restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the.expansion of services and programs throughout Santa Ana. Once .built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which.is why Related Bristol is such a vital —and refreshing -alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled. workers. Related Bristol will offer a diverse mix. of housing and lifestyle options that will meet this critical regional need. 1 believe Related Bristol is the type of mixed -use development. that: City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and.prosperity for years to come and contribute to the economic., social and cultural expansion of one of the largest; most important cities in Orange County. supportRelated Bristol and urge you to approve this visionary development. Thank you; NAME: ; EMAIL: �G` h. J G qCC� r ADDRESSd j �j`tj� Yes,. I am willing to speak publicly as a supporter of Related Bristol_ RELATED*S I r to To Whom It May Concern: am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will. provide. for the City of Santa Ana for decades to come. Redeveloping the aging; auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and: programmed open green space -will be a major economic boost to the City. Approximately 7,500 jobs will be. created., along with an estimated $10.7 million in annual tax revenue to. help fund the expansion of services and programs throughout Santa Ana. Once built,. nearly one-third of.the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the. City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for Years to come and contribute to the economic, social and cultural expansion of one of the Iargest,:most important cities in Orange. County. I support Related Bristol and urge you to approve this.visionary development. Thank you., � t NAME: EMAIL: ; 1 A k L F(� A �0 ADDRESS._ .. ,,Y � ti Yes, I am willing to speak publicly as 8 supporter of Related Bristol: KRELATED t5ristol . To Whom It May Concern: am in support of the proposed Related Bristol mixed -use project because of.the. significant economic benefits, community. benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South, Bristol Street. into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City.. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa: Ana. Once built, nearly one-third of the. development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the Heart of Orange County is in high demand, but short supply, which is why Related Bristol .is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract: skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for. the South Bristol Street Corridor. Approval of this innovative and dynamic project. is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of.the largest, most important cities in Orange County. I support Related Bristol .and urge you to approve this visionary development am in support of the proposed Related Bristol mixed -use project.because of the significant economic benefits, community benefits arid.additional housing :it will provide. for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services. and programs throughout Santa Ana.. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a Vital. —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City. officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth. and prosperity for years to come and contribute. to the economic, social and cultural expansion of one of the.largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, To Whom It May Concern, I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it.will: provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first. community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be. created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once. built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping. center that exists there today. Open space on this scale in the heart of Orange. County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing. to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options. that will meet this critical regional need. I believe. Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and: prosperity for years to. come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development HRELATED :Brlostol To Whom It May Concern: am in support.of the proposed Related Bristol mixed -use project because of the significant . economic benefits, community benefits and additional housing it will provide for the City.of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first. community of residences,. shops, restaurants and programmed. open ; green. space will be a major economic boost to the City.. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital -and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will. meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City .officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to. the economic, social and cultural expansion of one of the largest, most important.cities in Orange County. support,Related Bristol and urge you to approve this visionary development. Thank you, TR tc[ NAME: ., �� � EMAIL:: r<> ADDRESS`.. Yes, I am willing to speak publicly as a supporter of Related Bristol. URELATED Bristol To Whom It May Concern: am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will.provide for the City of Santa Ana for decades to come. Redeveloping the aging,, auto -centric suburban shopping center on South Bristol Street into. a walkable, people -first community of residences, shops, restaurants: and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix. of. programmed parks, open=air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space .on this scale in the heart of Orange County, is in high demand, but short supply, which is why Related Bristol is such a vital=and refreshing —alternative to other urban developments. Moreover, Santa .Ana is central to many major employers and the City needs: more housing to .retain and.attract skilled workers. Related Bristol will offer a. diverse: mix of housing and lifestyle options that will meet this critical regional need. I believe. Related Bristol is. the type of mixed -use development that City officials envisioned and advocated in the. General Plan for the. South Bristol Street Corridor. Approval .of this innovative and dynamic project is essential to sustain. Santa Ana's growth and prosperity for years to come and contribute to the economic, social.and cultural expansion of one of.the largest, most important cities in Orange County. support Related Bristol and urge you to approve this visionary development Thank you, elp 0-1 NAME: eb a pb1� VA ADDRESS: 1 i A16 CW r 1P 111V6 O � � . HRELATED Bristol To Whom It May Concern: am in support of the proposed Related Bristol mixed -use project because.of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green: space will be. a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the. expansion of services and programs throughout Santa Ana. Once. built, nearly one-third of the development will be dedicated to open space with an active mix of .programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the. asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is:in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this.critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic;.social and cultural expansion of one of the largest, most important cities in:Orange County. support Related Bristol and urge,you to approve this visionary development_ Thank you, NAME: r J&J EMAIL: t v44i J.. � ADDRESS= � tk) ckcc. CIAO RCN qvo I Yes, I am willing to speak publicly as a supporter of Related Bristol. HRELATED Dristol To Whom It May Concern: am. in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the Citybf Santa Ana for decades to come. Redeveloping the aging, auto-centric.suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active. mix of programmed parks, open=air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —.and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. F believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and.:prosperity for years to come and contribute to the economic, social and .cultural expansion of one of the largest, most. important cities 'in Orange County. I support Related Bristol and urge you to approve this visionary development Thank you., NAME;i....'�i EMAIL: C J. ADDRESS: R RELATED Bristol To Whom It May Concern: am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and. programmed. open green space will be a major economic.boost to the City: Approximately 7,500 jobs will be. created, along with:an estimated $10.7 million in annual tax revenue. to help fund the: expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange'County is in high demand, but short supply, which is why Related Bristol is such a vital —arid refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major: employersand the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need.. I believe Related. Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain: Santa Ana's growth and prosperity for years to come and contribute to the economic,. social and cultural expansion of one of the largest, most important. cities in Orange County. support Related Bristol and urge.you to approve this visionary development. Thank you NAME; 3 MAIL Ff' i 0C ADDRESS; am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide. for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first. community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 millionin annual tax revenue to help fund the. expansion of services.and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is. such a vital—a.nd refresh ing=alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. believe Related Bristol is the type of mixed -use development that City officials envisioned and. advocated in the General Plan for the. South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute. to the economic, social and cultural expansion of one of the largest, most important cities in Orange. County. . support Related Bristol and urge you to approve.this visionary development: Yes, I am willing to speak publicly as a supporter of Related Bristol. To Whom It.May.Concern.: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits community benefits and additional housing it will provide for the City of Santa Ana for decades.to.come. Redeveloping the aging,. auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of.residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will. be created, along with an estimated.$40.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this .scale in. the heart of Orange County is in high demand,.butshort supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a. diverse mix of housing and lifestyle options that will meet this critical: regional need. I believe.Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the. General Plan:for the South Bristol Street Corridor. Approval of this innovative and. dynamic project is essential.to sustain Santa Ana's growth and prosperity for years to come.and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. support Related Bristol and urge.you to approve this visionary development. Thank you, Signature:.) Print Name. .LA E�A:�-j &kt'1 City Email Address e" ��'-'1�� V � i optionalT .. W RELATED unstol To Whom It May Concern: am insupport of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing .it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban. shopping center on.South Bristol:Street into a walkable, people -first community of residences., shops; restaurants and programmed open green space will be a major economic boost to the City.. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active. mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp .contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital=arid refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs. more housing to retain and .attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional. need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain. Santa Ana's growth and prosperity for years to come and contribute to.the economic, social and cultural expansion of one of the largest, most important cities in Orange County: I: support Related Bristol and :urge you to 'approve this visionary development KRELATED Bri stol To Whom It May Concern: am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street: into a walkable, people -first community.of residences, shops, restaurants and.programmed open, green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along. with an estimated $10.7 million in annual tax. revenue to help fund the.expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital -and refreshing —alternative. to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix'of housing and lifestyle options that will meet.this. critical regional need. [.believe Related Bristol is the type of mixed -use development that:City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa;Ana's growth and prosperity for years to come and contribute.to the.economic, social and cultural expansion of one of the largest, most important cities in Orange County. l support Related Bristol and urge you to approve this visionary development, Yes, I am willing to.speak publicly as a supporter of Related Bristol; I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it: will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center:on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and. programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs. throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active. mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt: heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but:short supply, which is why Related Bristol is such a vital -and refreshing—alternative.to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will: meet this.critical regional need. 1 believe. Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential. to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one: of th.e largest, most. important cities In. Orange County. support:Related Bristol and urge you to approve this visionary development.. BRELATED "nstol To Whom It May Concern_ I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits., community benefits and additional housing .it will 'prov.ide.for the C.ityof. Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping.center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue:to help fund the expansion of services and programs throughout Santa Ana. Once .built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and:pedestrian-onlypaseos=a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of. Orange County is in high demand, but short supply, which is why Related Bristol is such a. vital —and refreshing=alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs.more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the. General: Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to .come. and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you :to approve this visionary development. Thank you % � NAM�2 EMAIL: ADDRESS; \ ' . > ' V �!1.Y1 .: ..J--1 Yes, I am willing. to speak:publicly as a supporter- of Related Bristol; lllllRELATED Dristol To Whom It May Concern.: am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits; community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on.South Bristol Streetinto,a walkable, people -first community of residences, shops, restaurants and programmed open green,space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the: development will be dedicated to open space with an active. mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital -and refresh ing—alternative.to other urban developments. Moreover; Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and:dynamic project is essential to sustain Santa Ana's growth and prosperity for Years to come and contribute to the economic, social and cultural .expansion of one of the largest, most important cities in Orange County. support Related Bristol and urge you to approve. this visionary development. Thank.you, NAME: �'JG�G� EMAIL:. �� d titer, • I. '! a"''` ADDRESS:. 1�� Y�G . �t `1p. CRELATED Duffristol To Whom It May Concern: am in support of the proposed Related Bristol m.ixed-use project because of the significant economic benefits, community benefits and additional housing it will: provide for the Gity of Santa Ana for decades to come. Redeveloping the aging; auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 71500 jobs will be created, .along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed: parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the. asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is.why Related Bristol is such a vital=and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the. South Bristol Street Corridor. Approval of this innovative and :dynamic project is essential to sustain Santa Ana's growth.and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and. urge. you to approve this visionary development. Thank you, NAME: l EMAIL:' G4'-F ADDRESS: Yes, I am: willing to speak publicly as a supporter of Related Bristol. RELATED To Whom It May Concern; I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South. Bristol Street into a walkable, people -first community. of residences, shops, restaurants and programmed open green. s.pace will be.a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund tl';e expansion of services and programs throughout Santa Ana. Once built,, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and: pedestrian -only paseos—a sharpcontrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments.. Moreover,. Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related. Bristol will offer a diverse. mix.of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -muse development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa. Ana's growth and: prosperity for years to come and :contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. support Related Bristol and urge you to approve this visionary development. Thank you, Signature: Print Name r' city� Address _Email Optional.: NRELATED w...... _. _....... To Whom :lt May Concern: I am in support of the proposed Related Bristol mixed -use project because of the:siignificant econo.m.ic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to. come. ` Redeveloping the aging, auto -centric suburban shopping center on South Bristol. Street into. a walkable, people-first.community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City.. Approximately 7,500.. jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the.expansion of services and programs throughout Santa Ana. Once. built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is. why Related Bristol is such a vital —.and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and. the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of. mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana'.s growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. support. Related Bristol and urge you to approve this visionary development. Thank you, Signature: Print Name t-e on ( oo. IL. . . City D u "111 Email Address -Tr c— me'-; (i, 64KC2 Or — r� Optional; C RELATE© To Whom It May Concern: I am in supportof the.proposed Related Bristol mixed -use project because of the significant economic. benefits community benefits and additional housing it will provide for the City of -Santa Ana for decades to come: . Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed .open green space willbe a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built'. nearly one-thirdof the development will be. dedicated to open space with an active mix of programrn.ed parks, open-air plazas and pedestrian=only paseos—a sharp contrast to the. asphalt -heavy shopp ng center that exists there today. Open space on this scale in the heart of Orange County is in. high demand., but short supply, which is whyRelated Bristol is such a vital —and' refreshing —alternative to other urban developments. Moreover, Santa:Ana is central to many major employers and the.City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that. will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the: General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's .growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support .Related Bristol.and urge you to approve this visionary.development. Thank you, Signature: Print fvam oe $62 (r a [ City j Email Address Optional: C RELATED To Whom. It May Concern: I am in. support of the proposed Related. Bristol mixed -use project because of them significant economicbenefits, comm'.anity benefits and additional housing it will provide :for the City, of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and.programrhed open green space will:be a major. economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built,.nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrastto the asphalt -heavy shopping center thatexists there today. Open space on this scale in the heart of. Orange County is in high demand, but.short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover; Santa Ana is central to many major employers and the. City needs more housing to retain and attract skilled workers. Related. Bristol will offer a. diverse mix:of housing:and lifestyle options that will meet this critical regional need. I believe RelatedBristol is the type of. mixed -use development that City officials envisioned and advocated in the .General Plan for the South Bristol. Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity.for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Signature: i Related. Bristol—CoUrbanize Letter of Support Campaign To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use development on South Bristol Street because of the significant and much -needed open space planned for the project. About. on.e=third of the development will become an active mix of programmed parks, open-air plazas and pedestrian -only paseos to explore, slow down and feel inspired. It will be a sharp. contrast and welcomed replacement to the aging and asphalt -heavy shopping center that exists there today in South Santa. Ana. Open space on thisscale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to most urban developments.. I believe the developer is committed to creating a more inviting, sustainable and resilient model of community living and the plans to make:programmed open space with seasonal events, public art installations, live music, dance performances and: other outdoor art exhibits and activities a central feature of this innovative community are truly exciting. From..the earliest planning sessions, the lush and beautiful landscaped walkways and parks have been high priorities at Related Bristol to: promote an outdoor lifestyle that will enhance wellness and fitness for all who live or visit there. This commitment to a healthier; greener existence is why I strongly support Related Bristol. I urge you to do the same, and approve Related Bristol. Thank you; Signature: Print.Name: (Al �+ Email Address:1-� it city: CA. Optioral - Mailing Address: Related Bristol—CoUrbanize Letter of Support Campaign To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use development on South Bristol Street because of the significant and `much -needed open: space planned for the project: About one-third. of the development will. become an active. mix of programmed parks; open-air plazas. and pedestrian -only paseos to explore, slow down and feel inspired. It will be a sharp contrast and welcomed replacement to the aging .and asphalt -heavy shopping center that exists there today in South Santa Ana. Open:space on this.scale in the heart of Orange County is in high demand, but short supply,.which is why Related Bristol is such.a vital —and refreshing —alternative to most urban developments. I believe the.developer:is committed.to creating a more inviting, sustainable and resilient model of community living and the plans to make:programmed open space with seasonal events, public art installations, live music, dance performances and other outdoor art exhibits and activities a central feature of this innovativecommunity are truly exciting. From the earliest planning sessions, the lush and beautiful landscaped walkways and parks have been high priorities at Related Bristol to promote an outdoor lifestyle that will enhance wellness and fitness for all who live or visit there. This commitment to a healthier, greener existence is why I strongly support Related Bristol. I urge you to do the same, and approve Related Bristol. V& - - , �;- act14 s Thank you ; % Signature: ; Print Tame: �� � Email Address: City: Optional.- Mailing Address: ; Related .Bristol—CoUrbanize Letter of Support Campaign To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use development on South Bristol Street because of the. significant and much -needed open space planned for the project, About one-third of the development will become an active mix: of programmed parks., open-air plazas and pedestrian -only paseos to. explore, slow down and feel inspired. It will be a sharp contrast and: welcomed replacement to. the aging and asphalt=heavy shopping center that exists there today in South Santa Ana. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —anti refreshng—alternative to most urban developments. I believe:the developer is committed to creating a more inviting, sustainable and resilient model of community living and the plans to make programmed open space with seasonal events, public art installations., live music; dance performances and other outdoor art exhibits and activities a central. feature of this innovative community are truly exciting. From. the earliest planning sessions, the lush and beautiful landscaped walkways and parks have been high priorities at Related Bristol to promote an outdoor lifestyle that will enhance wellness and fitness for all who .live or visit there. This commitment to a healthier, greener existence is why I strongly support Related Bristol I urge you to do the same, and approve Related Bristol. Thank you, Signature: - ---: Print Name: Email Address:_, City:. t Optional - Mailing Address: Related Bristol—CoUrbanize Letter of Support Campaign To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use development on South Bristol Street because of the significant and much -needed open space planned for the project. About one-third of the development will become an active mix of programmed. parks, .open=air.plazas and pedestrian -only paseos to explore, slow down and feel inspired. It will be a sharp contrast and welcomed replacement to the aging and asphalt -heavy shopping center that exists there today in South Santa Ana. Open space on this scale in the heart of Orange County is in .high demand, but short supply, which is. why Related Bristol is such a vital —and refreshing —alternative to most urban developments. I believe the developer is committed to creating a more inviting, sustainable and resilient model of community living and the plans to make programmed open space with seasonal events, public art installations., live music, dance performances and other outdoor art exhibits and activities a central feature:of this innovative community are truly. exciting. From. the.earliest planning sessions, the lush and beautiful landscaped walkways and parks have been high priorities at Related Bristol to promote an outdoor lifestyle that will enhance wellness and fitness for all who live: or visit there. This commitment to a healthier, greener existence is why I strongly support Related Bristol I urgeyou to do the same, and approve Related Bristol:. Thank you:, Signature: Print Name: Pe Ir f ] LL rr ff Email Address: �r�r�ICG�� ��7 dl �! City:l0., IVA Optional Mailing Address: .................. Related Bristol=CoUrbanize Letter of Support Campaign To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use development on South Bristol. Street because of.the significant and much -needed open space planned for the project. About one-third of the development will become an active. mix of programmed. parks, open-air plazas and pedest'ri.an-only paseos to explore, slow down and feel inspired.. It will be a sharp contrast and welcomed replacement to. the aging and asphalt -heavy shopping center that exists there today in South Santa An.a. Open. space on. this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to most urban developments. I believe the developer is committed to creating a more inviting, sustainable.and resilient model of community living and the plans to make programmed open space with seasonal events, public art installations, live music, dance performances and other outdoor art exhibits and activities a central feature of this innovative community are truly exciting. From. the earliest planning sessions, the lush and beautiful landscaped walkways and parks have been high priorities at Related Bristol to promote an outdoor lifestyle that will enhance wellness and fitness for all who live or visit there. This. commitment to a healthier, greener existence. is why I strongly support Related Bristo.l. I urge you to do the same, and approve Related Bristol. Thank you, Signature: Print Name:%�--' Email Address: - City: Optional - Mailing Address: Related Bristol—CoUrbanize Letter of Support Campaign To Whom It May Concern I am in support of the proposed Related Bristol mixed -use development on South Bristol Street because of the significant and much -needed open space planned for the project. About one-third of the development will become an active mix of programmed parks, open-air plazas and pedestrian -only paseos to explore, slow down and feel inspired. It will be a sharp contrast and welcomed replacement to the aging and asphalt -heavy shopping center that exists there today in South Santa Ana. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to most urban developments. I believe the developer is committed to creating a more inviting, sustainable and resilient model of community living and the plans to make programmed open space with seasonal events, public art installations, live music, dance performances and other outdoor art exhibits and activities a central feature of this innovative community are truly exciting. From the earliest planning sessions, the lush and beautiful landscaped walkways and parks have been high priorities at Related Bristol to promote an outdoor lifestyle that will enhance wellness and fitness for all who live or visit there. This commitment to a healthier, greener existence is why I strongly support Related Bristol. I urge you to do the same, and approve Related Bristol Thank you, Signature: I, Print Name: Email Address: City: � . Optional - Mailing Address: Related Bristol—CoUrbanize Letter of Support Campaign To Whom It May Concern I am in support of the proposed Related Bristol mixed -use development on South Bristol Street because of the significant and much -needed open space planned for the project. About one-third of the development will become an active mix of programmed parks, open-air plazas and pedestrian -only paseos to explore, slow down and feel inspired. It will be a sharp contrast and welcomed replacement to the aging and asphalt -heavy shopping center that exists there today in South Santa Ana. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to most urban developments. I believe the developer is committed to creating a more inviting, sustainable and resilient model of community living and the plans to make programmed open space with seasonal events, public art installations, live music, dance performances and other outdoor art exhibits and activities a central feature of this innovative community are truly exciting. From the earliest planning sessions, the lush and beautiful landscaped walkways and parks have been high priorities at Related Bristol to promote an outdoor lifestyle that will enhance wellness and fitness for all who live or visit there. This commitment to a healthier, greener existence is why I strongly support Related Bristol. I urge you to do the same, and approve Related Bristol Thank you, Signature: Print Name;. V)e k c 1 i Z Email Address- `` vt? �Vui-L t,-" City: v O Optional - Mailing Address: (MF�' Related Bristol CoUrbanize Letter of Support Campaign !A�A To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use development on South Bristol Street because of the significant and much -needed open space planned for the project. About one-third of the development will become an active mix of programmed parks, open-air plazas and pedestrian -only paseos to explore, slow down and feel inspired. It will be a sharp contrast and welcomed replacement to the aging and asphalt -heavy shopping center that exists there today in South Santa Ana. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to most urban developments. I believe the developer is committed to creating a more inviting, sustainable and resilient model of community living and the plans to make programmed open space with seasonal events, public art installations, live music, dance performances and other outdoor art exhibits and activities a central feature of this innovative community are truly exciting. From the earliest planning sessions, the lush and beautiful landscaped walkways and parks have been high priorities at Related Bristol to promote an outdoor lifestyle that will enhance wellness and fitness for all who live or visit there. This commitment to a healthier, greener existence is why I strongly support Related Bristol. I urge you to do the same, and approve Related Bristol Thank you, Signature, Print Name: Clrl.�'l ocl IN ra n Email Address: C' ��� ��1�11Ghoo - c0►-1 City: Sao�a -Anal Optional - Mailing Address Related Bristol—CoUrbanize Letter of Support Campaign To Whom It May Concern I am in support of the proposed Related Bristol mixed -use development on South Bristol Street because of the significant and much -needed open space planned for the project. About one-third of the development will become an active mix of programmed parks, open-air plazas and pedestrian -only paseos to explore, slow down and feel inspired. It will be a sharp contrast and welcomed replacement to the aging and asphalt -heavy shopping center that exists there today in South Santa Ana. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to most urban developments. I believe the developer is committed to creating a more inviting, sustainable and resilient model of community living and the plans to make programmed open space with seasonal events, public art installations, live music, dance performances and other outdoor art exhibits and activities a central feature of this innovative community are truly exciting. From the earliest planning sessions, the lush and beautiful landscaped walkways and parks have been high priorities at Related Bristol to promote an outdoor lifestyle that will enhance wellness and fitness for all who live or visit there. This commitment to a healthier, greener existence is why I strongly support Related Bristol. I urge you to do the same, and approve Related Bristol. Thank you, Si nallu g Print Name: raj, Email Address: City Optional - Mailing Address (aI3 "� �A Related Bristol—CoUrbanize Letter of Support Campaign A'f2'-AW(__ To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use development on South Bristol Street because of the significant and much -needed open space planned for the project. About one-third of the development will become an active mix of programmed parks, open-air plazas and pedestrian -only paseos to explore, slow down and feel inspired. It will be a sharp contrast and welcomed replacement to the aging and asphalt -heavy shopping center that exists there today in South Santa Ana. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to most urban developments. I believe the developer is committed to creating a more inviting, sustainable and resilient model of community living and the plans to make programmed open space with seasonal events, public art installations, live music, dance performances and other outdoor art exhibits and activities a central feature of this innovative community are truly exciting. From the earliest planning sessions, the lush and beautiful landscaped walkways and parks have been high priorities at Related Bristol to promote an outdoor lifestyle that will enhance wellness and fitness for all who live or visit there. This commitment to a healthier, greener existence is why I strongly support Related Bristol. I urge you to do the same, and approve Related Bristol. Thank you, Signature: r� Print Name: f 4c' 'vovi T`e'j"e� Email Address: CA + �, L u6wl City:, �VI � Optional - Mailing Address: (al�- Related Bristol-CoUrbanize Letter of Support Campaign To Morn It May Concern. I am in support of the proposed Related Bristol mixed -use development on South. Bristol Street because of the significant and much -needed open space .planned for the project. About one. -third of the development will become an active mix of programmed parks, .open-air plazas and pedestrian. -only paseos to explore, slow down and feel inspired. It will be:a sharp contrast and. welcomed replacement to the aging and asphalt -heavy shopping center that exists there today in South Santa Ana. Open. space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to most urban developments. I believe the developer is committed to creating a more inviting, sustainable and resilient model of. community living and the plans to make programmed open space with seasonal .events, public art installations, live music, dance performances and other outdoor art exhibits and activities a central feature,of this innovative community are truly exciting. From the earliest planning sessions, the lush and beautiful landscaped walkways and parks have.been high priorities at Related Bristol to promote an outdoor lifestyle that will enhance wellness and fitness for all who live or visit there. This commitment to a healthier, .greener existence is why I strongly support Related Bristol. I urge you to do the same, and approve Related Bristol, Thank you, Signature: f 57t- � -, Print Name: Email Address; City: Optional - Mailing Address: ............................... S/P—A- 7W1)1,9 Related Bristol-CoUrbanize Letter of Support Campaign To Whom It May Concern.: I am in support of the proposed Related Bristol mixed -use development on ,South Bristol .Street because of the significant and much -needed open space planned for the project. About one-third of the development will become an active mix of programmed parks,: open-air plazas and pedestrian -only paseos to explore., slow down and feel inspired. It will be a sharp contrast and welcomed replacement to the aging and asphalt -heavy shopping center that exists there today in. South Santa Ana. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is. why Related Bristol is such a vital —and refreshing —alternative to most urban developments. I believe the developer is committed to creating a more inviting, sustainable and resilient model of community living and the plans to make programmed open space with seasonal events, public. art installations, live music, dance performances and other outdoor art exhibits and activities a central feature of this innovative community are truly exciting. From the earliest planning sessions, the lush and beautiful landscaped walkways and parks have been high priorities at Related Bristol to promote an outdoor lifestyle that will enhance wellness and fitness for all who live or visit there. This commitment to a healthier, greener existence is why I strongly support Related Bristol, I urge .you.to do the same, and approve Related. Bristol. Thank you, SignatLWe: Print Name:: N1\ Email Address: ` ) ti`" 6. ' `'c. City: Optional.- Mailing Address: Related Bristol=CoUrbanize Letter of Support Campaign To Whom It May Concern: I am. in support of the proposed Related Bristol mixed -use development on South Bristol Street because of the.. significant and much_needed open space planned for the project. About one-third of the development will become. an active mix of programmed parks, open-air plazas and pedestrian -only paseos to explore, slow down and feel inspired.. It will be a sharp contrast. and welcomed replacement to the aging and asphalt -heavy shopping center that exists there today in South.Santa Ana. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is. why Related Bristol is such a vital —and refreshing —alternative to most urban developments.. I believe the developer is committed to creating a more inviting, sustainable and resilient model of community living and the plans to make programmed open:space with seasonal events, public art installations, live music, dance performances a.nd.other outdoor art exhibits and activities a central feature of this innovative community are truly exciting. From the earliest planning sessions, the lush and beautiful landscaped walkways and parks have been high priorities at Related Bristol to promote an outdoor lifestyle that will enhance wellness .and fitness for all who live or visit there. This commitment to a healthier, greener existence is why I strongly support Related Bristol. I urge .you to do the same, and approve Related Bristol. Thank you, Related Bristol—CoUrbanize Letter of Support Campaign To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use development on South Bristol Street because of the significant and much -needed open space planned for the project. About one-third. of the development will become an active mix of programmed parks, open-air plazas. and pedestrian -only paseos to explore, slow down and feel inspired. It will. be a sharp.contrast and welcomed replacement to the aging and asphalt -heavy shopping center that exists there today in South Santa Ana. Open space on this scale in the heart of Orange County is in high demand, but short.supply, which is why Related Bristol is such a vital —and refreshing —alternative to. most urban developments. I believe the developer is committed to.creating a more inviting, sustainable and resilient model of community Living and the plans to make programmed open space with seasonal events, public art installations,. live music, dance performances and other outdoor art exhibits and activities. a central feature of this innovative community are truly exciting. From the earliest planning. sessions,. the lush and beautiful landscaped walkways and parks have been high priorities. at Related Bristol to promote an outdoor lifestyle that will enhance wellness and fitness for all who live or visit there. This commitment to a healthier, greener existence is why I strongly support Related Bristol. I urge you to do. the same, and approve Related Bristol. Thank you, Signature: Print Name:;Je Email address: €[. City. Y i It t� Optional -Mailing. Address' �. D-1 +4�� Related .Bristol—CoU.rba.nize Letter of Support Campaign To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use development on South Bristol Street., because of the significant and much -needed open space planned for the project: About one-third of the development will become an active mix of programmed parks, open-air:plazas and pedestrian -only paseos to explore, slow down and feel inspired. ;It will be a sharp contrast and welcomed replacement to the aging and asphalt -heavy shopping center that exists there today in South Santa Ana. Open space on this scale in the heart of Orange County is in high demand, but short supply., which is why Related Bristol is such a vital —and refreshing —alternative to most urban developments. I believe the developer is committed to creating a more inviting, sustainable and resilient model of community living and the plans to make programmed open space with seasonal events, public art installations, live music, dance performances and other outdoor art exhibits and activities a central feature.of this innovative community are truly exciting. From.the earliest planning sessions, the lush and beautiful landscaped walkways and parks have been high priorities at Related Bristol to promote an outdoor lifestyle that will enhance wellness and fitness. for all who live or visit there. This.commitment to a healthier, greener existence is why I strongly support Related Bristol I urge you to do the same, and approve Related Bristol. Thank you., Signature.; � Print Name.. Email Address:i�GG City..�� Optional - Mailing Address: rWA Related Bristol—CoUrbanize Letter of Support Campaign To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use development on South Bristol Street because of the significant and much -needed open space planned for the project. About one-third of the development will become an active mix of programmed parks, open-air plazas and pedestrian -only paseos to explore, slow down and feel inspired. It,will be.a sharp contrast and. welcomed replacement to the aging and asphalt -heavy shopping center that exists there today in South Santa Ana. Open space on this scale in the heart of Orange County is in. high demand, but short supply, which is why Related Bristol is such a. vital —and refreshing —alternative to most urban developments. I believe the developer is committed to creating a more inviting, sustainable and resilient model of community living and the plans to make programmed open space with seasonal events; public art installations, live music, dance: performances. and other outdoor art exhibits and activities a central feature of this innovative.community are truly exciting. From.the earliest planning sessions, the lush and beautiful landscaped walkways and parks have been high priorities at Related Bristol to promote an outdoor lifestyle. that will enhance wellness and fitness for all who live or visit there. This commitment to a healthier, greener existence is why I strongly support Related Bristol I urge .you to do the same, and approve Related Bristol: Thank .you.; Signature;` - Print Name: 3es ' Ce- Email Address; S �a , i j City: Optional - Mailing Address: �f3 CIVs�- �rw� Related Bristol—CoUrbanize Letter of Support Campaign To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use development on South Bristol..Street because of the significant and much -needed open space planned for the project. About one-third of the development will become an active: mix of programmed .parks, open-air plazas. and pedestrian -only paseos to explore; slow down and feel inspired. It will be a sharp contrast and. welcomed replacement to the aging and asphalt=heavy shopping center that exists there today in South Santa Ana. Open space on:this scale in the heart of Orange. County is in high demand, but short supply, which is why Related Bristol .is such a vital —and refreshing —alternative to most urban developments. I believe: the developer is committed to creating a more inviting, sustainable and resilient model of community living and the plans to make programmed open space with seasonal events, public art installations; live music, dance performances and other outdoor art exhibits and activities a central feature of this innovative community are truly exciting. From. the earliest planning sessions, the lush and beautiful landscaped walkways :and parks have been high priorities at Related Bristol to promote an outdoor lifestyle that will enhance wellness and fitness for all who live or visit there. This commitment to a healthier, greener existence is why I strongly support.Related Bristol. I urge you to:do the same, and approve .Related Bristol. Related Bristol—CoUrbanize Letter of Support Campaign To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use development on South. Bristol. Street. because of the significant and much -needed open space planned for the project: About one-third of the development will become an active mix of.programmed parks, open-air plazas and pedestrian -only paseos to explore, slow down and feel inspired. It will be a sharpcontrast and welcomed replacement to the. aging and asphalt -heavy shopping center that exists there today in South Santa Ana. Open space on this scale in the heart of Orange County is in high demand, but short supply,. which is why. Related. Bristol is such a vital —and refreshing —alternative to most urban developments. I believe the developer is committed to creating a more: inviting, sustainable and resilient model of community living and the plans to make programmed open. space. with seasonal events, public art installations, live music, dance performances and other outdoor art exhibits and activities a central feature of this innovative community are truly exciting. From the. earliest planning sessions, the lush and beautiful landscaped walkways and parks have been high priorities at Related Bristol to promote an outdoor lifestyle that will enhance wellness and fitness: for all who live or visit there: This commitment to a healthier,. greener existence is why I strongly support Related Bristol I urge you to.do the same, and approve Related Bristol. Thank you, Signature::!f Print Name: Email Address: City: Optional _.Mailing Address: Related Bristol CoUrbanizes Letter of Support Campaign To Whom It May Concern: I am. in support of the proposed Related Bristol mixed -use development on South Bristol Street because of the significant and much -needed open space planned for the project.. About one-third of the development will become an active mix of programmed parks; open-air plazas and pedestrian -only paseos to explore, slow. down and feel inspired. It will .be a sharp contrast and welcomed replacement to the aging and asphalt -heavy shopping center that exists there.today in South Santa Ana. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is. why Related.Bristol is such a vital —and refreshing —alternative to most urban developments. I believe the developer is committed to creating a more inviting, sustainable and resilient model of community living and the plans to make programmed open space with seasonal events, public art installations, live music, dance performances and other outdoor art exhibits and activities. a central feature.of this innovative community are truly exciting. From the earliest planning sessions, the lush and beautiful landscaped walkways and parks have -been high. priorities at Related Bristol to promote an outdoor lifestyle that will enhance wellness and fitness for all who live or visit there. This commitment to a healthier, greener existence is why I strongly support Related Bristol I urge you to 'do the same, and approve Related Bristol.. Thank you, Signature:: Print Name: Email Address: City:, Optional -.Mailing Address: ............................. Related Bristol—CoUrbanize Letter of Support Campaign To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use development on South Bristol Street because of the significant and much -needed open space planned for the project. About one-third of the development will become an active mix of programmed parks,: open=air plazas, and pedestrian -only paseos to explore, slow down and. feel inspired. It will be a sharp contrast and welcomed replacement to the aging and asphalt -heavy shopping center that exists there today in South Santa Ana. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to most urban developments. I believe the developer is committed to creating a more inviting, sustainable and resilient model of community living and the plans to make programmed open space with seasonal events, public art installations, live music; dance performances and other outdoor art exhibits and activities a central feature of1h.is innovative community are truly exciting. From the earliest planning sessions, the lush and beautiful landscaped walkways and parks have been high priorities at Related Bristol to promote an outdoor lifestyle that will enhance wellness and. fitness for: all who live or visit there: This.commitment to a healthier, greener existence is why I strongly support Related Bristol I urge you to do the same; and approve. Related Bristol. Thank you, Signature: Print Name: Email Address: City: Optional - Mailing Address: Related Bristol—CoUrbanize Letter of Support Campaign To Whom. It May Concern: am in supportof the proposed Related Bristol mixed -use development on South. Bristol Street. . because of the significant and much -needed open space planned for the project. About one-third of the development will become an active mix of programmed parks, open-air plazas and pedestrian -only paseos to explore, slow down and feel inspired. It: will be a sharp contrast and welcomed replacement to the: aging and asphalt -heavy shopping center that exists there today in South Santa Ana. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital=and refreshing —alternative to most urban developments. I believe. the developer is committed to creating a more inviting, sustainable and resilient model of community living and the plans to make programmed open space with seasonal events, public art installations,. live music, dance performances and other outdoor art exhibits and activities a central. feature of this. innovative community are truly exciting. From. the earliest planning sessions, the lush and beautiful landscaped walkways and parks have been high priorities at Related Bristol to promote an outdoor lifestyle that will enhance wellness and fitness for all who Live or visit there. This commitment to a healthier, greener existence is why I strongly support Related Bristol I urge you to do the same, and approve Related Bristol. Thank you, Signature:4D Print Name: Kay,, Se-14— Email Address: KO- ►.0,%u $gib City: Optional = Mailing Address: Related Bristol-CoUrbanize Letter of Support Campaign To Whom Jt May Concern: I am in support. of the proposed Related Bristol mixed -use development. on .South Bristol: Street because of the significant and much -needed open space planned for the. project. About one-third of the development will become an active mix of programmed .parks; open. -air plazas and pedestrian -only paseos to explore, slow down and feel .inspired..It. Will be a sharp contrast and welcomed replacement to the aging and. asphalt -heavy shopping center that exists there today in. South Santa Ana. Open space on this scale in the heart of Orange County is in high demand, but short. supply, which is why Related Bristol is such a vital —and refreshing —alternative to most urban developments. I believe the developer is committed to creating a more inviting, sustainable and resilient model of community living and the plans to make programmed open space with seasonal events, public art installations, Live music, dance performances and other outdoor art exhibits and activities a central feature of this innovative community are truly. exciting. From. the earliest planning sessions, the lush and beautiful landscaped walkways and parks have been high priorities at Related Bristol to promote an outdoor lifestyle that will enhance wellness and fitness for all who live or visit there. This commitment to a healthier, greener existence is why I strongly support Related Bristol I urge you to .d.o the same, and approve Related Bristol. Thank you, Signature:: Print Name: s I`li.l " r Email Address-. a�.. City: S;6;f Optional - Mailing Address: Related Bristol-CoUrbanize Letter of Support Campaign To Whom .It. May Concern: I am in support. of.the proposed Related Bristol mixed -use development on South. Bristol Street. because of the significant and much -needed open space planned for the project. About one-third of the development will become an active mix of programmed parks, open-air plazas and pedestrian=only paseos to explore; slow down and feel inspired, It will be a sharp contrast and . welcomed replacement to the aging and asphalt -heavy shopping center that exists there today in South Santa Ana. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to most urban developments. I believe the developer is committed to creating a more inviting, sustainable and. resilient model of community living and the plans to make programmed open space with seasonal events, public art installations, live music, dance performances and other outdoor art exhibits and activities a central feature.of this innovative community are truly exciting. From the earliest planning sessions, the lush and beautiful landscaped walkways and parks have been high priorities at Related Bristol to. promote an outdoor lifestyle that will enhance wellness and fitness for all who live or visit there. This. commitment to a healthier, greener existence. is why I strongly support Related Bristol. I urge you to do the same, and approve Related Bristol. Thank you., : Signature: ,r Print Name: Email Address. �' �-y. City: Optional - Mailing Address: ...../................................. Related Bristol=CoUrbanize Letter of Support Campaign To Whore It May Concern: I am in support of the proposed Related Bristol mixed -use development on South Bristol Street because of the significant and much -needed open space planned for the. project: About one-third of the development will. become an active mix of programmed paarks,. open-air plazas and pedestrian -only paseos to explore, slow down and feel. inspired. It will be.a sharp contrast and welcomed replacement to the aging and asphalt -heavy shopping center that. exists there today i.n South Santa Ana. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is. why Related Bristol is such a vital —and refreshing —alternative to most urban developments. I believe the developer is committed to creating a more inviting, sustainable and resilient model of community living and the plans to make programmed open space with seasonal events, public art installations, live music, dance performances and other outdoor art exhibits and activities a central feature of this innovative community are truly exciting. From the earliest planning sessions, the lush and beautiful landscaped walkways and parks have been high priorities at Related Bristol to promote an outdoor lifestyle. that will enhance wellness and fitness for all who live or visit there. This commitment to a healthier, greener existence is why I strongly support. Related: Bristol urge you to do the same, and approve Related Bristol. Thank you, Signature: Print Name: 0: , Email Address: C a4 City:` Optional - Mailing Address' b Related Bristol—CoUrbanize Letter of Support Campaign To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use development on South Bristol Street because of.the significant and much -needed open space planned for the project. About one-third of the development will become an active mix of .programmed parks, open-air plazas and pedestrian -only paseos to explore, slow down and feel inspired. It will be a sharp contrast and welcomed replacement to the aging and asphalt -heavy shopping center that. exists there. today in South Santa Ana. Open space on this scale in the heart of Orange County is inhigh demand, but short supply, which is why Related. Bristol is such a vital —and refreshing —alternative to most urban developments. I believe the developer is committed to creating a more inviting, sustainable. and resilient model of community living and the plans.to make programmed open space with seasonal events, public art installations, live music, dance performances and other outdoor.art exhibits and activities a central feature of this innovative community are truly exciting. Fromthe earliest planning sessions., the lush and beautiful landscaped walkways and parks have been high priorities at Related Bristol to promote an outdoor lifestyle that will enhance wellness and fitness for all who live or visit there. This commitment. to a healthier, greener existence is. why I strongly support Related Bristol .................................. Related Bristol=CoUrbanize Letter of Support Campaign To Whom It May Concern:: am in support.of the proposed Related Bristol mixed -use development on South Bristol Street because of the significant and much -needed open space planned for the project. About one4hird of the development will become an active mix of programmed parks., open-air. plazas and pedestrian -only paseos. to explore, slow down and feel inspired. It will be a sharp contrast and welcomed .replacement to.the aging and asphalt -heavy shopping center that exists:there today in. South Santa Ana. Open space on this scale in theheart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to most urban developments. believe the developer is committed to. creating a more inviting,. sustainable and resilient model of community living and the plans to make programmed open space with seasonal events, public art installations, live music, dance performances and other outdoor art exhibits and activities a central feature of this innovative community are truly exciting.. From.the earliest planning sessions, the lush and beautiful landscaped walkways and parks have. been high priorities at Related Bristol to promote an outdoor lifestyle. that will enhance wellness and fitness for all who live or visit there. This commitment to a healthier, greener existence: is why I strongly support Related Bristol. urge you to do the same, and approve Related Bristol. Thank you, Signature:�� r : Print'Name:r.rtJ.0 Email Address: ue City:: Optional - Mailing Address: ©................................................. 6/3 D 75 6 A CT Gj IL K Related Bristol—CoUrbanize Letter of Support Campaign To Whom .It .May Concern: I am in support of the proposed Related Bristol mixed -use development on South Bristol Street because of the significant and much -needed open space planne.d.for the .project. About one-third of the development will become an active mix. of programmed parks, open-air plazas and pedestrian -only paseos to explore,. slow down and feel inspired. It will. be a sharp contrast and welcomed replacement to the aging and asphalt -heavy shopping center that exists there.today in. South Santa Ana. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to most urban developments. I believe the developer is committed to creating a more inviting., sustainable and resilient model of community living and the plans to make programmed open space with seasonal events, public art installations, live music; dance performances and other outdoor art exhibits and activities a central feature of this innovative community are truly exciting.. From the earliest planning sessions, the lush and beautiful landscaped walkways and parks have been high priorities. at Related Bristol to promote an outdoor lifestyle that will enhance wellness and :fitness for all who live or visit there. This commitment to a healthier, greener existence is why I strongly support Related Bristol I urge you to do the same, and approve Related Bristol.. Thank you, Signature: F Print. Name: Email Address: City: Optional - Mailing Address. Related Bristol—CoUrbanize Letter of Support Campaign To Whom .It May. Concern: I am in support of the proposed Related Bristol mixed -use development on South Bristol Street because of the significant and. much -needed open space planned for the project: About one-third of the development will become an active mix of programmed parks, open-air plazas. and pedestrian=only paseos to explore, slow down and feel inspired: It will be a sharp contrast and welcomed replacement to the aging and asphalt -heavy shopping center that exists there today in South Santa Ana. Open space on this scale in the heart of Orange County is. in high demand, but. short supply, which is why Related .Bristol is such a vital —and refreshing —alternative to most urban developments. I believe the developer is committed to creating a more inviting, sustainable and resilient model of community living and the plans to make programmed open space with seasonal events, public art installations,.live music, dance performances and other outdoor art exhibits and activities a central feature of. this innovative community are truly exciting. From the earliest planning sessions, the lush and beautiful landscaped walkways and parks have been high priorities at Related Bristol to promote an outdoor lifestyle that will enhance wellness and fitness for all who live.or visit there. This commitment to a healthier, greener existence is why I strongly support Related Bristol I urge you to do thesame, and approve Related Bristol. Thank you; Signature: �,I Print Name: Email Address: t�P City` LAC-AiK Optional. - Mailing Address: ..................................... �13 Related Bristol—CoUrbanize Letter of Support Campaign To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use development on South Bristol .Street . because of the significant and much -needed open space planned for the:project. About one-third of the development will become an active mix of programmed parks, open-air.plazas and pedestrian -only paseo.s to explore, slow down and feel inspired. It will be a. sharp contrast and. welcomed replacement.to the aging and asphalt -heavy shopping center that exists there today in South Santa Ana. Open space on this scale in the: heart of Orange County is in high demand, but short. supply, which is why Related Bristol is such a. vital —and refreshing —alternative to most urban developments. I believe the developer is committed to creating a more inviting, sustainable and resilient model of community living and the plans to make programmed open space with seasonal events, public art installations, live music, dance performances and other outdoor art exhibits and activities a central feature of this innovative community are truly exciting. From the earliest planning sessions, the lush and beautiful landscaped walkways and parks have been high priorities at Related Bristol to promote an outdoor lifestyle -that will enhance wellness and fitness for all who live or visit there. This commitment to a healthier, greener existence is why I strongly support Related Bristol I urge youto do the same, and approve Related Bristol. Thank you, Signature: Print.Name:. Email Address: P l2 City: Z `�/ Optional Mailing Address: ................................................. 613 Related Bristol=CoUrbanize Letter of Support Campaign To Whom It. May Concern. I am in support of the proposed Related Bristol mixed -use development on :South Bristol Street because of the significant and much -needed open space planned. for the project. About one-third of the development will become an active mix of programmed parks, open-air plazas and :pedestrian=only paseos to explore, slow down and feel inspired. It will .be a sharp contrast and welcomed replacement. to the aging. and asphalt -heavy shopping center that ex'ists.there today in South Santa Ana.. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related. Bristol is such a vital --and refresh ing=alternative to most urban developments. I believe the. developer is committed to creating a more inviting, sustainable and resilient model of community living and the plans to make programmed open space with seasonal events, public art installations, live music., dance performances. and other outdoor art exhibits and activities a central feature. of this innovative community are truly exciting. From. the earliest planning sessions, the lush and beautiful landscaped walkways and parks have been high priorities at Related Bristol to promote an outdoor lifestyle that will enhance wellness and fitness for all who live or visit there. This.commitment to a healthier, greener existence is why I strongly support Related Bristol I urge you to do the same, .and approve Related Bristol.. Thank you, r. Signature. i . Print.Name: K e ,1l�} Email Address: T-KC City: save Optional - Mailing Address; .................................... 4/3 1) 5P 4�TQ4LK Related. Bristol—CoUrbanize Letter of Support Campaign To Whom. It May Concern: I am in support of the proposed Related Bristol mixed -use development on. South Bristol. Street because of the significant and much -needed open space planned for the. project, About one-third of the development will become an active mix of programmed parks, open air plazas and pedestrian -only paseos to explore, slowdown and feel inspired. It will be a sharp contrast and welcomed replacement to the aging and asphalt -heavy shopping center that exists there today in South Santa Ana. Open. space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to most urban developments. I believe.the developer is committed to creating a.more inviting, sustainable and resilient model of community living and the plans to make programmed open space with seasonal events; public art installations, live music, dance performances and other outdoor art exhibits and activities a central feature of this innovative community are truly exciting. From. theearliest planning sessions,. the. lush and beautiful landscaped walkways and parks have been high priorities at Related Bristol to. promote an outdoor lifestyle that will enhance wellness and fitness for all..who live or visit there. This commitment to a healthier, greener existence is why I strongly support Related Bristol I urge you to do the same, and approve Related. Bristol. Thank you; Signature: Print Name: Emai€.4ddiess; C.' p11.� Ite.c_ Ccr,. City: Scnvo Optional = Mailing Address: b T A ROud AL. K Related Bristol—CoUrbanize Letter of Support Campaign To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use development on South. Bristol Street because of the significant and much -needed open space planned for the: project. About one-third of the development. will become an active mix of programmed parks, open-air plazas and pedestrian -only paseos to explore; slow down and feel inspired. It will be a sharp contrast and welcomed replacement to the aging and asphalt -heavy shopping center that exists there today in South Santa Ana. Open space on this scale in the heart of Orange County is in high demand, but short supply; which. is why Related Bristol is such a vital —and refreshing —alternative to most urban developments. I believe the developer is committed to creating a more inviting, sustainable and resilient model of community living and the plans -to make programmed open space with seasonal events, public art installations, live music, dance performances.and other outdoor art exhibits and activities a central feature of this innovative community .are truly exciting. From the earliest planning sessions, the lush and beautiful landscaped walkways and parks have been high priorities at Related Bristol to promote an outdoor lifestyle that.will enhance wellness and fitness for all who live or visit there. This commitment to: a healthier, greener existence is why I strongly support Related Bristol I urge you to do the same, and approve Related Bristol. Thank you, Signature Print Name: `',ICt� Email Address: o'hP\1 c 0 t City: Optional Mailing Addreess: ..................................... Related Bristol—CoUrbanize Letter of Support Campaign To Whom. It May Concern: I am in support of the proposed Related Bristol mixed -use development on South Bristol Street because of the significant and much -needed open space planned for the project: About one-third of the development will become an active mix of programmed parks., open-air plazas and pedestrian=only paseos to explore, slow down and feel inspired. It will be a sharp contrast and. welcomed replacement to the aging and asphalt -heavy shopping center that exists there today in South. Santa.Ana. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to most urban developments. I believe thedeveloper is committed to creating a more inviting, sustainable and resilient model of community Living and the plans to make programmed open space with seasonal events,: pub,lic:art installations; live music, dance performances and other outdoor art exhibits and activities a central feature of this innovative community are truly exciting. From the earliest planning sessions, the lush and beautiful landscaped walkways and parks have been high priorities at Related Bristol to promote an outdoor lifestyle that will enhance wellness and fitness for all who live or visit there. This commitment.to a healthier, greener existence is why I strongly support Related Bristol I urge .you to do the same, and approve Related Bristol. Thank you, Signature.; cp.�,�Q. 3 Print Name: oar ce:L Pe-Z Email Address: rA : p . t- .. M t pQ T MA\L _ Loth City: S Optional -Mailing Address: Related Bristol—CoUrbanize Letter of Support Campaign To Whom It. May Concern: I am ;in support of the proposed Related Bristol mixed -use development on South Bristol Street because of the significant and much -needed open space planned for the project. About.one-th.ird of the development will become an active mix of programmed parks; open-air plazas and pedestrian -only paseos to explore, slow down and feel inspired. It will be a sharp contrast and welcomed replacement to the aging and asphalt -heavy shopping center that exists there today in South Santa`Ana. Open space on this scale in the heart of Orange County is in high demand, but short supply., which is why Related Bristol is such a vital —and refreshing —alternative to most urban developments. I believe the developer is committed to creating a more inviting, sustainable and resilient model of community:living and the plans to make programmed open space with seasonal events, public art installations, live music, dance. performances and other outdoor art exhibits and activities a central feature of this innovative community are truly exciting. From the earliest planning sessions, the lush and beautiful landscaped walkways and parks have been high priorities at Related Bristol to promote an outdoor lifestyle that will enhance wellness and fitness for all who .live or visit there. This commitment to a healthier, greener existence is why I strongly support Related Bristol I urge; you,to do the same, and approve Related Bristol:. Thank you, _:... ......................................... ]� i zS A A 6 TW Al-:) Related Bristol=CoUrbanize Letter of Support Campaign To Whom It May Concern: I am in supportof the proposed Related. Bristol mixed -use development on South Bristol.Street because of the significant and much -needed open space planned for the project: About one-third of the development will become an active mix of programmed parks, openair plazas and pedestrian -only paseos to explore, slow down and feel inspired. It will be a sharp contrast and welcomed replacement to. the aging and asphalt -heavy shopping center that exists there today in South Santa Ana. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to most urban developments. I believe _the: developer is committed to creating a more inviting, sustainable and resilient model of community living and the plans to make programmed open space with seasonal events, public art installations, live. music, dance performances and other outdoor art exhibits and activities a central feature of this innovative community are truly exciting. From the earliest planning sessions, the lush and beautiful landscaped walkways and parks.have been high priorities at Related Bristol to. promote an outdoor lifestyle that will enhance wellness.and fitness. for all who live or visit there. This. commitment to a healthier, greener existence is why I strongly. support Related Bristol I urge you .to do the same, and approve Related Bristol: Thank you, Signature: Print Name: J-2fib Email Address: J :� /,o Y,1 011 7 City: Sr i Ar' q f Optional - Mailing Address: Z V 3 y �j i`t L� E:Q S D P �, RZ. �:Q Related Bristol-CoUrbanize Letter of Support Campaign To Whom It May Concern: I am in support of the proposed Related Bristol. mixed -use development on South Bristol Street. because of the significant and much -needed open space. planned for the project. About one-third of the development will become an active mix of programmed parks, open-air plazas and pedestrian -only paseos to explore, slow down and feel inspired. [twill be a sharp contrast and welcomed replacement to the aging and asphalt -heavy shopping center'that exists there today in South. Santa. Ana. Open space on this scale. in the heart of Orange County:is in high demand, but short supply, which is why :Related Bristol is such a vital —and refreshing —alternative to most urban developments. I believe the. developer is committed to creating a more inviting,. sustainable and resilient model of communityliving and the plans to make programmed open space with seasonal events, public art installations:, live music., dance performances and other outdoor art exhibits and activities a central feature of.this. innovative community are truly exciting. From the earliest planning sessions, the lush and beautifullandscaped walkways and parks have been high priorities.at Related Bristol to promote an outdoor lifestyle that will enhance wellness and fitness for all who live or visit there. This commitment to a healthier, greener existence is why I strongly support. Related Bristol I urge you to do the same, and approve Related Bristol. Thank you, Signature: Print Name,, _c Ot/—I Email:Address:. City::,;;,�i� Optional Mailing Address: A Related Bristol—CoUrbanize Letter of Support Campaign To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use development on. South Bristol Street because of the significant and much -needed open space planned for the project.. About one-third of the development will become an active mix'of programmed parks, open-air plazas and pedestrian -only paseos to explore, slow down and feel inspired. It will be as . harp contrast and welcomed replacement to the aging andasphalt-heavy shopping center that exists there today in South Santa Ana. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why: Related Bristol is such a vital —and refreshing —alternative to most urban developments. believe.the developer is committed to creating a more inviting, sustainable and resilient model of community living and the plans. to make programmed open space with seasonal events, public.art installations,. live music, dance performances and other outdoor art exhibits and activities a central feature. of this. innovative community.are truly exciting. From the. earliest planning .sessions, the lush and beautiful landscaped walkways and parks have been high priorities at Related Bristol to promote an outdoor lifestyle that will enhance wellness and fitness for all who live or visit there. This commitment to a. healthier, greener existence is why I strongly support Related Bristol I urgeyou to, do the. same, and approve Related Bristol: Thank. you, Signature I- -� Print Na€iie:a17- j Email Atidres.s:s Gt:� 1471+1 �U3 City: "k S64r1 Optional - Mailing Address: Related Bristol—CoUrbanize Letter of Support Campaign To Whom It: May Concern: I am in. support of the proposed Related Bristol mixed -use development on South Bristol Street because of the significant and much -needed open space planned for the project. . About one-third of the development will become an active mix of programmed parks, open-air. plazas and pedestrian -only paseos to explore, slow down and feel inspired.. lt.will.be a sharp contrast and welcomed replacement to the aging and asphalt -heavy shopping center that exists there today in South Santa Ana. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related. Bristol is such a vital —and refreshing —alternative to most urban developments. I believe the developer is committed to creating a more inviting, sustainable and resilient model of community Living and the plans to make programmed open space with seasonal events, public art installations, live music, dance performances and other outdoor ar exhibits and activities a central feature of this. innovative community are truly exciting. From the earliest planning. sessions, the lush and beautiful landscaped walkways and. parks have been high priorities at Related Bristol to promote an outdoor lifestyle that will enhance wellness and fitness for all who live or visit there. This commitment.to a healthier, greener existence is why I strongly support Related Bristol I urge you to do the same, and approve Related Bristol.. Thank you; C RELATED To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant. economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center. on.South Bristol Street into a walkable; people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City: Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once.built, nearly one-third of the development will be dedicated to open space with an .active mix of programmed parks., open-air plazas .and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why -Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more. housing to retain and attract skilled workers. Related Bristol will.offer a. diverse mix of housing and lifestyle options that will meet this. critical regional need. I believe .Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative. and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, soc'ial:and cultural expansion. of one of the largest, most.important cities in Orange County. support Related Bristol and. urge you to approve this visionary development: Thank you,. Signature:: Print Name :� : Y [ "' h [ .... City . Q_f . Cq_. Email Address C-0 S! VD4, t qq n ; Optional; .............. .. ill . KRELATED To Whom. It May Concern: I am in supportof the proposed Related Bristol mixed -use project because of the significant.economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come:. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable; people -first community of residences., shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately. 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built,.nearly one-third of the development will be dedicated to open space with an active mix of Programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the. asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of -Orange County is in high demand -but. short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban...developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need..: I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, socialsand cultural expansion of one of the largest, most important cities in Orange County. support Related Bristol and urge you to approve this visionary development. Thank you, Signature: Print Name 4CZ city Email Address �, m Optionai: RELATED To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic .benefits, community benefits and additional housing it will provide for the City of Santa Ana. for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be:a major economic boost to the City. Approximately 7,500 jobs will be created,: along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs. throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but. short supply,. which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover,.SantaAna is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need.. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated: in the.General Plan for the South Bristol Street Corridor.: Approval of this. innovative and dynamic project is essential to sustain Santa Ana's growth .and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. support Related. Bristol and urge you to approve this visionary development. Thankyou, Signature: R RELATE❑ To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers.and the. City needs more housing to retain and attract skilled workers. Related Bristol will .offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this. innovative and dynamic project is essential to sustain Santa Ana's. growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support. Rel.ated Bristol and urge you to approve this visionarydevelopment. Thank you; Signature: € Print Name .: E Email Address Optioral: City . .. CRELATED To Whom It May Concern:.' I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community. benefits and additional housing it will provide for the City of Santa Ana for decades to Como. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic. boost to the City. Approximately 7,500. jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built., nearly one-third of the development will be dedicated to open space With an activemixof programmed parks, open-air plazas and pedestrian -only paseo-s—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but:short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyleoptions that will meet this critical regional need.. I believe.Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and. contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I supportRe.lated Bristol and urge.yo.0 to approve this visionary. development.. Thank you,. Signature: Printhlame ........... 1 ......... .... ........ .. city Email Address.. Optional', ............ C RELATE© To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come: Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will.be a major. economic boost to the City. Approximately 71.500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund. the expansion of services and programs throughout Santa Ana. Once.built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in. the heart of Orange. County is in high demand, but short supply, which is why Related Bristol is. such a vital —and refreshing —alternative to other urban developments: Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic; social and cultural expansion of one of the largest, most important cities in Orange County. support. Related Bristol and urge:you to approve this visionary development. Thank you, Signature: Print Name Email Address j r vn A � � � el � r 3 �+�sa .7 .. c. • e --% City..., Optional: E K RELATED To Whom It May Concern: am in. support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the. City of Santa Ana for decades to come.. Redeveloping the aging, auto -centric suburban shopping center on South Bristo[ Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space.will be a major economic:boost:to the City. Approximately 7,500 jobs will be created, along with an estimated.$10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale iri the heart of Orange County is in high demand., but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover,: Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers.. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General. Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and. cultural expansion of one of the largest, most important cities in Orange County. support Related Bristol and urge you to approve this visionary development. Thank you, Signature: Print Name~ Email Address Optioaal' ;r City Q O� viGt (7,6WN ........................................ K RELATED To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing. it will provide for the City of Santa. Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on `South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built,. nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt=heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers: Related Bristol will offer'a diverse mix of housing and lifestyle options that will meet this critical regional. need.. I believe Related Bristol. is the type of mixed -use development that City officials envisioned and advocated in the.General Plan for the South Bristol Street Corridor. Approval of this. innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support. Related Bristol and urge you to approve this visionary development. Thank you, Signature: Print Name i-F�1r v+ . H.i Vie+ City .-rr r:4 r► 5 3 Email. Address .•.�+i. ter. tir t' �rr� Optional:..... . URELATED To Whom. It May Concern; I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits; community benefits and additional housing it will provide for the City of Santa.Ana for decades.to.come.. Redevelop.ing the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants. and programmed open green space will. be a. major economic boost to the City. Approximately 71500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help: fund:the expansion of services and programs throughout Santa Ana. Once. built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and. pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to. many major employers and the City needs more housing to. retain and attract skilled workers.. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol. is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic. project is essential to sustain Santa Ana's growth. and prosperity for years to come. and contribute to the economic, social and cultural. expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development; Thank you., Signature: Print. Name Email Address '-`..5� �' nt ►�:'�i l� City i'i Y?M. ,rn optianaL. . RRELATED Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing itwill provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a. walkable, people -first community of residences, shops, restaurants and programmed: open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange. County is in high demand, but short supply, which is why Related Bristol is such a vital -and refreshing —alternative to other urban developments.. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled work6rs. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol. Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural. expansion of one of the largest, most important. cities in Orange County. I. support Related Bristol and.urge you to approve this visionary development. Thank you, . NAME: �R ----- - - - - -- am. in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide .for the City of . Santa Ana for decades to come. Redeveloping the aging, auto=centric.suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants. and programmed open green space will be a major economic boost to the City. Approximately 7;500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once.built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand., but short supply, which is why Related Bristol is such a V. ital-and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers.. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. [believe Related Bristol isthe type of mixed -use development that City officials envisioned and advocated in the General .Pla.n for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's. growth and prosperity for years to come and contribute to the economic,. social. and cultural expansion of one of the largest, most. important cities in Orange County: support Related Bristol and urge you to approve this visionary development. Yes, I am willing to speak publicly as a supporter of Related Bristol, WRELATED To Whom It May Concern: am in support of the proposed Related Bristol mixed -use project because.of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging,. auto -centric suburban shopping center on South Bristol 'Street intoa walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created,. along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas: and. pedestrian -only paseos=a sharp contrast to the asphalt -heavy shopping center that: exists:there today. Open space on this scale in the `heart of Orange County is in high demand, .but short supply, which is why Related Bristol is such a vital -and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the.largest, most important cities in Orange County. I support Related Bristol and urge. you to approve this visionary development .Yes; I am willing to speak publicly as a supporter of.Related Bristol. am in support of the proposed Related Bristol mixed -use project be.cause:of.the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walk..able, people-firstcommunity of residences, shops, restaurants and. programmed open green. space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks,. open-air plazas and pedestrian -only paseos—a sharp contrast to the. asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange. County is: in high demand, but.short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the:City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General. Plan for the. South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to. sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in. Orange County, I support Related Bristol and urge you to approve this visionary development Thank you, NAME: V EMAIi:,Y C4 .� 1� .�—c • C.E�s�v+ ADDRESS: To Whom. It May Concern. I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will ,provide for the City.of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburbanshopping centeron South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,50.0 jobs.will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed. parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today: Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —.and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix.of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth, and: prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. support Related Bristol and urge you to.approve this visionary development: To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on. South Bristol Street into a walkable, people -first community of residences, shops, restaurants arid programmed open. .green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs. throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast. -to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply., which is why Related Bristol is such a vital -and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer'a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in. the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to.sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and .cultural expansion of one of the largest, most important cities.in Orange: County.: I support Related Bristol and: urge you to approve.this visionary development Thank.you, ALANNAME: EMAIL: CIO t&Al- ADDRESS: . . i Zyes, I am willing to speak publicly:as; a supporter of Related Bristol; ORELATED Bristol To. Whom It May Concern.- 1. Redeveloping: the aging, auto -centric suburban shopping center on South. Bristol Street into a walkable, people -first comm.unity:of residences, shops, restaurants and programmed open . green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue:to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks,.open-air plazas and pedestrian -only paseos—a sharp contrast.to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart. of Orange .County. is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers: Related Bristol will offer.a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use: development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this. innovative and dynamic project is essential to sustain :Santa Ana's growth and prosperity for years to come` and contribute to the economic, social and cultural expansion of one of the largest, most important cities in .Orange County: I. support Related Bristol and urge you to approve this visionary development H RELATED Dristol To Whom It May .Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits; community benefits and additional housing itwill provide for the City of Santa.Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on.South. Bristol Street:into a walkable, people=first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the:development will be dedicated to open space with an active Mix of programmed parks, open-air plazas and pedestrian -only. pase.os—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is. in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana. is central to many major employers and the City needs more housing to retain and attractskilled workers. Related Bristol will offer -a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to. sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of.one of the largest; most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, ITNAME: AIL: ; EMA1L: ADDRESS: ).J� � '� ill 3 . `r Yes, I am willing to speak.publicly as a supporter of Related Bristol_ RRELATED Bristol To Whom It May Concern_ am in support of the proposed Related Bristol mixed -use project because of:the significant economic benefits, community. benefits and additional housing it will provide for the. City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on .South Bristol Street into a Walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to.the City. Approximately 7,500 jobs will be created., along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development Will be dedicated to open space with an: active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which. is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central. to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity: for years to come and contribute to the. economic, social and cultural. expansion of one of.the largest, most important cities in:Orange County. I support. Related Bristol and urge you `to approve this visionary development Thank you, G�j NAME:..Rr1 C� ( ►i°1�% (J��'i. EMA[L: 1J LU /} w ADDRESS:CJ1 Yes, I .am Willing to speak publicly as a supporter of Re.lated Bristol. .................................... KRELATED Bristol To.Whom It May Concern: am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Agra for decades to come. Redeveloping the aging, auto -centric suburban. shopping center on South Bristol Street into a walkable, people -first community of residences, shops,. restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third. of the development will be dedi.cated:to open space with -an active. mix.of programmed parks, open-air plazas and pedestrian=only paseos—a sharp contrast to the. asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange:County is in high demand, but short supply, which is why Related Bristol is such a vital=and refreshing —alternative to other urban. developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain.and attract skilled workers. Related Bristol will offer a diverse, mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and. advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and. dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural.expansion of one of the largest, most important cities in Orange. County. support.Related Bristol and urge you to approve this visionary development: Thank you, NAME:, r EMAIL. H 0 1,, to i i s ADDRESS:' 1` Yes, I am willing to speak.publicly as a supporter of Related Bristol. To Whom It May. Concern am in support of the proposed Related Bristol mixed -use .project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space w.ith.an active mix. of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is. in high demand, but.short supply, which is why Related Bristol is such a vital -and refreshing —alternative to other urban developments. Moreover, Santa. Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of.housing and lifestyle options that will meet this critical regional need. I believe. Related Bristol is the type of mixed=use .development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this. innovative and. dynamic project is essential to sustain Santa Ana'.s growth and prosperity for years .to come and contribute. to .the economic., social and cultural expansion of one.of.the largest., most important cities in Orange County. I support Related. Bristol and urge you to approve this visionary. development. Thank you; NAME:. �.. . 6. V: EMAIL: Id. rt "y r. ADDRESS; G€� y- yes, I am willing to.speak publicly as a supporter of Related Bristol_ I am in support of the proposed. Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will. provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on:South Bristol Street into.a walkable, people -first community of.residences, shops, restaurants and programmed.open green space.will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix.of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping. center that exists there today. Open space on this scale in. the heart of Orange County is in high demand, but short supply, which is.why Related Bristol is such a vital=and refreshing —alternative to other urban. developments.. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain. and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional. need.. I believe. Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor: Approval of this innovative and dynamic. project is essential to. sustain Santa Ana's growth. and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. support Related Bristol and urge you to approve this visionary development. Thank. you, am in support.of the proposed Related Bristol mixed -use project because of the. significant economic benefits, community benefits and additional housing it wi11 provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center o.n South Bristol Street into. a walkable, people -first community of residences, shops, restaurants and programmed open green. space will be a major economic boost to the. City: Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the: expansion of services and programs throughout Santa Ana. Once built; nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital -and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract. skilled workers. Related. Bristol: will offer a diverse mix -of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and .dynamic project is. essential to sustain Santa Ana's. growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. support Related.Bristol and urge you to approve this visionary development. Yes, l am willing to.speak publicly as a supporter of Related Bristol: HRELATED Dristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed-use.project.because of the significant economic benefits, community benefits and additional housing it will provide.for the City.of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristof Street into a walkable, people -first community of residences, shops, restaurants and. programmed open . green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund.the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian=only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing: to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe. Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic :project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion .of one of the largest, most important cities in Orange County. support Related Bristol and urge you to approve this visionary development. Thank you; NAME:=�-1 `�- EMAIL_ V ADDRESS:d� Yes, I am willing to speak publicly as a supporter of Related Bristol, HRELATED Drist0i To Whom It May Concern: :am in support of the proposed Related Bristol mixed -use project because of the .significant. economic benefits, community benefits and additional housing it will .providefor the City. of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on .South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green. space will be a major economic. boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help .fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital -and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City.officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic,. social and cultural expansion of one of the largest, most important cities in :Orange County. support Related Bristol and urge you to approve this visionary development: q� Yes, lam willing .to speak publicly as a supporter of Related Bristol. .................... H RELATED Dristol To Whom It May Concern: am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the .aging, auto -centric suburban shopping. center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic b.00st.to the City. Approximately 7,500 jobs will be created, along with an estimated $10:7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix'of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange. County is in high demand, but short supply, which is why Related Bristol is such a vital -and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many. major employers and the City. needs more housing to retain and.attractskilled workers. Related Bristol will offer a diverse mix of housing: and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential .to sustain Santa. Ana's growth and prosperity for years. to come and. contribute to the economic, .social and cultural expansion of one of the largest, most important cities in Orange County: support Related Bristol andourge you to approve this visionary development. Thank you; NAME: C EMAIL: ADDRESS. �- Yes, I am willing to speak publicly as a supporter of Related Bristol: W 1z.3 RRELATED Bristol To Whom It May Concern: am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional h.ousing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost.to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix:of programmed parks; open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital -and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe. Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and. dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social. and cultural expansion of one of the largest, most important cities in Orange County. support Related Bristol and urge you to approve this visionary development. CRELATIED Dristol To Whom It May Concern; I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana. for decades to come: Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable,.people-first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third. of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos-a sharp contrast. to the asphalt -heavy shopping center that exists there today: Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and. lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated. in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion: of.one of the largest, most important cities. in Orange County. . support. Related Bristol and urge you to. approve this. visionarydevelopment. Yes,. I.am willing to speak publicly as a supporter of Related Bristol_ N RELATED Dristol To Whom It May Concern: 1. am in.support of the proposed Related Bristol .mixed -use. project because of.the significant economic benefits, community benefitsand additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South. Bristol Street into a walkable., people -first community of residences, shops, restaurants and. programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space,with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt. -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing. to retain and attract skilled workers: Related Bristol will offer a diverse.mix of housing and lifestyle. options that will meet this critical regional need. I believe Related Bristol is the type of m.ixed-use development. that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and. dynamic project is essential to sustain Santa Ana's growth and prosperity foryears to come and contribute to the economic,. social. and cultural expansion of one. of the largest., most important cities. in Orange County. l support Related Bristol and. urge you to. approve thisvisionary development Thank you; NAME: G4_"an ��f�tEMPlL: 111a; zlem ADDRESS.: .Z ...: d... Ck.1�' M/e H RELATED Dristol To. Whom It May Concern: am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping. the aging, auto -centric .suburban shopping center on South Bristol Street into:a walkable, people -first community of residences, shops, restaurants and programmedopen green space will be a major economic boost to the City. Approximately 7,500 jobs will. be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services. and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heartof Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refresh ing=alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need: I.believe Re.lated Bristol is the. type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to.the economic, social and.cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary:development: Thank you:, NAME;. EMAIL ' f .a }� ADDRESS; Yes, I am willing to speak publicly as a supporter of Related .Bristol: KRELATED nristol To Whom It May Concern: I am. in support:of the proposed Related Bristol mixed -use project because of the significant economic benefits., community benefits and. additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences; shops, restaurants and programmed open. green space will be a major economic boost to the City. Approximately 7,5.00 jobs will be created, along with an estimated $1.0:7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the. asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol.is such a vital —arid refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related. Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed=use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project. is essential to sustain Santa Ana's growth and prosperity. for Years to come and contribute to the economic, social and cultural .expansion of one of.the largest, most important cities in Orange County.. I support Related Bristol and urge you to approve this visionary development. Thank you., NAME: �C L �ry 1 -EMA4L:.. ADDRESS` Yes, I. am willing to speak publicly as a supporter of Related Bristol. .................... I" .1 ���" L�1.1L��'f•L RRELATED brist ol To Whom It May Concern: I am in `support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable., people -first community of residences, shops, restaurants and' programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital -and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned. and advocated in the. General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain. Santa Ana's growth and prosperity for years to come and contribute to the.economic, social and cultural expansion of one of the largest, most important cities in Orange County: I: support Related Bristol and urge you to approve this visionary development. H R ELRT Ell r ff','� Iff Bristol To Whom It May Concern: am in support of the. proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the .City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a. walkable, people -first community of residences, shops,. restaurants and programmed open green space will be a major economic boost to the City. Approximately 71500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active. mix of programmedparks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt' -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is. such a vital -and refreshing —alternative to other urban developments. Moreover; Santa Ana is central to many major employers.and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type. of mixed -use development that City officials envisioned and advocated in the. General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic .project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the eco.nornic, social. and cultural expansion of -one of.the largest, ,most important cities in Orange County. support Related. Bristol. and urge you to approve this visionary development: Thank you, 1- NAME: SaL EMAIL:- 1 �`� ADDRESS'. .�.. Yes, 1 am willing to speak publicly as 6 supporter of Related Bristol.. IMIRELATED B r 10's to To Whom It May Concern_ I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing Jt will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City.. Approximately7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of.programmed parks, open-air plazas -and pedestrian -only paseos—a sharp contrast to the asphalt=heavy shopping center that exists there today. Open space on this scale. in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet. this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion.of one of the largest, most important cities in Orange County. support Related Bristol and urge you to approve this visionary development 1. am in support of the proposed Related Bristol .mixed -use project because of the significant economic benefits'. community benefits and additional housing itwill provide for the City. of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on.South Bristol Street .into a walkable, people -first community of residences, shops, restaurants. and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created., along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with :an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt=heavy shopping center that exists there today. Open space on this scale in the .heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a Vital —.and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options.that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City. officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana'.s growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in.Orange County. I support Related Bristol. and urge you to approve this visionary development To Whom It May Concern: 1. am.in support of the proposed Related Bristol mixed -use project because of the significant. economic benefits, community benefits and additional housing it will.provide for the City of Santa Ana for decades to come. Redeveloping the: aging, auto -centric suburban shopping center on South Bristol Street into a Walkable, people -first. community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual 'tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built,. nearly one-third of the development will be dedicated to open space. with an active mix of. programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is.why. Related Bristol is such a vital -and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many :major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this. critical regional need. I :believe. Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth .and prosperity for years to come and contribute to the economic,. social and cultural expansion of one of the largest, most important cities in Orange County. I support. Related Bristol.and urge you to approve this visionary development Thank you,,.:. NAME:.... t� .- t� EMAIL: 1 Wit ADDRESS:_ Yes, I am willing to speak.publicly as a supporter of Related Bristol: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South. Bristol Street into a walkable, people -first community of residences, shops, restaurahts.and programmed open green space will be a major economic boost.to the City. Approximately 7,500 jobs will be created, along with an estimated $101 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the. asphalt=heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshng—alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical. regional need. I believe Related Bristol is the type of mixed -use development that City officials. envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years tocome and contribute to the economic, social and cultural expansion of one of the largest, most important.cities in.Orange County. 1. support.Related Bristol and urge you to approve this visionary development. Yes, I: am willing to speak publicly as a supporter. of Related Bristol. URELATED Bristol To Whom It May Concern: am in support of the proposed Related Bristol mixed -use project.because of.the significant economic benefits, community benefits and additional housing. it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol. Street into. a walkable, people -first community of residences,: shops, restaurants and programmed open green.space will be a major economic boost to the City: Approximately 7,500 jobs will be created, a.long with an estimated $10.7 million in annual tax revenue to help fund the expansion of services.and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high. demand, but. short supply, which is why Related Bristol is such a vital=and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need.. I believe Related Bristol is the type of mixed -use development that City officials envisioned:and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain. Santa Ana's growth and prosperity for years to come and .contribute to the economic, social and.cultural expansion of one of the. largest, most important. cities in Orange County. . I support Related Bristol and urge you to approve this -visionary development. Thank you, i ,1 NAME 1.-.�. _ _ I G� ► y�1 EMAIi :. �L��:. HAHV ICLQUD. UPM ADDRESS:. T` 2A0 �3'� �E �� L�. L� �-��E � ��� Yes, I am willing to. speak publicly as 6 supporter of Related Bristol. H RELATED Dristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a ` walkable, people -first community of residences, shops, restaurants and programmed.open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the .expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space.with an active mix:of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the. asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in. high demand, but short supply, which is.why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that.will meet this critical regional need, I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and: prosperity for:years to come and contribute to the economic, social and cultural expansion. of one of the largest, most important .cities in Orange County: I support Related Bristol and urge you to approve this. visionary development: Thank you, J NAME: { r: i` ADDRE To Whom It May Concern: am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it.will provide for the City of Santa Ana -for decades to come. Redeveloping the aging, auto_centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 71500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this.scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital=and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this.critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor: Approval of this innovative and dynamic project is essential to sustain.Santa Ana's growth and prosperity for years to come and contribute to the economic,. social and cultural expansion of one of the largest; most important.cities in Orange County. support Related Bristol and.urge you to approve this visionarydevelopment. O R ELATED Bristol To Whom 11 May Concern: 1 am in support of the proposed Related Bristol rnixad-use projecl heCause of the si�qnifi :ril, economFc beneFts. community bantfil!S and addiliorial housing it wrila provide for the City of Ssrwta Ana for decades to oonne. RP,daveloping th- aging, alto-canlric suburban Shopping c$r7ter on South Bristol Street inlo a walkable, People first wrnmunity of residences, shops, restaurants.2nd prograrnmed operl green space will be a major onomic boost LE) the City. Approximately 7 :50g jobs will be created, along with an estima[ad $10.7 million in Bnnual tax revigrtiue to help fund the expansion of services and programs throughout Santa Aria. Once built, nearry one-third of the deweloprmanl will be dedicated to open spa-ce with are active mix of Pwrammed parks. open�air plazas and pedeSlrian,cwilyr pass —a sharp corrtra:5t to the asphaft•fieavy shopping ceni-qr that exists there today. Open spare orw this stale in the heart of Orange County is in high demand. but Short supply. whi-ch is why} Related Bridal is siuc, a vital —and refreshing —alternative to other urban de-veloprrients. Moreover. Santa Area m Central to many major employers and the City rtieeds more housing to n�lain and attract skilied workers. Belated E1ristol will offer a diverse mix of housing and lifertyle options that will reek this critical regional read. I believe Relate Bristol is the type of mixed-m5e developmani that City official$ envisioned and advocated in the Oene.ral Plan for the South Biristo1 Street Corridor- Apl)nywal DF this innovative and dynamic projecl i s essential to s u stain San to Ana-s g rowlh a nil prosperity for years to coma and contribute to the euorromic, sociEil and oLdtural expansion -of one of the la rgeat, mck5t important cilee$ in Grange County. I support Related Brutal -Arrd urge you tr3 approve this visionary development. Thorny you. -NAME Aff-4 ( ADDRESS I� � I; � [ ! 0 � � �`,� Yes. I am wi11Ing 10 speak puhlicly as a supporter of Relaled Bristol. NREt_ATE�D Bristol To Whom It May Concerw I am in support of the proposed Relalad Ari$tol mixed -use pro*t because -of the significani eaanornic benefit$, commiunityr bsnofit5 and additional haysirig it will provide for the Ci; of Santa Ana for darades to come. Redeveloping the aging, auto -centric suburban Shopping center on South a+istot Scree[ into a walkablo, people.frsl community of resi(Terires. shopr,, reslauranls and pragmmmed open green space will l>e a major eco+iomio boost to the City. Approximately 7,b00 jobs will be created. alono w0 an ettimate�d $10.7 minion in annual tax r&wen Lie to help fund the expo n gign of &erwices and programs throughout manta Ana. Once built, nearly ono-Ehrrd of the developrnenl wplr be dedicates to open Space with an active mix of Programmed park. open-air plazas arrd ped$strian-only pa-seos—a Behar# contrast to the asphalt -heavy shopping center that exirts them today. Open space anti this scale in the hearl -of Orange County fs En high demartid, but short Supply, which is why Related Bristol is such a vital —and refreshing=alternative to other urban developments. Moreover, Santa Am is central go many major ernplr)yers and iiie Lily needs more housing to retain and attract skiPed workers. Related Bristol will offer a diverse mix of housing and lifestyle options Thal will meet lhia crilical regionaJ nand. I believe Related Bristol is the type of mrxed-use development That C ily officials anyisloped and advocaled in the General Plan for the SoLiCh Bristol Street Corridor Approval of this innovative and dynamic project is essertiii;9I to sustain Santa Ana's growth and prosperity for years to come and contribute to llhe economic, Social and Cultural expansion of one of the largest, most important cities in Orange Courrty- I suN*rt Related EristA and urge you to approve this visionary development Thank you. NAME:' '.006 E:MAIL: ADDRESS: - � � �} � � w � C Zyes, I am willing Igo speak publicly or, a supporter of Related arl:stol. RRELATED Bristol To Wborn It May Corr-Cern M am in supporl of the proposed Related Bri5101 rnixed-use project because of the 5ignificanl eeonomio benafit$, oommunit� berrel'its and additional housing it will provide For the City of Sanla Area for devades to come. R-�!developing 11he aging, auto -centric suburban shopping canleF on South B6slol Street into a wal kabre, peopte•firsl community of resid ences, shops, restau rants and prog-ram m open green space will be a m2ior ecamornic boot to the City. ApproxiimatelY 7,500 jobs will be crealod, along wish an eslimaled 510_7 million in annual lax fevertiue to help fund the exparrspr5n of serviees and programs HhrOughout Santa..Ana, Dace built, newly one-third of the dlevalopment will be dedicaled to open space with as anve mix of programmed parks, open-air pFazas and pada!51:nan-only paseos-_a sharp conlrast to the aspha Il-henv y s hopping center that ex isiS there today. Open space on 1 h i5 scale in the heart of Cran!�e County 1:9 is high demand, but short supply, which is why Related Bristol i!3 5uch a uiial—and refreshing—allernative to other urban developments. Moreover, Santa Arta is C*rttral to manly major emlplo rers and the Oily needs mars housing to retain and attro-cl skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meel 1h is critical regiona I need. I bolfeye Related 6r sU is the type of miX0C1-Use dawelCiprnent that Qty afficials envisioned and advoc.@ted in the Ge"ral Plan for Ilhe South Bristol Street Corridor. Appfoval of this innovative and dynamic project is eswrrtial to Sustain anla Ana's growth and prosperity for yea* t-D come and contribute to the economko, soul and cultural expansion of one of the largest, most important cities in Ora nge County. I supporl Rol oted Bristol end urge you to approve INS visisonary developmeni. Thank you, NAME. yr � � ai r 4: k . C ADDRESS:_ Yes, I am willing to speak publicly as a supporter of Related Bristol. r RRELATED Bristol To Whom It flay Concern: I am in support of the proposed Related Bristol mixed. use protect because cf the significant mnomic tEnefits. Mmmunity benefits and additnal housing it will provide for the City of Santa Ana for decades io carne. Redeveloping the aging, auto -centric. suburban shopping center on SDulh :Brmtol :S1reel into a walkable. people -first communily of r-asrdences, shops- restaurant$ and programrned open grean spin_e will be a major ewnomic boost to the City_ -Approximately 7,SDD job$ will be created. along with an estimated $10.7 millron in annual tax revenue to heilp fund the expansion of 5ervices and prograrrms throughout Santa Ana - Once built. ricady one -Third of the development wiill be dedicated 10 open spaCe with an aclNe Mix of pro�ramrr 00 parrs. open-air plazar, and pedestrian -only Pi o!5—a sharp conlrast to the asphalt -heavy shopping canier that exim there lade+. Open space an this s le in the heart of Orange Counly is in high demand, but short supply, which is why Related Bristol i$ such a vital —and refreshing—altemative to other urban developments. MoFeover, SaMa Ana is central to marfy majoF employers and the City needs rnale hQu:5ing to retairti and attract skilled workers. Relate] Bristol will offer a diverse rnrx of housing and lifestyle options that will meet ih is critica l regional need I believe Releled Bristol is the type of mixed -use development that City oflricl;als ermsbned aFid igdvacsted in tha General Plan for the South Bristol Street Corridor. Approval of this Irrrr0vative a no dyina mic project is esSenlial to sustai n Sartita Ana s g rowdh and prosperity for years to -come and Ccmtribute to the economic, social and cultural expan:sion of one of the large5l. mosl important citi-as i rr Orange -Countyr. 1 :5uppoi t Related Bristol and urge you to approve this visionary development. Thank you, NAME ADDRESS: Yos, I em willing to speak publicly as a sulopoAer of Related Bristol, EIRELATED Bristol To Whom at May Concern. I am in support of the proposed RelaIed Bristol crux-ed-use pFoject lb"isuse of the signifiC4111 economic benefits, Comm unity benafits and add ilional housing it will provide for the City of ante Ana fga decades to dome Redeveloping tho aging. auto-Cenlric suburban shoppirig center on South Bristol Street into s walkable. People -hrst cemmunity of residences, shops, restaurants ana programmed open gram space will be a major $Cbr,gmic troost to the City. Appmximately 7.500 jobs will 4e created, alono with an estimated $10.7 million ir1 annual tax revenue to help fund the expansion of servicfts aryl programs throughout Santa Area. once built_ nearly One -Third of the developrinam wall be dedicated to op -en space with are active mix of programmed park,5. open-air plazas and pade$drian -on ly pasao$—a sharp contrast to' the -asphaft•heawyr -shopping canner Ihat exists there today_ Open, Space on thi9 safe in the heart of Orange Counly is in high demand, I:iwt short supply. whi ch is why Related Bristol is !�uq;h a vital—arO refreshin ltarnaiive to other urban developments. MoreoYer_ Sa n to Ana is certilral to many manor employers and the Uyr lnee05 more houis ing 10 relain and attract Wiled workers. Related MsLol will offer a diverse mix of housing and lifestyle options thal will meet this critical rag,onaf need. I believe Related Bristol is the tyPe or mixed -use developrmenj That City ofjlciai; envisbned and advocated in the General Plan for the South BfiSICII Sheet Corridor. Approval of this Innovative and dyRamic project is essential to su slain Sa nta Ana's. growlh q n d prospenty for years to cafe and corttribute to the e17,904)mic. social and cOural Oparnsiort -of one of the largest, rnost important cities irk Orange County. I Support Rel.91ed Bristol and ur-ge you to awrove thi s vi5iona ry deve lopmen t. Thy r<k you. 4YOS, I am willing to speak putdicly+ as a supporter of Regaled Bristol. EIRELATED Bristol To Whom It May Concem: I am in support of Lhe proposed Related Bristol n1iked-v$e Pmieck because of the significant economic benefits, community benefits and additional housing it will pride for ttte City o1 Santa Ana for decades to come. Redeveloping the aging_ auto -centric 5ulbvrtian shopping centier on Soulh Bristol S1reel into a walkable. people•hfist comrovnily or res+idences, shops, restaurants and programmed open g reein space wil I be a major econornic boost to the City. Approxi-rnately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund Lh a expansion of services and programs throughout Santa Aria. Once built, riearly one-third of the development will be dedicated to opein spaco wait, ari adive mix Of programmed park&, cper5-ioir plazas and pedestrian -drily pa:5ea5—a sharp conirast tD the asphalt -heavy Shopping center that exists there today. Open spa-ce on this sCiaIe in the heart of Orange County is In hLgh demand, but short supply, which is why Related Bristol is $wrh e Vaal —and refreshing—allernalive to other urban developmenis Moreoyer. Santa Aria is -central to many major emplorerz. and the City needs more hOUSIng 1v retain aril attract skilled workers. Related Bristol will offer a diverse mix of housing and Iifestyle -options that will meet 11i Is -crilcal regiona l need. I believe Related BriSiOl iS the type of mixed -use development that City officials envisioned and adYocated Ln the General Plan for the South Bristol Street Ocirnclar. Approval of this innovative arpd cl rnarrrio project is essential to sustain Santa Ana's growth and pro$pentyr for years to coma anti contribute to 1�a economic, social and -cultural expansion cff one of the largest. most grnpi)rtant cities in Drange County, I support Related 8risto[ and urge you to approve INS visiansry development_ Thank you, r ADDRFss. I nc�f2Vcp-) Yes, I am willing to speak publicly as a sU pporter of Relaw Bristol. KRELATED Bristol To Whom It May Concern: I am in support of the proposed Related BrissON mixed -use project beci�usre of the significant "onumic benefits. c-ommunpty beneFts and Additional hou-sing it wit! provide for the Glyn of 53nta Ana for deGades to come. Redeveloping the aging, auto-cenLric suburban shopping cenler an $Duch 66stol Slmed into a walkioble, people -firs! community avf resid ences. shops, reslau rents arld grog ram mad open green space will be a major economic �44s1: to 11he clity, Approximately 7,500 jobs will he created, along with an eslimaled S10-7 million are annual tax revenue to help fund the exgKan5ion of serwices and programs Throughout Santa Ann. Once buill, ileady one-third of The devellopment will be dedicaled to open spare wigh .8q active Mix of programmed parks. open-air plazas and pedes Irian -only pased5, -a sharp conilra5t to the asphalt -heavy shopping center that exists there lodaV. Open space on this crate in The hears of Orange County is in high demand, but short supply, wha0h is whyr Related Bristol is Such s vital —and refreshing—allerrlative to r3lher urban, deve Icpmorrts. Mor. ver. Santa Ana is ceritraf to manor major emplokar:� and tale Gil+ reeds Mora MOUSing to reiain and attract skillet workers. ReWed Bristol will offer a dtver5e mix of housing and lifestyle options that will meet This critical regional need. I berieve Related Bristol i5 tt}e type of rrlfxed-Use development itrat City offKlokls envisioned artd advooaled in the General Plan For the South Biislof SIFeel -CarFidor. Approval of This innovative and dynamic project is essential to Sustain Santa Ana's -growlh and prosperity for years. Lo come an-d wntributs to the ec nomic, social arnd tultursl expnnsiQn of one of the largess, most Prrrportant cities in Orange County. f support Related Bristol and urge yqu to appmve this visionary development - Thank you, NAME: #j�-Arw P,, Ef,1ML: f fir+ "° I ` �' "' 4' cl&" — Yes. 1 am willin-g to spCak. publidyr aS a supporter of Related -Dri!3tol- URELATEO Bristol To Whom It May Concern: I a rn in support 01 the proposed Related Bristol mixed -use project because of the significant econamir, beriefils, community benefits and addilional housing it will provide for the City of Santa Ana for decades to come. Redevelops ng the agino. auto•cenlriq' 15vburt�a n &hQppirig center on Sou111 BrastDl street inlc .9 waIke ble, PeoPle-rlr5t Community of rigsidences, shops, restaurants -arid prograrnmed open g reen spaoe wil l be a major eCiDnOmic boost to the City. APProxifflaletlY T 500 jobs will be created. along with an estimated $10.7 rail lion in an nual tax revenue to help fiend ft expansion of servioes an-C Programs throughout Santa Aria. Ong built, nearly one-third of the development will be dedicated to open space with an active mix of programmed pork5, open-ai r plazas a n# taedestrian-onlyf paseos__a sh arp canimt to the asphalt -heavy shopping tenter that exists there t#day. Open space oat this scene in the hears of Orange Count} is 0 high demand, but short supply, which is whir Related BriStOl is suds ar vita I- -arid refresh ing—alternative to other urban developmii�nm. Mmover, Santa Aria is centraI to many major employers and tha City needs more housing t-D retai-n and attractskilled workers. Related Bristol will ofifer a diverse mix of housing and lifestyle opl'Orrs that will meet this -crilirai regional need. I bel*we Related Br 5kA is the type of m ixec J-use deyejuprnent thal City off gals envisioned a i�id -advoca3te0 in the Geni?r,l Plan for the Boulh Bristol Street. Goni-dor. Approval of 1h15 +nnovatiae and dynamic Pmter# is e$wrrtiaal to susia;n Santa Ana's growth and prosparily for years to Lorne and contribute to the eoonomi-c, social a nd t;u Mural exp i n si on of cirie of the fargesl , most imporlanl Cities in Grange C ouwy. I support Related Bristol atni3 urge YOU to approve: This visionary development_ Thank U. AWNAME. EMAIL ADDRESS: 4 A10111'7— C$ yes. I am willing to speak publirly as a suppoler of Rented Bristol_ A FEE LATE LP Bristol TO Whom It May Concern - I am in support of the proposed Belated Bristol mixed -use project because of the significaMt economic benefits, community b-mrtiefits and addilional housing it gill provide for the City of Santa Ana for decadez to come. Redeveloping trio aging, auto-cgntlir, Sul wrhan shopping center On youth Bristol street into a walkabia. people -first community of residenoes, shops, reslaurants and programmer-d open green apace will be a major economic boost td 11he City, APP(oxiirrmately 7,50D jobs wile be created. along with an estimated 510.7 million in annual tax revenue to help fu nd the expansion of services and progra ms ih roug hou! Santa Artie. Once built. nearly one-lhrrd of the development will be dedicated to open $pa-ce with an active mix of Pr" rarnrrred park 5, open -a it plazas a nd pedestrian -only paseos—a sharp contrast to the $Sphatt•heavy -shopping center that Ll-xi$15 there today. Gpen Space -on this scale: in the heart of Orange Counll is in high derrkand. but shark sLIpply, which is whir Related 8frslcl is suCh a vital —and refreshing —alternative to 0Iher urban dewelopmertit$. Mi)reover, Santa A" is central to many major employ-9m aind the City needs mare housing to retain and attract skilled workers. Related Bristol will offer a dr,rerse mix pf Mowing and lifestyle -Pptiorrs that will meet this critical regional need. I bel*we Related Bristol IS the type of mixed -use devedoprnent thal City officials envisione-d and -advocated iro the General Plan for the South Bristol Street Corridor. Approval of this innovat'rwe .0 rid dyrrnamic project is essential to sustain Santa Ana's gMwth and prosperity for years to Dome and Cortiln bate to the -2,conomic, social and eul rural expansion of one of the largest, most irrtiportant cities 1rr Orange CCHrDtyr. support Related Bristol and urge you to approve this visinnary development. Thank you. cr ADDRESS: — YaS, I am willing to speak publicly as a Supporter of Related Bristol. NPELATED Bristol To Whom It May Cornern: am in support of the proposed Related Bristol rmxed-use project because of the signifiezrtit a r-ornic benefits, COMM rriiy benefits and add itioRal housing it will provide for the -City of Santa Anil for decades to come_ R&developinig the aging, auto -cane c Suburban shopping o*nter-on :SOuth $ristol Slreet into a walkable, people -first community of resid-rti s, shops, reslaurants and progiommed open .9r en spa-ce will be a major economic boost to the Oily. Approximately 7,500 jobs will he rreatod. alorwg wilh ark estimaleid $10,7 rnillioa in annual tax revenue to help fund the expansion of s-9rvicem, and programs throughoul Santa Ana, Once built, nearly one-third of the development will be dedicated Ni open &pEkGe with an ache mix of grog ram rid parks, open•a it plazar, i9nd pedeslria n -only paseos—a sharp contrast to the asphialt-heavy shopping center that exisfs there today. Open space on this scale in the hears of Ora-ng-e Gounly ir, in high demand, h:,t short supper, which is w 4 R-9Iioted 5r!3tgl is such a vital —and refreshing�--oltemative to other urh-0rt developments. Mcireower, ganto Ana is central to marwy major employers and the City needs more hosing to retain and attract skilled workers. Related Brislol will offer a diverse m-px of housing and Irfest�le opSiorEs that will meet this c itical raga-orrdil need I believe Related Eristol is the type -of rrmixed-case development lh t Oily offnrials envisioned @nd ado ated in the Ganerar plan for the South Eri-stor $lreel Corridor. Approval of INS innovative and dynamic project is essential to 5uslain Santa Ana's growth and presperily for yeah to rime and crntril Lute to the economic, socliNI and oullural -exp;afnsion of one of the lamest, most importam cilres in Orange Counter. I support Related Erislol and urge you 10 appruve tttis visionary development. Thank you, Yes, I am will ing 10 speak pu blicl yr as a Su ppQrter of Related 8 6 slol. A R Et_A7ED Bristol To WhdDm It May Concern: I am in support of 1he proposed Related Rris%l m11xed-U:5e project t�ecaus8 of the signifirant econornx benefits, community berlefils and additional housing it wi11 1x0vide for t+he City of Santa Aria for decades to corne. Redeveloping the aging. auto-aerltric suburban shripping censer on South B6stal Straol Into 0 wal kabl-E-, people -first cornrnunity of residences. stoops, restaurants and programmed aped green spare will be a Major ecuncmic boost to th-e City. Approximalely 7,51D0 jobs will be crea6ed, along with an estirnat" S10.7 million in aRnual tax revenue to help fund Ilse expansion of services artl programs throughout Santa Aria. Once built- neadyr oine-third of the developrnenl will be dedicated to open spakCe with an aUtiVe mix of pr rammed paf-ks, open-air plazas and pedesiriarr-only pasevs—a sharp contrast to the asphalt•h*avy shopping center that exist-G there today. Open space on INS Sale in the hearl of Or -@age County is in high ClLrrtar,d, but short supply, whiO 15 why Related Bristol is such a vilal—and refreshing --alternative to oth.&r urNa developments. Mareov-er, Santa Ana is central to rniany major employers and the City needs more hou sir►g to retain and attract $lolled wofkers- Related Br,-ql4r will offer a divffine mix of iocuaing and lifestyle opiion!5 that will meet this [ritical regional reed. believe Retard Dri!stol is the type of rnixed-use development chat Cily Vfficials envisioned and advocaled in the Genwal Fran for the South Brislof SIreet Corridor. Approval of this innovative and dynamic pfo*l I s essential to su sta In Sa rrti� Ana's growth and prosl 0y for years to come and contribute iv the economic, sooal and cultural expansion, of one of the largest, most importani citaas in Orange County. I support Related Bristol and urge you to a pprove this vi si�onary development. Thank y w. Yes, I am willing to speak publicly a& a supporter of Related 2nstol. RRELATED Bristol To Whom ll MayConcern: I am irl support of th a propos d ReLaW Oristol mixed• use project beca u se of the signifiicani economic. benefits_ community benafits and additional housing it will provide for the City of -Santa Ana [Dr decado$ to -come. Redevelopiq 1 h e agi ng- auto centric subu rW n shopping cente-r on Soulh Snstol Streei info a walkable. people -first -Gommunity of residences, shopcs, restaurants and programmed op -en green spate wil I toe a major economic boast to the City Approximately 7,500 10t]!S will be created, along with ari estirnaked $1G.7 million in annual tiax rawonue kv help Fund tihe exparrsrbn of services and programs throughout Santa Ana. Once built, nearly one-third of (lle developmem will Le declicaled to -open space with an actin mix of programmed parks, open-air plauas and pedestrian -only paSeQ5--a Sharp contrast to the asphall-heavy shopping center that exists 1 here today. Open space orn this scale ir7 the heart of Orange County is in h11)h demand, bu; short supply, which is why Related Bristol is such a vital—arnd re(re5hing�allernaliye 10 other urban developments. Moreover. Santa Ana is canual to many major employers arr❑ the City nerds more housing to relain and attmet Skilled workers. Related gri!�te1 will offer a diverse mix of housing and IiFest le options that will meel this critical regional need. I believe Related Bristol i!s the type of mixed• use deweipprnernt that City officials anvisioned end advocated iri the General plan for the South Bristol Street rridcir. Approval of this inno,raliwe and dyrnamic project is essenlial to sustain Santa Ana's growth and praspedly dcr years to come and -contribute to the Ki�nomic. social and cul tura I expansion of one of th a largest, most i mportarrt Clties in Orange County. I support F�elated Bristol arie urge you, to approve this visionary development. Thank you_ NAME: 1 J! �2. ay Ei AtL: IiV-e- q ti-I a.-SLeU±v. ADDRESS: �'i L4 -W P ti fL' �d i rt'i ` y Yes. I am willing 4o spea k publicly as a siu ppvrter of Related Bristol. An W R ELATED Bristol To Whore It May Coy 17,ern- ionn in su#p-orl. of the propc!��d Relented Bristol mixed -Use project 0ecause of the significant ecanornio benefits, comrnunily banefit!� -arid additional hoLising it will provide for the City of Santa Ana for decades to r-ome R-edeve lopi n g the aging, -2uL0-CGniriC r�,ut)urhan shopping center on Siniuth Bristol Street into a walkable, p-ffopla-fiat Wmmuni1y of residenc*s, shaps, re:5kauranis and prograrnme-d open green space will be a major "Gnomic boat Ro the City. Approximately 7 500 jobs will h`e cmated. Ala n-9wilh an estimated S10_7 million in animal iax revenue to help fund the expansion of services and pffigrerAS throughout SantaAna. Once built, nearly one-third of the deaelopmani will: tae dedicated to open spa-ce with arti.04'kive mix of pmg rammed parks, ope rt-a it plazas and pfldestri�-111 -On ly paseos—a sharp oontrast to the asphalt heavy -shopping cenler That exisis thigre today. Open space -on this scale i:n trio hurl of OranqL% Gounly is in h-igh denha tid, hvt Short supplyr, ~which is why Related 565101 is su-ch a vital —and ref reshirrq�---altemative to other urhan developments. Moreover, Santa Ana is central to mare major ern -plovers and the Cily reeds more hosing to retain and altract skilled workers. Related Bcislol will offer a diverse mix of housing and lifeslyle cplrer S that wil I meet this cxiti l regional need. believe Relai-ed BriSt-01 i$ the type of mixed -use development that City officials envisioned and advacaled in the General Plarti For the South 1136slol Streel Corridor. Approval -oF this innovative and dynamic projecl is essential to sustain SAW& Ana's+growth and prosperity for yk!eF'5to Mine and corrtriWie to the economic, S00al and cultural expa n sin of one of the taMest, most irnpWant cilia& it Orange County. I supporl Related Dn 51ot and urge you to approve this visionary development, Thank you, KAME � L _EMAIL. �G PC 71-f ��' A 1r1, OF)-x AD13RE SS: Yes, I am willing to spei3k publicly as a supporter of Related 6ristai_ P eRELATEL) Bristol To Whom It May Cori -corn: I Gim in supporl of the propo Relat-tl gri:5kal mixed -use project I:i0oause of the sign if icani economic benefits, communityr benefits and additional housing it will pravido for the City of Santa Ana for decades to -come. Redeveloping the agi nl . auto-a,-r«tric suhurUan shopping canter on Soulh Bristol Street inlo a walkable. people -first community -of residences, shops. restaurants and programmed open green space will Iae a major ecoricimi-c boost to the City. Approximalely 7,500 jobs will be created, along with an estimated $110.7 million in annual tax revenue to help fund the expansion, of rervices and progrioms throughout Santa Aria_ Once bui It, nearly one-third of the development will 00 dedicated to open spoor wish an actiire mixof programmed parks, open-air plazar. end pedestrian -only pa o5---a sharp conlre$ttothe a:5phalt•heayy Shopping cenler Mat exisgs there today. Open space on this le in the heart of Orange County is in;hi0h demand, but shod supply, which is why Related Bristol Is such a vilaF—,and ref reshing—alterrmative to other u rban Develop m eras. Moreover. Santa Ana is ce n tral to ma n y ruin jor employers and the City needs more hovsi n g to retain and attract skilled *orkera, Belated Bristol will offer is diveme mi.x of housing and lifeslyle oplioas that will rneet this crilicai regional reed_ I believe Related Gristol is the type of rnixed-use Javel❑pmerrt Mhat G ily official$ a nvision ed and advocated in the General Plan for the South Bristol Street Corridor. Approval of this inrrtovative and dynarnic project is essenlial to su!stairi Santa Ana's growth and prosperrty fvr years to canna and -Coriiri bu to to the econom ic, social and Cul tura I expansion of one of the la rgert, most important caries in Orange Cau n ty. f support Relaled Bristol and urge you to appFave this visionsry development_ Thank you, r4�h1 _EMAIL: ADDRESS: Y",1 am willing to Spank publicly as a supporter of Related B nilol, k HRELATED Bristol To Whom It May Gonc�--_-rn: am in sil pport of the proposed R-adated Bnatol mixed- Ise prof-eGt bec&use of the significant eoorrornic benefits, community benefits and addilional Mousing it wilil provide for the Cily of Santa Ana for decades to oome Redeveloping the aging. auto --centric suburban shopperrg center on South Brislol Slreel rnto a walkable, pilopl -first wrnmunirtyr Uf residences. shops, reslaurants and programmed open green Space will be a major economic boast to ine pity. Approxirnately 7,550 jobs mill toe created. along with an e5timated S10-7 Milllorr in annual tax revenue to help fund the expansion of services and program$ thMughout Santa Aria. Once built, nearly one-third of the development will be dedicated to open Space with an active mix of Pm9ravrirttied parks. open-air playas and pedestriain-ainly PaseoS—a shaFp Contra$I 10 JJhe asphall-heavy shopping GenteF that exists there today. Open spate on IN 5 scale in the heart of Orange County is in high d-arriarrd. but short supply. which is why Related Stislol i:5 5uch a vital —arid refrashirig—allemative to other urban developments. K41?rern+er. Santa Aria is Central to mainy major employers and the City needs more housing to relain and attract skilled workers. Related Bristol will offer a diverse mix of housing and life-style options that will moel IN!5 critical regiar7ol need. I believe related Eristol is the type, of mixed -use development that City official$ envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic projeot is essenlial l,o sustain Santa Ana's growth wind prosperity for gears la come and conlribute to the econom iG, social and cul turn I expansion of one of tho la rgle:st. mmt important cities ir1 Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, NAME: =MAIL. CRESS: Yes, I am willing to Speak publicly as a SupRorter of Related Rnrilol r RRELATED Bristol To Whom It May Oonc&n: I am in support of 1he proposed Ralatad Bristol mixed -use project because of the 5ignftam ecDnornic benefits. community benefits and additional Dousing it will provide for the City of Santa Ana for decades to cornia. Redevelaping the aging, auto -center, suburban sh appinti canter on .south Bristol Street into a walkable, people -first commuriay of residences, Shcip5, restau rants arnd program rued open green space -.vill be a major ecom)rnic bowl to the City. Approximately 7,50g jobs will be created, along wl9h an estimated S10.7 million in annual tax revenue 1a #help fund the expamr-ion of services an-d program$ throughout Santa Aria. Once built, nearly one-third of the development will: be dedicated to open spaGe with an aclive MIX of grog rani Med park-5, open -a it plazas and pedeelria n -on ly paseos—a'Sharp COnImst to the asphalt -heavy -shopping comes that exists there lodayr. Open spaoe on this seals irk the heart of Orange Gount} is in high demand, but shoo suppFy, which is why Related Bnsi,ol is such a vital—an-d ref reshing—allemative to other ufhan developments. Moreover. Santa Ana is centraa to rnanyr major employers and the Lily needs more hoUsirig to retain and attract skilled workers. Related Bristol will offer a diverse rnix of hgU!5ing and lifestyle options that will meet this rjitieal regional fleed- I believe Related Bristol is IhL5- type of mixed -use developmept that City officials envisioned and adwQcated in thq GLineral flan forthe Saiuth Bristol Street Corridor. Approval of this inncwaLive and dynam ii� project is essential 10 Sustai n Santa Ana s �rowjh and prosperity for yeiar$ to -corns ON contribute to the economic, social and -cultural expansion of one of the la rgest, mosR important cities in Orange Courwty. Support Related Bristol and urge ti*v to approve thus visionary development. Thank you - NAME EMAIL: ' �� CC<02 r c,% . ADa5; __ Yes. I am willing to speak publicly as a supporter of Related Bristol. RRELATED Bristol To Whom It May CortCern: l am irk support of the proposed Related Brislok mixed -use project because of theiortitMonnt economic benefits, -cQmmunily banehts and additionai houSino it will provide For the City of Santa Ana For decade$ to Game. Redeveroping the aging, euiQ-centric suburiban Shopping center an South Snz.1o1 Streel into a walkable, people -first comm unity of residences, shops, reslau ran is and progra m med open green Space wil l be a major economic boost to tote City, Appmximately 7-500 pbs will be created, along with- an estimated $10.7 rnirli-ort in annual tax revenue to help fund Ube expansion of services and programs throughout Santa Arra, Once buill, nearly ore -third of the dewaiDoment will be dedicated to open space with an a-ctive mix of programmed parks. open-air plazas and pedeslrian-only paseos--a sharp contrasl to the asphalt -heavy shopping center that exists there god-sy. Open spiorm Qn this scale iq the heart of Ora nge County is i n higfi demand, bu t short supply. wYurh is why belated Bristol I s suTh a Vilall--and reFreshing—altern ative to 0117-ar urban developments. Moreover, Sanza Ana is central to m any major empiloyars and tree City needs more hovsiriq tID retain a rtd ak#raGt skil led worker,. Related Bristol will offer a diveme mix of housing and life style uplions th-at wilI meet this critiral regional need. I believe Related Bristol i5 the type of nixed -use development that City officials oinv si6ned and advocated Sri the General PI.@n for ttte South Bristol Street Corridor. Appn>val of this innowatiwe artd dy-namic project is e55ential to sustairt Santa Ana's growth and prosperity foryaar$ to come and mritrtbute to fie econornic. social and cultural expansion of one of the large25l, MCk5t important cilimes in Chan" County. I support Related Bristol and urge you to approve Chi visionary development - Thank you. L J NAME: I•JVI.41L:&171(1 ■ `� ADDRESS:. C1 Yes, I am willing to speak pubticJy as e Suppoder of Refuted Bn5lol. k9 URELATED Bristol To VVhDM It May Concern: lam in supphort of thE) Proposed -Related Brr$loI mixed-w5e project because of the :sigaifrcar7t 20wornic bene(its, cornrnuniky benefits and i3dditiorial housing it wilf provide For the rityr of Sarila Ana For ijecades to come. Redeveloping the aging. auto -centric suburban shopping oer,ler on Sovth Brislol Sireel into a walkable, people-fir$t mrnmunity Qf residences, shops. reslaularits and pro�rarnmed open green space wdl tie a malor econornic boost Io 11he City. Approximately 7.5-00 robs. will be created. along with an estrrrli�teb $10.7 million in annv.91 tax revenue to help fund the expa n sion of serwi-ce:5 and programs throughout Sams Ana - Once bui It- nearly One-lhird of the de,relvpment wil l be dedicated tc Open spa ce with an a0ive mix of prOgrammed pOrks- cperk-air plazas and pad-eslrian-on ly paseos—a sharp CoMrast to the asphalt -heavy shopping GerStfr that exists them today- Open space err this scale in the heart of Orange Countp is in high demand, but short supply, which is why Related Bristol is suCh a wrtal—and refreshin" Iternalivo to other urban developments. Moreover. Santa Aria i!5 central 10 many major employers and the City needs more housing to retai n end attract :sk ilied Worke rs. Rela ted Brlslof wil I offer a d iver!5e mix of housing anal Iifeslyle oplions that will m8e1 ihiS critiMl regionLal reed I believe Related Srisloi is the lype of rrimed-use d-ewelopme-rit that City officials envisioned and advocated iri the Genera I Plan fOr the 5oulh Bristol S I reet Corridor, Approva I of th is innoralive and dynamic project is essential to sustain Sarwka Ana's growth and prosperity for years to oome and contribule 10 the eoortami-c- &octal end cullurig1 expansion of one of the fargesi, M,0!5t irnportanl cilies in Orange County. I support R-eIaiied Bristol and urgie you to approve this visionary de elopment. Thank you. NAME; �L 4 -EMML!— s4vech, z Y, 1 am willing to speak publicly 05 a supporter of Related Bristol. IV c R ELATED Bristol To Whom It M-2 y Concern: I am in Support of the proposed Related Bristol rnixae -use project because of the sign'ficant econd mic henefils, Gammunityr benefits and ad�rilional housang it will pro�ido four the Oily of $ante Ana for decades 10 Qome Redeveloping the aging, auL"enlric su4urbEkn shopping center orw Soplh Bristol Street info a walk,ablo, people-19imt oornmunity of residen-cos, shops, restaur4303.0nd programmed open green space wil I be a major economic boost to the City. Appmximately 7,500lobs will be created, along with an estirrmated $10.7 mIlliorw in annual tax revenue to help fund lhs expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the dewolopmeni will be dedicated to operr space Yoth+ an active mix of grog rammed parks, open -a it plazas -And pedeslriarti-only pasecs—a sharp con trast to the or�,phalt-heavyf shopping center that exi:sl5 there today. men space on this male in I he heart of Orange Cou ntyr is in hrgh dema nd, but short s u pply, which i s why Related Bristol is such n Milal—and rsfroshing—aIlema6ve to other urban developments. Moroover, Santa Ana is conlral to many Major employers and the City needs mare housing to retain and ollract skilled workers_ Related B islof will offer a Cliverse mix Gf housing and IrfeStyle options. that wil I meet this oritical regional deed. I believe Related Bristol is the type of mixed -use developmei)t that -Cityr officials envisioned and ad:'ccated i n the G eneral Plan for the South Bristol Stroet Corn dor. Approval of this iii rti-pwative arnd dynamic project is essarilial tcp susti3irti Banta Ana's growth anprosperty for years to come and conlrilbute to the economic, social and cultural expansion of one of the largest, rno&t imporlantcities in Orange County. I support Related Grmlol and urge you to approve this wisionary devalepmerit. Thank ou, h1AME. ADDRESS: rl r'aw — Yes, I am wilting to Speak pa.ibliCly as a supporter of Related Bristol. A R EII.,ATED Bristol T'D Whom It May Concem: I am iin Support of the proposed Relates BFistol mixed -use project because of the significant anomic benefits- mrr+munity benefits and -addiiiional housing it will provide for the Oily of &rkti) Ana for decades Io Come. R"evelopiraq the aging, -auto-cantina suburban Thoppinq Center on Sc)iiith BFiStal Street into a walkable, Peop10-I111r5t corn munity of fSidences. shops, restaurants and PFOgramrned open green spne wil I be is major economic troosl to the City_ ApProximalely 7.500 lobs will be Greatad. along with are er timated $10.7 mil lion ir1 annual tax revenue 10 help fund the oxpiansion of s-9rvioes an-d programs inroii2houl :Santa Ana. Once built, nearly one -thin of the development will be dadrtaied to op -en space with an active mix of pfoorarnrned parks, open-air plaza$ and pedestrian -only pn:5eos--a sharp contrast to the asph-all-heavy Shopping Center that exists there ioday. Open space aLn this soal8 jr) the hears of Orange County i.s in high demand, bLJ t Short supply, which is whr yr Reiatod Bristol Ps such a vilal^and refreshing—afternative to olher urban developments. k1oreover.:Santa Ana is C-9i7tral to M2ny major ernployeirs and the City needs more housing to r-91a in and attrav ski lleo workers. Relaled Briatol wi ll of for a diverse rnix of housing and I ifo:style options that will meet Ihiis critical regional need. believe Related Bristol is the type of rn,xed-use doveloprnien, That Oily oflicials envisconeb and advoealed in the Genoraf Plan for the SoLith Bristol Street Corridor Approuol of this irinvative amf dynamic project is OSSentaal to Sustain Santa Ana's geovah and prosWtyr for years to Come and c0n1ritU-0 tb the ecoinornlc, social and cultural expansion of one of the largest. most important Cities in Orange County. I support Redated BrF51ol and urge you 10 approMiq this visionary development, Thank you, NAME ( ADDRESS EMAIL: — - Yes, I am wif ling to speak putalicly as a supporter of Related $rdstol. URELATED Bri"stol To Whorn 11 Ma Y Cancern; I ara in support Cif the proposed Relaled Dristol mixed -use projeol because of the significant eCOnOmic henefik:s, corn rn u rrily benefits -and add Itional housing it wil I provide for the -City of Santa Aria for decades to come. Redeveloping the aging. auto-carilric suburban chopping Ceir,ter on Sou11h I�ristol -Street info a walkatole. peOp112-tint CMMUAity of Fesidences. shops. restaurants and prograrnmed open oreen spate will be a major eoononnrc boost to the city_ Approximal-aryf 7, 0 jobs wiII be craiaied, along wilh an estimated 5f 0-7 million in annual tax revenue to help funcr the expansion of services and Pr graME 1hrevghout Sarita Ana. Dace bLrilt, nearly one-third of the developmerkt will tha daftate�d to open space wilh an active mix of Programmed park&, openn-air plaza 5 and pedestrian -only paseos—a sha rp Conifast to the fsphall-heaver shopping ce-ntor that exists there iodayr. 00en space Or' lhi5 scale in the heart of Orange Counly is in high demand, ItM Short supply, which is why Belated Bristol is such a vilal—and rewashing—attemative to other Urban developments. Moreoyor, Santa Ana i! Central to many major employers and the Oily Creeds more housing to rota in and a ttraV Ski lled workers. Related Bristol wi 11 offer a diverse mix -of housirnq ano I ifestylp- options that will rneet this critiOl regional reed. l believe Belated Bristol is the typ$ Of mixed -use develaprne!r,l that Oily o icials envisioned and adv(Gated in the General Plank for the South BfIstol Street Corridor Appr6var of this innovative -arid dynamir- project is essential 1 D sustain Sarits Ana's growth and prosperity for years to Come an-d cwtrtbuta t4 the ecartivmic. social and cultural expansion of one of the largest. nl%t important cities in Gronge Cou oty. I 15vipporl. Related Bntilol and u rge you to approve this visionary -JeY.?Fppment. Thank you. } h1,4ru1'E: I&.��_ EMAIL: Ce� Aare ESS: ' Yes_ I am willing to speak puhiicly as a supporler of Relaled Brist[A. A REt_ATED Bristol To Whom It May Concern: J am in support of Rhe proposed Related Bristol m i -use proloV beta u se of the 5ignrficank e0ormMic benefits. cornm u niter beriefils and Oddilbnal housing h wirl provide for 11he City of Sanie Ana for decades to come- -Redeveloping the,girig. aulo-oenlric su$wrban shopping :enter on Sout BriFtol Strut into WailkzibMe. p00ple-first community of residences, Shops, restaurants and programmed open green space wrlr be a rnajof PoDnomic h$l to the City, Approximately 7,50(1 jobs will tie emaied, along wilh an asbmatLd S10-7 Milli(n in apnual tax revenue to help fUrid the expansion of Services arld programs Ihroughout Santa Ana. Once burll. nsa rry one•Ihird of Me development will to dedicaled to opaLn space wNI an active mix of pragrarnmed pari£s. open-air plazas and pedestnan-only paseoy—a sharp conlfast to the asph;Drk-heavy Shopping conler that exr5ts Rhea iodayf. Opera space on This scale in the heart of Orange County is in high demand. but shorl supply, which is wing Related Sn!51ol is suich a Vital —and refriqshing--allemative to olher Urban, deueloprne ts. Moreover, Swla Ana is central to many major employers and she -City needs more housing to retain and allractskitled workers. Related BristM will off era diverse mix of housing and lifestyre oplions that will meet tins critil�al regional need. I beli-M! Related 865U is the type of rnixed-Lme development that -City officials einvision3d and advocates ir1 the General Plan for the Sour, Bristol Street Gorr4ar. Approval of this inn-avative and dynamic pr)jecl is a ssenkia I to sustain Santa Ana's gr h and Prosperity for yesrs to come and oontribule to th a awnomi�c, social arrd oulturaF expansion of g+ne of IFle lamest. most important cilies in grange C-Ounly. I support Re d Sri tot aril �Jr u ko eRArove Ihis visionary development. 1 Thank x ADDRESS:_ L Yes. r am willing to Spear publicly 0!5. a supporter of Related Bristol. RELATED Bristol To Whom It May. Concern; 1 am in support of the.proposed Related Bristol mixed -use development on South Bristol Street because of the significant and much -needed open space planned for the profit. Aboutone-third. of the development will become are active mix of programmed parks, open-air plazas and pedestrian-on{y paseos. to explore, slow down and feel Inspired. It will be a sharp. contrast and welcomed replacement to the aging and asphalt -heavy shopping center that exists there .today in South Santa Ana.. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing—altemstive to most urban developments. I believe the developer is committed to creating a more inviting, sustainable and resilient model of community living and the plans to make prograrnmed open space with seasonal events, public art installations, live music, dance performances and other Outdoor art exhibits and activities a central feature of this innovative community are truly exciting. From the earliest planning sessions, the lush and beautiful landscaped walkways and parks have been high priorities at Related Bristol to promote an outdoor lifestyle.that will enhance wellness and fitness for all who live or visit there. This commitment to a healthier, greener existence is why I strongly support Related Bristol. 1 urge you to do the same, and approve Related Bristol. Thank you, NAME: J EMAIL: LA f 1 ff P _) ro (h COMPANY or. .. _ NEIGHBORHOOD AFFILIATION. C7 r � � I � 5 .A.DDREss: In ............ Yes) I am willing to speak publicly as a supporter of Related Bristol. ................................................................................................................... ......................................................................................................................................... ..................... R! RELA7ED Bristol To Whom It May Concern, I am irk support of the P40poaed Reletmd 8rl3t0I miixed-u" project because of the significant ecorivrnic benefits, ppmmunity benefim Qr<-d additionol �-using it will provide for the City of Bante- Aria for decad ea to ooffle RedaMelcpirig the aging, aLjto-Cftntr513 autPurbaR shopping ceri`er on South Bristol Street into a wal kable, people first community of re side noes, shops, m 5tiAurants and prcj�rarnrnoO open green s-jace %vilt t?u c major Oc4nomic bogtt to the Ciiy. Appriiximatelyr 7150:1) jobs will fie creg°ed, along wilti as es;1matud $10.7 million in annual tax reverlueto help furtd the expansion of services and program s'-nroughouk Santa An;o. Ons(� built, neariy Ora -third of the development will be -dedicaEted 10 open space with an actiaa mix of prod mmmed parks, open -a it plazas and pads strian-Pnly paseo3--a thaw conwast to the asphalt+envy shopping center that exists there tc-day- Open spare on this scale in the heart of Oran-ge Co4inty is in tilgh de man d, but shoot supplY, ich iii; why Relateo, Bristol is z ush a vitat—,and refre5�ning—aRernative to other vrWn developmeirts. Morscver, Beata Ara is central 1-0 p!any rnei0r $iTIp10ye175 and she airy needs r.)ure housing to retWn and attract 5kilIJ w6rkinnTs. Fit ated Bristol wi.)l off era diversa mix of housing and lif&style o0ons that will rn t this critiosl regional need - I believe Related Bristol is the type Of mixad-use devalapment thiat Gity officials envisioned and aduo led in the Denecal RIa!n for Ilhe S outh BrlstDI Street Corridor. Approval Df thf s innovative and dynamic p,-oi0 ti is essential t0 sustain G-aata Anp'-5 0rcvAh and prosperity for years to come end contritLite to tree -ationomic soc:al and oulkural exp;prisi0n of one of the Iargast, most :rrtparkant cities W. Orange Covoty. I support Related 13r s:cl and Oros Ym W iRppmve NG visionary development. Thani� you. Yes. I em wil!iinq to -speak publicly as a supporter of Related Bristol. Tuesday, December 12, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name Karen Hulen Email karenlynhulen13@gmail.com Address 6281 Pacific Pointe Drive Huntington Beach, CA, 92648 Sunday, December 3, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name Brian Altamirano Email brianaltamirano.business@gmail.com Address 2808 S Baker St. APT D Santa Ana, CA, 92707 Wednesday, November 15, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name Denali Linehan Email denali.linehan@gmail.com Address 22522 Meadowwood Lake Forest, CA, 92630 Wednesday, November 15, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name Kaj Linehan Email kaj.linehan@gmail.com Address 22522 Meadowwood Lake Forest, CA, 92630 Wednesday, November 15, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name Timothy Linehan Email telinehan@hotmail.com Address 22522 Meadowwood Lake Forest, CA, 92630 Wednesday, November 15, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name Shaena Kwok Linehan Email shaenakwok@gmail.com Address 22522 Meadowwood Lake Forest, CA, 92630 Wednesday, November 15, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name Asha Keramat Email asha.keramat@gmail.com Address 29709 Niguel Rd, Apt E Laguna Niguel, CA, 92677 Wednesday, November 15, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name Colby Northridge Email dcnorthridge@gmail.com Address 2230 Aralia St Newport Beach, CA, 92660 Tuesday, November 14, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name Jan Johnson Email jcjohnson0625@gmail.com Address 23501 Avenida La Caza, #102 Coto De Caza, CA, 92679 Tuesday, November 14, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name Steve Johnson Email copious_razors.Oj@icloud.com Address 23501 Avenida La Caza Coto De Caza, CA, 92679 Monday, October 30, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name Deborah Hicks Email chzpuff@sbcglobal.net Address 2629 N Santiago Street Santa Ana, CA, 92706 Sunday, October 29, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name Jose Ruvalcaba Email joseluisruvalcaba1966@gmail.com Address 213 pine St Santa Ana, Ca, 92701 Thursday, October 26, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name Sergio Escobar Email escobar.sergio14@yahoo.com Address 4709 W Henderson pl Santa Ana, CA, 92704 Thursday, October 19, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name Kenia Cueto Email EduWorkforcePartners@gmail.com Address 12912 Villa Rose Dr. Santa Ana, CALIFORNIA, 92705 Wednesday, October 18, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name Shogo Nakamura Email shooguu@gmail.com Address 426 Enclave Cir Costa Mesa, CA, 92626 Tuesday, October 17, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name Britni Hageman Email britni.hageman@gmail.com Address 4026 Mt. Everest Blvd. San Diego, CA, 92111 Sunday, October 15, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name Sasha Law Email sashaholly@gmail.com Address 3926 S Timber St Santa Ana, CA, 92707 Sunday, October 15, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name Michael Stanton Email michael@stanton.family Address 110 S. Tablerock PI. Anaheim, CA, 92807 Sunday, October 15, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name Sarah Sattar Email sarahesattar@gmail.com Address 110 S Tablerock PI Anaheim, CA, 92807 Friday, October 13, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name Elizabeth Kennard Email ekennard007@gmail.com Address 5197 Vista Del amigo Yorba Linda, CA, 92886 Thursday, October 12, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name Ryan Martin Email ryanhmartin516@gmail.com Address 1506 Weymount PI Santa Ana, CA, 92705 Tuesday, October 10, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name Warren Felson Email warren.felson@argosypartners.co.uk Address 12 Via Coralle Newport Coast, CA, 92657 Sunday, October 8, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name Fred De La Riva Email fdelariva@lukdigital.com Address 8257 E Merryweather Lane Anaheim, CA, 92808 Saturday, October 7, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name Becky Clift Email becky.clift@wsp.com Address 35 Windchime Irvine, CA, 92603 Friday, October 6, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name Shannan Knitter Email shannan.knitter@wsp.com Address 15231 Laguna Canyon Road, Suite 100 Irvine, California, 92618 Thursday, October 5, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name Thu Doan Email thu-h@att.net Address 949 Vivid Ln Costa Mesa, CA, 92626 Thursday, October 5, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name Arthur Alderete Email art@arthuralderete.com Address 5299 Alton Parkway Irvine, CA, 92604 Thursday, October 5, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name Junsu Rim Email jae.rim@wsp.com Address 5285 acorn dr Huntington Beach, ca, 92649 Wednesday, October 4, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name Carl Wong Email wong.carl@outlook.com Address 220 E Chapman Ave, Apt# 16 Placentia, California, 92870-4601 Wednesday, October 4, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name Kristine Peters Email kristinep@unitedwayoc.org Address 18012 Mitchell South Irvine, CA, 92614 Wednesday, October 4, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name Lee de Leon Email lee@tccdc.org Address 2501 W. 5TH ST. Santa Ana, CA, 92703 Wednesday, October 4, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name Tjwan Tang Email tltang728@gmail.com Address 1613 N Hale Ave Fullerton , Ca, 92831 Wednesday, October 4, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name Michelle Marston Email michelle.marston79@gmail.com Address 20251 Cape Coral Lane 115 Huntington Beach, CA, 92646 Wednesday, October 4, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name Cynthia Kempner Email Condyk7777@gmail.com Address 3416, Summerset Circle Costa Mesa, Ca, 92626 Tuesday, October 3, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name Jeremy Mintz Email jdawguclafan@yahoo.com Address 3916 Ballina Canyon Road Encino, CA, 91436 Tuesday, October 3, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name Agnes Kim Email agnes.kim@wsp.com Address 12701 Arisotcrat Ave. Garden Grove, CA, 92841 Tuesday, October 3, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name Glenda Tagle Email glenda.tagle@wsp.com Address 15231 Laguna Canyon Rd, Suite 100 Irvine, CA, 92618 Tuesday, October 3, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name Margaret Gidula Email margaretgidula@gmail.com Address 721 Calle Divino San Clemente, California, 92673 Tuesday, October 3, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name Lauren German Email laurendl@live.com Address 36 El Corazon RSM, California, 92688 Tuesday, October 3, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name Elly Smith Email ellysawicky@gmail.com Address 14772 Candeda PI. Tustin, CA, 92780 Tuesday, October 3, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name Stuart Kirkland Email stu.kirkland@gmail.com Address 122 Via Serena Rancho Santa Margarita, CA, 92688 Tuesday, October 3, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name Michael Matonic Email mike.matonic@wsp.com Address 15231 Laguna Canyon Rd, Suite 100 Irvine, California, 92618 Tuesday, October 3, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name Mohamed Hassan Email mohamed.hassan@englekirk.com Address 15231 Laguna Canyon Rd Ste 100 Irvine, California, 92618-7714 Tuesday, October 3, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name Ernie Bustamante Email ernie.bustamante@wsp.com Address 7300 East Kite Drive Anaheim, CA, 92808 Tuesday, October 3, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name Oriana Diaz Email Oriana.Diaz@wsp.com Address 15231 Laguna Canyon Road, Irvine, CA, U, Suite 100 IRVINE, CA, 92618 Tuesday, October 3, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name Kari Kitley Email kari.kitley@wsp.com Address 15231 Laguna Canyon Rd., Suite 100 Irvine, California, 92618 Tuesday, October 3, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name Maasa Alter Email alter.maasa@gmail.com Address 21237 Jasmines Way Lake Forest, CA, 92630 Tuesday, October 3, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name Christopher Pham Email insomniacmusic@gmail.com Address 26462 San Ramon Way Mission Viejo, CA, 92692 Tuesday, October 3, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name Luis Porrello Email laporrello@gmail.com Address 24202 Mimosa Drive Laguna Niguel, CA, 92677 Tuesday, October 3, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name Meg Rothi Email megan.rothi@wsp.com Address 21312 Avenida Manantial Lake Forest, CA, 92630 Tuesday, October 3, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name Jeff Mixer Email jeff.mixer@wsp.com Address 21 baldosa rancho santa margarita, ca, 92688 Tuesday, October 3, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name Joel Richardson Email joelrichardson61 @gmail.com Address 7701 Warner Avenue, Apratment C42 Huntington Beach, CA, 92647 Tuesday, October 3, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name Claudia Neemia Email Claudia.Neemia@wsp.com Address 168 Oxford Lane La Habra, CA, 90631 Tuesday, October 3, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name Elias Mendez Email elias_mendez714@yahoo.com Address 6328 Sombrero Ave Cypress, CA, 90630 Tuesday, October 3, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name Rosemary Siu Email rosemary.siu@wsp.com Address 72 Tallowood, 100 Irvine, CA, 92620 Tuesday, October 3, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name Michelle Penrice Email michelle.penrice@wsp.com Address 15231 Laguna Canyon Road, Suite 100 Irvine, CA, 92618 Tuesday, October 3, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name Michael Baroody Email mbaroody90@gmail.com Address 24201 El Pilar Laguna Niguel, CA, 92677 Tuesday, October 3, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name Bradley Nelson Email BRADLEY.C.NELSON@GMAIL.COM Address 252 ROBINHOOD LN. COSTA MESA, CA, 92627 Tuesday, October 3, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name Meliss Brady Email mlbmelissa@gmail.com Address 4 via frontera Rancho Santa Margarita, California, 92868 Tuesday, October 3, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name Steve Neimeister Email steve.neimeister@wsp.com Address 110 Collins Avenue Newport Beach, CA, 92662 Sunday, October 1, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name John Donahoejdonahoe7 Email jdonahoe7@gmail.com Address 1904 baycrest Santa ana, Ca, 92704 Thursday, September 28, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name Bob Satmary Email bob.satmary@gmail.com Address 2822 Copa De Oro Dr Los Alamitos, CA, 90720 Thursday, September 28, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name Lance Rava Email lancerava@hotmail.com Address 30252 Pacific Island Drive, Apt 190 Laguna Niguel, CA, 92677 Wednesday, September 27, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name Kristina James Email kristinagjames@gmail.com Address 1101 W. MACarthur Blvd. #261 Santa Ana, CA, 92707 Tuesday, September 26, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name Lois Carpenter Email lecarp9@gmail.com Address 3210 S Rene Dr Santa Ana, CA, 92704 Tuesday, September 26, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name Randy Mai Email RANDYMA190@GMAIL.COM Address 2514 S Shelton St SANTA ANA, CA, 92707 Tuesday, September 26, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name Ruben Jusi Email rubenjusi67@gmail.com Address 314 west Stevens Ave. Santa Ana, Ca„ 92707 Saturday, September 23, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name Jeffrey Katz Email jeffrey.katz@kesherlawgroup.com Address 1919 N. Heliotrope Dr. Santa Ana/Calloifornia, CA, 92706 Saturday, September 23, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name Les Card Email cardcasal@gmail.com Address 1733 La Colina Dr Santa Ana, CA, 92705 Tuesday, September 19, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name Matthew Campbell Email campbellmfendt@hotmail.com Tuesday, September 19, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name Maury Quintana Email mquintana0225@gmail.com Address 3302 Park Drive Santa Ana, CA, 92707 Tuesday, September 19, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name Jonathan Restivo Email jr@citysidefiber.com Address 100 Spectrum Center Dr, Suite 500 Irvine, California, 92618 Tuesday, September 19, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name Gina Cunningham Email gina@homeaidoc.org Address 2310 North Flower Street Santa Ana, CA, 92706 Monday, September 18, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name Susan Heiligman Email suziheiligman@gmail.com Address 1040 MacArthur Blvd, 93 Santa Ana, CA, 92707 Saturday, September 16, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name Laura Emerson Email laura@expressmapping.com Address 4000 Barranca Pkwy #250 Irvine, CA, 92604 Friday, September 15, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name Jose Ruvalcaba Email joseluisruvalcaba1966@gmail.com Address 213 E pine St Santa Ana, Ca, 92701 Friday, September 15, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name Richard Hoff Email dick_hoff7@yahoo.com Address 3113 S Maddock St. Santa Ana, CA, 92704 Friday, September 15, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name Bryan Tan Email bptan08l9@yahoo.com Address 3301 S Bear St Santa Ana, CA, 92704 Friday, September 8, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name Carolina Collins Email carolinajcollins@gmail.com Address 881 Bear Creek Costa Mesa, CA, 92626 Friday, September 8, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name Paulette Lombardi -Fries Email pfries@travelcostamesa.com Address 151 Kalmus Drive, Suite C110 Costa Mesa, CA, 92626 Friday, September 8, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name dave stot Email dwsjdw@sbcglobal.net Thursday, September 7, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name Jami Fox Email jamijones24@gmaiI.com Address 749 Santa Florencia Solana Beach, CA, 92075 Wednesday, September 6, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name nicole Caya Email nicolec@onyxbuilding.com Address 555 Raleigh ave El Cajon, Ca, 92020 Tuesday, September 5, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name Frank Gutierrez Email frank@mesaart.net Address 1512 Freeman St Santa Ana, CA, 92706 Sunday, September 3, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name Erick Acuna Email erickacuna3@gmail.com Address 2660 W Segerstrom Ave Santa Ana, CA, 92704 Saturday, September 2, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name Frank Garcia Email fshani85@gmail.com Address 10372 Circulo De Juarez Fountain Valley, CA, 92708 Friday, September 1, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name J.guadalupe Figueroa Email figueroa.j.lupe@gmail.com Address 2906S. Pacific ave Santa Ana, Califiornia, 92704 Thursday, August 31, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name Timothy Su Email dragon52225@yahoo.com Wednesday, August 30, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name Bryan Rosas Email game_bryan@hotmail.com Address 1338 W CIVIC CENTER DR Santa Ana, CA, 92703 Wednesday, August 30, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name Eduardo Lopez Email eddielalfaro@gmail.com Address 3113 S Douglas St Santa Ana, CA, 92704 Wednesday, August 30, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development Thank you, Name Yvelyse Santiago Email yvelyses@gmail.com Address Santa Ana, CA, 92703 Tuesday, August 29, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name Adela Chavez Email 12roses2008@live.com Address 2040, Cedar St Santa Ana, California, 92707 Friday, August 25, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name Johnson Syharath Email jyharath@gmail.com Address 2314 S Warbler St Santa Ana, CA, 92704 Thursday, August 24, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name Daniel Garcia Email danieltobiasgarcia@gmail.com Address 1012 N Towner St Santa Ana, CA, 92703 Thursday, August 24, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name Jennifer Bullard Email jbullard@ocbc.org Address 2 Park Plaza, Suite 100 Irvine, CA, 92614 Tuesday, August 22, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name Jon- Michael Gisler Email jgisler93@gmail.com Address 4471 Dean Martin Drive, 3602 Las Vegas, NV, 89103 Tuesday, August 22, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name Salve Carreon Email callmesalve@gmail.com Address 2261 Pomona Ave. Apt. A Costa Mesa, Ca., 92627 Monday, August 21, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name Ralph Funes Email rfunes1 @yahoo.com Address 218 w alton Santa Ana, Ca, 92707 Thursday, August 17, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name Luis Carrillo Email luiscarrillo1943@yahoo.com Address 2939 S Rosewood Ave Santa Ana, CA, 92707 Wednesday, August 16, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name Charles Conder Email aerocec@yahoo.com Address 19598 Denair Ct Riverside, CA, 92508 Tuesday, August 15, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name benjamin song Email bensong1 @gmail.com Address 1103 tulare dr. costa mesa, ca, 92626 Tuesday, August 15, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name Lisa Laframboise Email 1 lalaframboise@gmail.com Address 2522 Park dr. Monday, August 14, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name Pamela Brambila Email pamb65@att.net Address 3018 S Thornton St Santa Ana, CA, 92704 Monday, August 14, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name Jeffrey Almberg Email jeffreyalmberg@yahoo.com Address 550 Paularino Ave., #C102 Costa Mesa, CA, 92626 Friday, August 11, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name PAULSANFORD Email psanford100@gmail.com Address 936. W River Lane Santa Ana, Ca, 92706 Tuesday, August 1, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name Blair Troy Email blairttroy@gmail.com Address 1907 Deborah Lane Newport Beach, California, 92660 Wednesday, July 26, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name Antonio Sears Email AntonioSearsProperties@gmaiI.com Address 92705 Sunday, July 16, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name Archie Brown Email archiedbrown@yahoo.com Thursday, July 6, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name Mike Moser Email mikemoser@retailinsite.net Address 120 s sierra Solana beach, California, 92075 Thursday, June 29, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name andrew valverde Email VALVERDE_ANDREW@YAHOO.COM Address 2514 W Chandler Ave SANTA ANA, CA, 92704 Wednesday, June 28, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name Chris Hodgman Email hodgman.chris@gmail.com Wednesday, June 28, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name Thomas Rubio Email trubiol@uci.edu Address 2172 Meyer PI Costa Mesa, CA, 92627 Wednesday, June 28, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name Christopher Rogers Email rogers.cj@gmail.com Address 1510 West Surrey Circle Santa Ana, CA, 92704 Monday, June 26, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name Lada Phyakul Email fancynateur@hotmail.com Address 565 Anton Blvd. Costa Mesa, CA, 92626 Sunday, June 25, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant economic benefits, community benefits and additional housing it will provide for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first community of residences, shops, restaurants and programmed open green space will be a major economic boost to the City. Approximately 7,500 jobs will be created, along with an estimated $10.7 million in annual tax revenue to help fund the expansion of services and programs throughout Santa Ana. Once built, nearly one-third of the development will be dedicated to open space with an active mix of programmed parks, open-air plazas and pedestrian -only paseos—a sharp contrast to the asphalt -heavy shopping center that exists there today. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to other urban developments. Moreover, Santa Ana is central to many major employers and the City needs more housing to retain and attract skilled workers. Related Bristol will offer a diverse mix of housing and lifestyle options that will meet this critical regional need. I believe Related Bristol is the type of mixed -use development that City officials envisioned and advocated in the General Plan for the South Bristol Street Corridor. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and contribute to the economic, social and cultural expansion of one of the largest, most important cities in Orange County. I support Related Bristol and urge you to approve this visionary development. Thank you, Name Jose Flores Email hohoa51 gear@yahoo.com Address 211 N Sycamore Street Santa Ana, Ca, 92701 Friday, June 16, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use development on South Bristol Street because of the significant and much -needed open space planned for the project. About one-third of the development will become an active mix of programmed parks, open-air plazas and pedestrian -only paseos to explore, slow down and feel inspired. It will be a sharp contrast and welcomed replacement to the aging and asphalt -heavy shopping center that exists there today in South Santa Ana. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to most urban developments. I believe the developer is committed to creating a more inviting, sustainable and resilient model of community living and the plans to make programmed open space with seasonal events, public art installations, live music, dance performances and other outdoor art exhibits and activities a central feature of this innovative community are truly exciting. From the earliest planning sessions, the lush and beautiful landscaped walkways and parks have been high priorities at Related Bristol to promote an outdoor lifestyle that will enhance wellness and fitness for all who live or visit there. This commitment to a healthier, greener existence is why I strongly support Related Bristol. I urge you to do the same, and approve Related Bristol. Thank you, Name Eric Morley Email emorley@bluecusa.com Address 151 Kalmus Drive, Suite A102 Costa Mesa, Ca, 92626 Friday, June 16, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use development on South Bristol Street because of the significant and much -needed open space planned for the project. About one-third of the development will become an active mix of programmed parks, open-air plazas and pedestrian -only paseos to explore, slow down and feel inspired. It will be a sharp contrast and welcomed replacement to the aging and asphalt -heavy shopping center that exists there today in South Santa Ana. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to most urban developments. I believe the developer is committed to creating a more inviting, sustainable and resilient model of community living and the plans to make programmed open space with seasonal events, public art installations, live music, dance performances and other outdoor art exhibits and activities a central feature of this innovative community are truly exciting. From the earliest planning sessions, the lush and beautiful landscaped walkways and parks have been high priorities at Related Bristol to promote an outdoor lifestyle that will enhance wellness and fitness for all who live or visit there. This commitment to a healthier, greener existence is why I strongly support Related Bristol. I urge you to do the same, and approve Related Bristol. Thank you, Name Wing Lam Email wing.lam@wahoos.com Address 1185 Warner Avenue Tustin, Ca, 92780 Sunday, June 4, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use development on South Bristol Street because of the significant and much -needed open space planned for the project. About one-third of the development will become an active mix of programmed parks, open-air plazas and pedestrian -only paseos to explore, slow down and feel inspired. It will be a sharp contrast and welcomed replacement to the aging and asphalt -heavy shopping center that exists there today in South Santa Ana. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to most urban developments. I believe the developer is committed to creating a more inviting, sustainable and resilient model of community living and the plans to make programmed open space with seasonal events, public art installations, live music, dance performances and other outdoor art exhibits and activities a central feature of this innovative community are truly exciting. From the earliest planning sessions, the lush and beautiful landscaped walkways and parks have been high priorities at Related Bristol to promote an outdoor lifestyle that will enhance wellness and fitness for all who live or visit there. This commitment to a healthier, greener existence is why I strongly support Related Bristol. I urge you to do the same, and approve Related Bristol. Thank you, Name Adrian Velasco Email advelasco.23@gmail.com Address 526 S Ross Santa ana, Ca Sunday, June 4, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use development on South Bristol Street because of the significant and much -needed open space planned for the project. About one-third of the development will become an active mix of programmed parks, open-air plazas and pedestrian -only paseos to explore, slow down and feel inspired. It will be a sharp contrast and welcomed replacement to the aging and asphalt -heavy shopping center that exists there today in South Santa Ana. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to most urban developments. I believe the developer is committed to creating a more inviting, sustainable and resilient model of community living and the plans to make programmed open space with seasonal events, public art installations, live music, dance performances and other outdoor art exhibits and activities a central feature of this innovative community are truly exciting. From the earliest planning sessions, the lush and beautiful landscaped walkways and parks have been high priorities at Related Bristol to promote an outdoor lifestyle that will enhance wellness and fitness for all who live or visit there. This commitment to a healthier, greener existence is why I strongly support Related Bristol. I urge you to do the same, and approve Related Bristol. Thank you, Name Michael Martinez Email themikem7@gmail.com Address 1505 w anahurst pl Santa Ana, CA Saturday, June 3, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use development on South Bristol Street because of the significant and much -needed open space planned for the project. About one-third of the development will become an active mix of programmed parks, open-air plazas and pedestrian -only paseos to explore, slow down and feel inspired. It will be a sharp contrast and welcomed replacement to the aging and asphalt -heavy shopping center that exists there today in South Santa Ana. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to most urban developments. I believe the developer is committed to creating a more inviting, sustainable and resilient model of community living and the plans to make programmed open space with seasonal events, public art installations, live music, dance performances and other outdoor art exhibits and activities a central feature of this innovative community are truly exciting. From the earliest planning sessions, the lush and beautiful landscaped walkways and parks have been high priorities at Related Bristol to promote an outdoor lifestyle that will enhance wellness and fitness for all who live or visit there. This commitment to a healthier, greener existence is why I strongly support Related Bristol. I urge you to do the same, and approve Related Bristol. Thank you, Name Briana Harley Email brianaharley13@yahoo.com Address 260 N Tustin St, Unit C Orange, CA Saturday, June 3, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use development on South Bristol Street because of the significant and much -needed open space planned for the project. About one-third of the development will become an active mix of programmed parks, open-air plazas and pedestrian -only paseos to explore, slow down and feel inspired. It will be a sharp contrast and welcomed replacement to the aging and asphalt -heavy shopping center that exists there today in South Santa Ana. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to most urban developments. I believe the developer is committed to creating a more inviting, sustainable and resilient model of community living and the plans to make programmed open space with seasonal events, public art installations, live music, dance performances and other outdoor art exhibits and activities a central feature of this innovative community are truly exciting. From the earliest planning sessions, the lush and beautiful landscaped walkways and parks have been high priorities at Related Bristol to promote an outdoor lifestyle that will enhance wellness and fitness for all who live or visit there. This commitment to a healthier, greener existence is why I strongly support Related Bristol. I urge you to do the same, and approve Related Bristol. Thank you, Name Nancy Tlaseca Email tlasecan@yahoo.com Address 1111 w. Santa Ana blvd. , 24 Ca, Santa Ana Thursday, May 25, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant and highly positive economic benefits it will have for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first village of residences, shops, restaurants and programmed open space, will be a major economic boost to the City. Thousands of new, high -quality construction and permanent jobs will be created and the consequential annual tax revenue generated from consumer sales will help fund the delivery and expansion of services and programs throughout Santa Ana. In addition, I believe Related Bristol is the type of mixed -use development envisioned and advocated for by City officials in the recently amended General Plan for the South Bristol Street Corridor. It will become a highly desired destination for all residents of Santa Ana and the region, as well as a vibrant economic hub of retail and dining of all types and price points in the heart of Orange County. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and to contribute to the economic, social and cultural expansion of one of the largest and most important cities in the heart of Orange County. This is why I support Related Bristol, and I urge you to approve this visionary development. Thank you, Name Adam Volkert Email avolkert@rutan.com Address Fountain Valley, CA, 92708 Thursday, May 25, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant and highly positive economic benefits it will have for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first village of residences, shops, restaurants and programmed open space, will be a major economic boost to the City. Thousands of new, high -quality construction and permanent jobs will be created and the consequential annual tax revenue generated from consumer sales will help fund the delivery and expansion of services and programs throughout Santa Ana. In addition, I believe Related Bristol is the type of mixed -use development envisioned and advocated for by City officials in the recently amended General Plan for the South Bristol Street Corridor. It will become a highly desired destination for all residents of Santa Ana and the region, as well as a vibrant economic hub of retail and dining of all types and price points in the heart of Orange County. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and to contribute to the economic, social and cultural expansion of one of the largest and most important cities in the heart of Orange County. This is why I support Related Bristol, and I urge you to approve this visionary development. Thank you, Name Stephanie Mack Email stephanie.n.mack@gmail.com Address 908 Magellan Street Costa Mesa, CA, 92626 Wednesday, May 24, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant and highly positive economic benefits it will have for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first village of residences, shops, restaurants and programmed open space, will be a major economic boost to the City. Thousands of new, high -quality construction and permanent jobs will be created and the consequential annual tax revenue generated from consumer sales will help fund the delivery and expansion of services and programs throughout Santa Ana. In addition, I believe Related Bristol is the type of mixed -use development envisioned and advocated for by City officials in the recently amended General Plan for the South Bristol Street Corridor. It will become a highly desired destination for all residents of Santa Ana and the region, as well as a vibrant economic hub of retail and dining of all types and price points in the heart of Orange County. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and to contribute to the economic, social and cultural expansion of one of the largest and most important cities in the heart of Orange County. This is why I support Related Bristol, and I urge you to approve this visionary development. Thank you, Name celia rice Email rice.ce1984@a gmail.com Address 415 15th Street Unit 12 Huntington Beach, CA, 92648 Wednesday, May 24, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant and highly positive economic benefits it will have for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first village of residences, shops, restaurants and programmed open space, will be a major economic boost to the City. Thousands of new, high -quality construction and permanent jobs will be created and the consequential annual tax revenue generated from consumer sales will help fund the delivery and expansion of services and programs throughout Santa Ana. In addition, I believe Related Bristol is the type of mixed -use development envisioned and advocated for by City officials in the recently amended General Plan for the South Bristol Street Corridor. It will become a highly desired destination for all residents of Santa Ana and the region, as well as a vibrant economic hub of retail and dining of all types and price points in the heart of Orange County. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and to contribute to the economic, social and cultural expansion of one of the largest and most important cities in the heart of Orange County. This is why I support Related Bristol, and I urge you to approve this visionary development. Thank you, Name Valerie Chang Email valeriechang960@gmail.com Wednesday, May 24, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant and highly positive economic benefits it will have for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first village of residences, shops, restaurants and programmed open space, will be a major economic boost to the City. Thousands of new, high -quality construction and permanent jobs will be created and the consequential annual tax revenue generated from consumer sales will help fund the delivery and expansion of services and programs throughout Santa Ana. In addition, I believe Related Bristol is the type of mixed -use development envisioned and advocated for by City officials in the recently amended General Plan for the South Bristol Street Corridor. It will become a highly desired destination for all residents of Santa Ana and the region, as well as a vibrant economic hub of retail and dining of all types and price points in the heart of Orange County. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and to contribute to the economic, social and cultural expansion of one of the largest and most important cities in the heart of Orange County. This is why I support Related Bristol, and I urge you to approve this visionary development. Thank you, Name Max Smith Email maxh.smith@live.com Wednesday, May 24, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant and highly positive economic benefits it will have for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first village of residences, shops, restaurants and programmed open space, will be a major economic boost to the City. Thousands of new, high -quality construction and permanent jobs will be created and the consequential annual tax revenue generated from consumer sales will help fund the delivery and expansion of services and programs throughout Santa Ana. In addition, I believe Related Bristol is the type of mixed -use development envisioned and advocated for by City officials in the recently amended General Plan for the South Bristol Street Corridor. It will become a highly desired destination for all residents of Santa Ana and the region, as well as a vibrant economic hub of retail and dining of all types and price points in the heart of Orange County. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and to contribute to the economic, social and cultural expansion of one of the largest and most important cities in the heart of Orange County. This is why I support Related Bristol, and I urge you to approve this visionary development. Thank you, Name Kasey Smith Email kaseyreeve11 @gmail.com Wednesday, May 24, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant and highly positive economic benefits it will have for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first village of residences, shops, restaurants and programmed open space, will be a major economic boost to the City. Thousands of new, high -quality construction and permanent jobs will be created and the consequential annual tax revenue generated from consumer sales will help fund the delivery and expansion of services and programs throughout Santa Ana. In addition, I believe Related Bristol is the type of mixed -use development envisioned and advocated for by City officials in the recently amended General Plan for the South Bristol Street Corridor. It will become a highly desired destination for all residents of Santa Ana and the region, as well as a vibrant economic hub of retail and dining of all types and price points in the heart of Orange County. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and to contribute to the economic, social and cultural expansion of one of the largest and most important cities in the heart of Orange County. This is why I support Related Bristol, and I urge you to approve this visionary development. Thank you, Name Faith Escalera Email faithescalera@gmail.com Address 5139 Residencia Newport Beach, Ca, 92660 Wednesday, May 24, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant and highly positive economic benefits it will have for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first village of residences, shops, restaurants and programmed open space, will be a major economic boost to the City. Thousands of new, high -quality construction and permanent jobs will be created and the consequential annual tax revenue generated from consumer sales will help fund the delivery and expansion of services and programs throughout Santa Ana. In addition, I believe Related Bristol is the type of mixed -use development envisioned and advocated for by City officials in the recently amended General Plan for the South Bristol Street Corridor. It will become a highly desired destination for all residents of Santa Ana and the region, as well as a vibrant economic hub of retail and dining of all types and price points in the heart of Orange County. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and to contribute to the economic, social and cultural expansion of one of the largest and most important cities in the heart of Orange County. This is why I support Related Bristol, and I urge you to approve this visionary development. Thank you, Name Maribel Barrios Email maribelbarrios816@gmail.com Wednesday, May 24, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant and highly positive economic benefits it will have for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first village of residences, shops, restaurants and programmed open space, will be a major economic boost to the City. Thousands of new, high -quality construction and permanent jobs will be created and the consequential annual tax revenue generated from consumer sales will help fund the delivery and expansion of services and programs throughout Santa Ana. In addition, I believe Related Bristol is the type of mixed -use development envisioned and advocated for by City officials in the recently amended General Plan for the South Bristol Street Corridor. It will become a highly desired destination for all residents of Santa Ana and the region, as well as a vibrant economic hub of retail and dining of all types and price points in the heart of Orange County. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and to contribute to the economic, social and cultural expansion of one of the largest and most important cities in the heart of Orange County. This is why I support Related Bristol, and I urge you to approve this visionary development. Thank you, Name Rikki Hendricks Email rikkinelson26@gmail.com Address 10860 San Leon Ave Fountain Valley, CA, 92708 Wednesday, May 24, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant and highly positive economic benefits it will have for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first village of residences, shops, restaurants and programmed open space, will be a major economic boost to the City. Thousands of new, high -quality construction and permanent jobs will be created and the consequential annual tax revenue generated from consumer sales will help fund the delivery and expansion of services and programs throughout Santa Ana. In addition, I believe Related Bristol is the type of mixed -use development envisioned and advocated for by City officials in the recently amended General Plan for the South Bristol Street Corridor. It will become a highly desired destination for all residents of Santa Ana and the region, as well as a vibrant economic hub of retail and dining of all types and price points in the heart of Orange County. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and to contribute to the economic, social and cultural expansion of one of the largest and most important cities in the heart of Orange County. This is why I support Related Bristol, and I urge you to approve this visionary development. Thank you, Name Kaylee Mageean Email kayleebriana15@gmail.com Address 10414 La Tortola Cir Fountain Valley, CA, 92708 Wednesday, May 24, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant and highly positive economic benefits it will have for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first village of residences, shops, restaurants and programmed open space, will be a major economic boost to the City. Thousands of new, high -quality construction and permanent jobs will be created and the consequential annual tax revenue generated from consumer sales will help fund the delivery and expansion of services and programs throughout Santa Ana. In addition, I believe Related Bristol is the type of mixed -use development envisioned and advocated for by City officials in the recently amended General Plan for the South Bristol Street Corridor. It will become a highly desired destination for all residents of Santa Ana and the region, as well as a vibrant economic hub of retail and dining of all types and price points in the heart of Orange County. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and to contribute to the economic, social and cultural expansion of one of the largest and most important cities in the heart of Orange County. This is why I support Related Bristol, and I urge you to approve this visionary development. Thank you, Name Muna Dakelbab Email munakd95@gmail.com Address 20121 Imperial Cove Lane Huntington Beach, CA, 92646 Wednesday, May 24, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant and highly positive economic benefits it will have for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first village of residences, shops, restaurants and programmed open space, will be a major economic boost to the City. Thousands of new, high -quality construction and permanent jobs will be created and the consequential annual tax revenue generated from consumer sales will help fund the delivery and expansion of services and programs throughout Santa Ana. In addition, I believe Related Bristol is the type of mixed -use development envisioned and advocated for by City officials in the recently amended General Plan for the South Bristol Street Corridor. It will become a highly desired destination for all residents of Santa Ana and the region, as well as a vibrant economic hub of retail and dining of all types and price points in the heart of Orange County. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and to contribute to the economic, social and cultural expansion of one of the largest and most important cities in the heart of Orange County. This is why I support Related Bristol, and I urge you to approve this visionary development. Thank you, Name Tony Jovanelly Email tonyjovanelly@gmail.com Address 1140 Buckingham Dr, Apt C Costa Mesa, CA, 92626 Tuesday, May 23, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant and highly positive economic benefits it will have for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first village of residences, shops, restaurants and programmed open space, will be a major economic boost to the City. Thousands of new, high -quality construction and permanent jobs will be created and the consequential annual tax revenue generated from consumer sales will help fund the delivery and expansion of services and programs throughout Santa Ana. In addition, I believe Related Bristol is the type of mixed -use development envisioned and advocated for by City officials in the recently amended General Plan for the South Bristol Street Corridor. It will become a highly desired destination for all residents of Santa Ana and the region, as well as a vibrant economic hub of retail and dining of all types and price points in the heart of Orange County. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and to contribute to the economic, social and cultural expansion of one of the largest and most important cities in the heart of Orange County. This is why I support Related Bristol, and I urge you to approve this visionary development. Thank you, Name Josh Gilbert Email josh.gilbert3@gmail.com Sunday, May 21, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant and highly positive economic benefits it will have for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first village of residences, shops, restaurants and programmed open space, will be a major economic boost to the City. Thousands of new, high -quality construction and permanent jobs will be created and the consequential annual tax revenue generated from consumer sales will help fund the delivery and expansion of services and programs throughout Santa Ana. In addition, I believe Related Bristol is the type of mixed -use development envisioned and advocated for by City officials in the recently amended General Plan for the South Bristol Street Corridor. It will become a highly desired destination for all residents of Santa Ana and the region, as well as a vibrant economic hub of retail and dining of all types and price points in the heart of Orange County. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and to contribute to the economic, social and cultural expansion of one of the largest and most important cities in the heart of Orange County. This is why I support Related Bristol, and I urge you to approve this visionary development. Thank you, Name Krystal Trinh Email kryystaltrinh@gmail.com Sunday, May 21, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant and highly positive economic benefits it will have for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first village of residences, shops, restaurants and programmed open space, will be a major economic boost to the City. Thousands of new, high -quality construction and permanent jobs will be created and the consequential annual tax revenue generated from consumer sales will help fund the delivery and expansion of services and programs throughout Santa Ana. In addition, I believe Related Bristol is the type of mixed -use development envisioned and advocated for by City officials in the recently amended General Plan for the South Bristol Street Corridor. It will become a highly desired destination for all residents of Santa Ana and the region, as well as a vibrant economic hub of retail and dining of all types and price points in the heart of Orange County. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and to contribute to the economic, social and cultural expansion of one of the largest and most important cities in the heart of Orange County. This is why I support Related Bristol, and I urge you to approve this visionary development. Thank you, Name Madi Goswick Email madigoswick@gmaiI.com Address 410 Buckskin Ranch Rd Imperial, CA, 92251 Sunday, May 21, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant and highly positive economic benefits it will have for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first village of residences, shops, restaurants and programmed open space, will be a major economic boost to the City. Thousands of new, high -quality construction and permanent jobs will be created and the consequential annual tax revenue generated from consumer sales will help fund the delivery and expansion of services and programs throughout Santa Ana. In addition, I believe Related Bristol is the type of mixed -use development envisioned and advocated for by City officials in the recently amended General Plan for the South Bristol Street Corridor. It will become a highly desired destination for all residents of Santa Ana and the region, as well as a vibrant economic hub of retail and dining of all types and price points in the heart of Orange County. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and to contribute to the economic, social and cultural expansion of one of the largest and most important cities in the heart of Orange County. This is why I support Related Bristol, and I urge you to approve this visionary development. Thank you, Name Barbara Laughrin Email barbaralaughrin@yahoo.com Address 356 West Duarte Street Brawley, CA, 92227 Sunday, May 21, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant and highly positive economic benefits it will have for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first village of residences, shops, restaurants and programmed open space, will be a major economic boost to the City. Thousands of new, high -quality construction and permanent jobs will be created and the consequential annual tax revenue generated from consumer sales will help fund the delivery and expansion of services and programs throughout Santa Ana. In addition, I believe Related Bristol is the type of mixed -use development envisioned and advocated for by City officials in the recently amended General Plan for the South Bristol Street Corridor. It will become a highly desired destination for all residents of Santa Ana and the region, as well as a vibrant economic hub of retail and dining of all types and price points in the heart of Orange County. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and to contribute to the economic, social and cultural expansion of one of the largest and most important cities in the heart of Orange County. This is why I support Related Bristol, and I urge you to approve this visionary development. Thank you, Name Rosanna Lipis Email rzuniga0808@aol.com Address 301 W K St Brawley, CA, 92227 Sunday, May 21, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant and highly positive economic benefits it will have for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first village of residences, shops, restaurants and programmed open space, will be a major economic boost to the City. Thousands of new, high -quality construction and permanent jobs will be created and the consequential annual tax revenue generated from consumer sales will help fund the delivery and expansion of services and programs throughout Santa Ana. In addition, I believe Related Bristol is the type of mixed -use development envisioned and advocated for by City officials in the recently amended General Plan for the South Bristol Street Corridor. It will become a highly desired destination for all residents of Santa Ana and the region, as well as a vibrant economic hub of retail and dining of all types and price points in the heart of Orange County. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and to contribute to the economic, social and cultural expansion of one of the largest and most important cities in the heart of Orange County. This is why I support Related Bristol, and I urge you to approve this visionary development. Thank you, Name Tara Adkins Email TaraAdkins929@gmail.com Address 410 Buckskin ranch rd. Imperial, CA, 92251 Sunday, May 21, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant and highly positive economic benefits it will have for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first village of residences, shops, restaurants and programmed open space, will be a major economic boost to the City. Thousands of new, high -quality construction and permanent jobs will be created and the consequential annual tax revenue generated from consumer sales will help fund the delivery and expansion of services and programs throughout Santa Ana. In addition, I believe Related Bristol is the type of mixed -use development envisioned and advocated for by City officials in the recently amended General Plan for the South Bristol Street Corridor. It will become a highly desired destination for all residents of Santa Ana and the region, as well as a vibrant economic hub of retail and dining of all types and price points in the heart of Orange County. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and to contribute to the economic, social and cultural expansion of one of the largest and most important cities in the heart of Orange County. This is why I support Related Bristol, and I urge you to approve this visionary development. Thank you, Name Madison Goswick Email madisongoswick@gmaiI.com Address 410 Buckskin Ranch Rd Imperial, CA, 92251 Sunday, May 21, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant and highly positive economic benefits it will have for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first village of residences, shops, restaurants and programmed open space, will be a major economic boost to the City. Thousands of new, high -quality construction and permanent jobs will be created and the consequential annual tax revenue generated from consumer sales will help fund the delivery and expansion of services and programs throughout Santa Ana. In addition, I believe Related Bristol is the type of mixed -use development envisioned and advocated for by City officials in the recently amended General Plan for the South Bristol Street Corridor. It will become a highly desired destination for all residents of Santa Ana and the region, as well as a vibrant economic hub of retail and dining of all types and price points in the heart of Orange County. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and to contribute to the economic, social and cultural expansion of one of the largest and most important cities in the heart of Orange County. This is why I support Related Bristol, and I urge you to approve this visionary development. Thank you, Name Kaycee Schilling Email khschilling18@gmail.com Saturday, May 20, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant and highly positive economic benefits it will have for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first village of residences, shops, restaurants and programmed open space, will be a major economic boost to the City. Thousands of new, high -quality construction and permanent jobs will be created and the consequential annual tax revenue generated from consumer sales will help fund the delivery and expansion of services and programs throughout Santa Ana. In addition, I believe Related Bristol is the type of mixed -use development envisioned and advocated for by City officials in the recently amended General Plan for the South Bristol Street Corridor. It will become a highly desired destination for all residents of Santa Ana and the region, as well as a vibrant economic hub of retail and dining of all types and price points in the heart of Orange County. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and to contribute to the economic, social and cultural expansion of one of the largest and most important cities in the heart of Orange County. This is why I support Related Bristol, and I urge you to approve this visionary development. Thank you, Name Briede Charbonnet Email bcharbonnet@gmail.com Address 5331 Soledad Rancho Ct San Diego, CA, 92109 Friday, May 19, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant and highly positive economic benefits it will have for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first village of residences, shops, restaurants and programmed open space, will be a major economic boost to the City. Thousands of new, high -quality construction and permanent jobs will be created and the consequential annual tax revenue generated from consumer sales will help fund the delivery and expansion of services and programs throughout Santa Ana. In addition, I believe Related Bristol is the type of mixed -use development envisioned and advocated for by City officials in the recently amended General Plan for the South Bristol Street Corridor. It will become a highly desired destination for all residents of Santa Ana and the region, as well as a vibrant economic hub of retail and dining of all types and price points in the heart of Orange County. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and to contribute to the economic, social and cultural expansion of one of the largest and most important cities in the heart of Orange County. This is why I support Related Bristol, and I urge you to approve this visionary development. Thank you, Name Safa Fatima Email safatima1106@gmail.com Address 6431 Govin circle Huntington Beach, CA, 92647 Friday, May 19, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant and highly positive economic benefits it will have for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first village of residences, shops, restaurants and programmed open space, will be a major economic boost to the City. Thousands of new, high -quality construction and permanent jobs will be created and the consequential annual tax revenue generated from consumer sales will help fund the delivery and expansion of services and programs throughout Santa Ana. In addition, I believe Related Bristol is the type of mixed -use development envisioned and advocated for by City officials in the recently amended General Plan for the South Bristol Street Corridor. It will become a highly desired destination for all residents of Santa Ana and the region, as well as a vibrant economic hub of retail and dining of all types and price points in the heart of Orange County. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and to contribute to the economic, social and cultural expansion of one of the largest and most important cities in the heart of Orange County. This is why I support Related Bristol, and I urge you to approve this visionary development. Thank you, Name Ashley Walker Email ashleyvalentineprek@gmai1.com Address 17142 reimer street Fountain valley, CA, 92708 Monday, May 15, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant and highly positive economic benefits it will have for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first village of residences, shops, restaurants and programmed open space, will be a major economic boost to the City. Thousands of new, high -quality construction and permanent jobs will be created and the consequential annual tax revenue generated from consumer sales will help fund the delivery and expansion of services and programs throughout Santa Ana. In addition, I believe Related Bristol is the type of mixed -use development envisioned and advocated for by City officials in the recently amended General Plan for the South Bristol Street Corridor. It will become a highly desired destination for all residents of Santa Ana and the region, as well as a vibrant economic hub of retail and dining of all types and price points in the heart of Orange County. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and to contribute to the economic, social and cultural expansion of one of the largest and most important cities in the heart of Orange County. This is why I support Related Bristol, and I urge you to approve this visionary development. Thank you, Name Gagan Sharma Email gagansharma2100@yahoo.com Address 300 Southridge Lakes Pkwy Southlake, Texas, 76092 Monday, May 15, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant and highly positive economic benefits it will have for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first village of residences, shops, restaurants and programmed open space, will be a major economic boost to the City. Thousands of new, high -quality construction and permanent jobs will be created and the consequential annual tax revenue generated from consumer sales will help fund the delivery and expansion of services and programs throughout Santa Ana. In addition, I believe Related Bristol is the type of mixed -use development envisioned and advocated for by City officials in the recently amended General Plan for the South Bristol Street Corridor. It will become a highly desired destination for all residents of Santa Ana and the region, as well as a vibrant economic hub of retail and dining of all types and price points in the heart of Orange County. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and to contribute to the economic, social and cultural expansion of one of the largest and most important cities in the heart of Orange County. This is why I support Related Bristol, and I urge you to approve this visionary development. Thank you, Name Katelin Cortney Email katelincortney@gmail.com Address 3104 Westcliff Road West Fort Worth, TX, 76109 Monday, May 15, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant and highly positive economic benefits it will have for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first village of residences, shops, restaurants and programmed open space, will be a major economic boost to the City. Thousands of new, high -quality construction and permanent jobs will be created and the consequential annual tax revenue generated from consumer sales will help fund the delivery and expansion of services and programs throughout Santa Ana. In addition, I believe Related Bristol is the type of mixed -use development envisioned and advocated for by City officials in the recently amended General Plan for the South Bristol Street Corridor. It will become a highly desired destination for all residents of Santa Ana and the region, as well as a vibrant economic hub of retail and dining of all types and price points in the heart of Orange County. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and to contribute to the economic, social and cultural expansion of one of the largest and most important cities in the heart of Orange County. This is why I support Related Bristol, and I urge you to approve this visionary development. Thank you, Name Jonathan Ulrich Email joneulrich@gmail.com Monday, May 15, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant and highly positive economic benefits it will have for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first village of residences, shops, restaurants and programmed open space, will be a major economic boost to the City. Thousands of new, high -quality construction and permanent jobs will be created and the consequential annual tax revenue generated from consumer sales will help fund the delivery and expansion of services and programs throughout Santa Ana. In addition, I believe Related Bristol is the type of mixed -use development envisioned and advocated for by City officials in the recently amended General Plan for the South Bristol Street Corridor. It will become a highly desired destination for all residents of Santa Ana and the region, as well as a vibrant economic hub of retail and dining of all types and price points in the heart of Orange County. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and to contribute to the economic, social and cultural expansion of one of the largest and most important cities in the heart of Orange County. This is why I support Related Bristol, and I urge you to approve this visionary development. Thank you, Name Alexander Geesbreght Email alexgeesbreght@gmail.com Address 6665 Trinity Heights Blvd Fort Worth, TEXAS, 76132 Monday, May 15, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant and highly positive economic benefits it will have for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first village of residences, shops, restaurants and programmed open space, will be a major economic boost to the City. Thousands of new, high -quality construction and permanent jobs will be created and the consequential annual tax revenue generated from consumer sales will help fund the delivery and expansion of services and programs throughout Santa Ana. In addition, I believe Related Bristol is the type of mixed -use development envisioned and advocated for by City officials in the recently amended General Plan for the South Bristol Street Corridor. It will become a highly desired destination for all residents of Santa Ana and the region, as well as a vibrant economic hub of retail and dining of all types and price points in the heart of Orange County. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and to contribute to the economic, social and cultural expansion of one of the largest and most important cities in the heart of Orange County. This is why I support Related Bristol, and I urge you to approve this visionary development. Thank you, Name Holland Harper Email hharper@hwh1887.com Address 1040 31 st st Se Paris, TX, 75460 Monday, May 15, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant and highly positive economic benefits it will have for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first village of residences, shops, restaurants and programmed open space, will be a major economic boost to the City. Thousands of new, high -quality construction and permanent jobs will be created and the consequential annual tax revenue generated from consumer sales will help fund the delivery and expansion of services and programs throughout Santa Ana. In addition, I believe Related Bristol is the type of mixed -use development envisioned and advocated for by City officials in the recently amended General Plan for the South Bristol Street Corridor. It will become a highly desired destination for all residents of Santa Ana and the region, as well as a vibrant economic hub of retail and dining of all types and price points in the heart of Orange County. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and to contribute to the economic, social and cultural expansion of one of the largest and most important cities in the heart of Orange County. This is why I support Related Bristol, and I urge you to approve this visionary development. Thank you, Name Brad Lyddon Email brad.d.lyddon@gmail.com Address 4191 Chevy chase dr La Canada flintridge , Ca, 91011 Monday, May 15, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant and highly positive economic benefits it will have for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first village of residences, shops, restaurants and programmed open space, will be a major economic boost to the City. Thousands of new, high -quality construction and permanent jobs will be created and the consequential annual tax revenue generated from consumer sales will help fund the delivery and expansion of services and programs throughout Santa Ana. In addition, I believe Related Bristol is the type of mixed -use development envisioned and advocated for by City officials in the recently amended General Plan for the South Bristol Street Corridor. It will become a highly desired destination for all residents of Santa Ana and the region, as well as a vibrant economic hub of retail and dining of all types and price points in the heart of Orange County. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and to contribute to the economic, social and cultural expansion of one of the largest and most important cities in the heart of Orange County. This is why I support Related Bristol, and I urge you to approve this visionary development. Thank you, Name Josh Hopkins Email joshua_hopkins@outlook.com Monday, May 15, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant and highly positive economic benefits it will have for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first village of residences, shops, restaurants and programmed open space, will be a major economic boost to the City. Thousands of new, high -quality construction and permanent jobs will be created and the consequential annual tax revenue generated from consumer sales will help fund the delivery and expansion of services and programs throughout Santa Ana. In addition, I believe Related Bristol is the type of mixed -use development envisioned and advocated for by City officials in the recently amended General Plan for the South Bristol Street Corridor. It will become a highly desired destination for all residents of Santa Ana and the region, as well as a vibrant economic hub of retail and dining of all types and price points in the heart of Orange County. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and to contribute to the economic, social and cultural expansion of one of the largest and most important cities in the heart of Orange County. This is why I support Related Bristol, and I urge you to approve this visionary development. Thank you, Name Raquel Ulrich Email raquelulrich10@gmail.com Monday, May 15, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant and highly positive economic benefits it will have for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first village of residences, shops, restaurants and programmed open space, will be a major economic boost to the City. Thousands of new, high -quality construction and permanent jobs will be created and the consequential annual tax revenue generated from consumer sales will help fund the delivery and expansion of services and programs throughout Santa Ana. In addition, I believe Related Bristol is the type of mixed -use development envisioned and advocated for by City officials in the recently amended General Plan for the South Bristol Street Corridor. It will become a highly desired destination for all residents of Santa Ana and the region, as well as a vibrant economic hub of retail and dining of all types and price points in the heart of Orange County. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and to contribute to the economic, social and cultural expansion of one of the largest and most important cities in the heart of Orange County. This is why I support Related Bristol, and I urge you to approve this visionary development. Thank you, Name Troy Bussmeir Email tbussmeir@gmail.com Monday, May 15, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant and highly positive economic benefits it will have for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first village of residences, shops, restaurants and programmed open space, will be a major economic boost to the City. Thousands of new, high -quality construction and permanent jobs will be created and the consequential annual tax revenue generated from consumer sales will help fund the delivery and expansion of services and programs throughout Santa Ana. In addition, I believe Related Bristol is the type of mixed -use development envisioned and advocated for by City officials in the recently amended General Plan for the South Bristol Street Corridor. It will become a highly desired destination for all residents of Santa Ana and the region, as well as a vibrant economic hub of retail and dining of all types and price points in the heart of Orange County. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and to contribute to the economic, social and cultural expansion of one of the largest and most important cities in the heart of Orange County. This is why I support Related Bristol, and I urge you to approve this visionary development. Thank you, Name Bryan Cortney Email bcortney@gmail.com Address 3104 Westcliff Road West Fort Worth, TX, 76109 Monday, May 15, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant and highly positive economic benefits it will have for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first village of residences, shops, restaurants and programmed open space, will be a major economic boost to the City. Thousands of new, high -quality construction and permanent jobs will be created and the consequential annual tax revenue generated from consumer sales will help fund the delivery and expansion of services and programs throughout Santa Ana. In addition, I believe Related Bristol is the type of mixed -use development envisioned and advocated for by City officials in the recently amended General Plan for the South Bristol Street Corridor. It will become a highly desired destination for all residents of Santa Ana and the region, as well as a vibrant economic hub of retail and dining of all types and price points in the heart of Orange County. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and to contribute to the economic, social and cultural expansion of one of the largest and most important cities in the heart of Orange County. This is why I support Related Bristol, and I urge you to approve this visionary development. Thank you, Name Celene Lyddon Email celene.lyddon@gmail.com Address 4191 Chevy Chase Dr La Canada flintridge , CA, 91012 Monday, May 15, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant and highly positive economic benefits it will have for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first village of residences, shops, restaurants and programmed open space, will be a major economic boost to the City. Thousands of new, high -quality construction and permanent jobs will be created and the consequential annual tax revenue generated from consumer sales will help fund the delivery and expansion of services and programs throughout Santa Ana. In addition, I believe Related Bristol is the type of mixed -use development envisioned and advocated for by City officials in the recently amended General Plan for the South Bristol Street Corridor. It will become a highly desired destination for all residents of Santa Ana and the region, as well as a vibrant economic hub of retail and dining of all types and price points in the heart of Orange County. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and to contribute to the economic, social and cultural expansion of one of the largest and most important cities in the heart of Orange County. This is why I support Related Bristol, and I urge you to approve this visionary development. Thank you, Name Claire Charbonnet Email cmcharbonnet1 @gmail.com Address 5331 Soledad Rancho Ct San Diego, CA, 92109 Monday, May 15, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant and highly positive economic benefits it will have for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first village of residences, shops, restaurants and programmed open space, will be a major economic boost to the City. Thousands of new, high -quality construction and permanent jobs will be created and the consequential annual tax revenue generated from consumer sales will help fund the delivery and expansion of services and programs throughout Santa Ana. In addition, I believe Related Bristol is the type of mixed -use development envisioned and advocated for by City officials in the recently amended General Plan for the South Bristol Street Corridor. It will become a highly desired destination for all residents of Santa Ana and the region, as well as a vibrant economic hub of retail and dining of all types and price points in the heart of Orange County. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and to contribute to the economic, social and cultural expansion of one of the largest and most important cities in the heart of Orange County. This is why I support Related Bristol, and I urge you to approve this visionary development. Thank you, Name Chad Walker Email walkercj15@gmail.com Address 17142 Reimer Street Fountain Valley, CA, 92708 Monday, May 15, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant and highly positive economic benefits it will have for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first village of residences, shops, restaurants and programmed open space, will be a major economic boost to the City. Thousands of new, high -quality construction and permanent jobs will be created and the consequential annual tax revenue generated from consumer sales will help fund the delivery and expansion of services and programs throughout Santa Ana. In addition, I believe Related Bristol is the type of mixed -use development envisioned and advocated for by City officials in the recently amended General Plan for the South Bristol Street Corridor. It will become a highly desired destination for all residents of Santa Ana and the region, as well as a vibrant economic hub of retail and dining of all types and price points in the heart of Orange County. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and to contribute to the economic, social and cultural expansion of one of the largest and most important cities in the heart of Orange County. This is why I support Related Bristol, and I urge you to approve this visionary development. Thank you, Name Alice Callens Email alcal@socal.rr.com Address 8856 Sutter Circle Unit 526b Huntington Beach, CA, 92646 Thursday, May 4, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant and highly positive economic benefits it will have for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first village of residences, shops, restaurants and programmed open space, will be a major economic boost to the City. Thousands of new, high -quality construction and permanent jobs will be created and the consequential annual tax revenue generated from consumer sales will help fund the delivery and expansion of services and programs throughout Santa Ana. In addition, I believe Related Bristol is the type of mixed -use development envisioned and advocated for by City officials in the recently amended General Plan for the South Bristol Street Corridor. It will become a highly desired destination for all residents of Santa Ana and the region, as well as a vibrant economic hub of retail and dining of all types and price points in the heart of Orange County. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and to contribute to the economic, social and cultural expansion of one of the largest and most important cities in the heart of Orange County. This is why I support Related Bristol, and I urge you to approve this visionary development. Thank you, Name Laura Marttinen Email Imarttinen@me.com Thursday, May 4, 2023 Send a Letter in Support of Related Bristol To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use project because of the significant and highly positive economic benefits it will have for the City of Santa Ana for decades to come. Redeveloping the aging, auto -centric suburban shopping center on South Bristol Street into a walkable, people -first village of residences, shops, restaurants and programmed open space, will be a major economic boost to the City. Thousands of new, high -quality construction and permanent jobs will be created and the consequential annual tax revenue generated from consumer sales will help fund the delivery and expansion of services and programs throughout Santa Ana. In addition, I believe Related Bristol is the type of mixed -use development envisioned and advocated for by City officials in the recently amended General Plan for the South Bristol Street Corridor. It will become a highly desired destination for all residents of Santa Ana and the region, as well as a vibrant economic hub of retail and dining of all types and price points in the heart of Orange County. Approval of this innovative and dynamic project is essential to sustain Santa Ana's growth and prosperity for years to come and to contribute to the economic, social and cultural expansion of one of the largest and most important cities in the heart of Orange County. This is why I support Related Bristol, and I urge you to approve this visionary development. Thank you, Name Thu Doan Email thu-h@att.net Letter of Support Date Submitted : 3/23/2024 Send a Letter in Support of Related Bristol All fields marked with * are required and must be filled. To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use development on South Bristol Street because of the significant and much -needed open space planned for the project. About one-third of the development will become an active mix of programmed parks, open-air plazas and pedestrian -only paseos to explore, slow down and feel inspired. It will be a sharp contrast and welcomed replacement to the aging and asphalt -heavy shopping center that exists there today in South Santa Ana. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to most urban developments. I believe the developer is committed to creating a more inviting, sustainable and resilient model of community living and the plans to make programmed open space with seasonal events, public art installations, live music, dance performances and other outdoor art exhibits and activities a central feature of this innovative community are truly exciting. From the earliest planning sessions, the lush and beautiful landscaped walkways and parks have been high priorities at Related Bristol to promote an outdoor lifestyle that will enhance wellness and fitness for all who live or visit there. This commitment to a healthier, greener existence is why I strongly support Related Bristol. I urge you to do the same, and approve Related Bristol. Thank you, First Name* Kaz Email* kuyesugi@gmail.com Street Address 138 echo run City Irvine Last Name* Uyesugi Street Address Line 2 State Ca Zip Code 92614 Letter of Support Date Submitted : 3/29/2024 Send a Letter in Support of Related Bristol All fields marked with * are required and must be filled. To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use development on South Bristol Street because of the significant and much -needed open space planned for the project. About one-third of the development will become an active mix of programmed parks, open-air plazas and pedestrian -only paseos to explore, slow down and feel inspired. It will be a sharp contrast and welcomed replacement to the aging and asphalt -heavy shopping center that exists there today in South Santa Ana. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to most urban developments. I believe the developer is committed to creating a more inviting, sustainable and resilient model of community living and the plans to make programmed open space with seasonal events, public art installations, live music, dance performances and other outdoor art exhibits and activities a central feature of this innovative community are truly exciting. From the earliest planning sessions, the lush and beautiful landscaped walkways and parks have been high priorities at Related Bristol to promote an outdoor lifestyle that will enhance wellness and fitness for all who live or visit there. This commitment to a healthier, greener existence is why I strongly support Related Bristol. I urge you to do the same, and approve Related Bristol. Thank you, First Name* Patty Email* Patty@designhomeloansinc.com Street Address 704 Trailblaze City Irvine Last Name* Carpenter Street Address Line 2 State Ca Zip Code 92618 Letter of Support Date Submitted : 3/31/2024 Send a Letter in Support of Related Bristol All fields marked with * are required and must be filled. To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use development on South Bristol Street because of the significant and much -needed open space planned for the project. About one-third of the development will become an active mix of programmed parks, open-air plazas and pedestrian -only paseos to explore, slow down and feel inspired. It will be a sharp contrast and welcomed replacement to the aging and asphalt -heavy shopping center that exists there today in South Santa Ana. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to most urban developments. I believe the developer is committed to creating a more inviting, sustainable and resilient model of community living and the plans to make programmed open space with seasonal events, public art installations, live music, dance performances and other outdoor art exhibits and activities a central feature of this innovative community are truly exciting. From the earliest planning sessions, the lush and beautiful landscaped walkways and parks have been high priorities at Related Bristol to promote an outdoor lifestyle that will enhance wellness and fitness for all who live or visit there. This commitment to a healthier, greener existence is why I strongly support Related Bristol. I urge you to do the same, and approve Related Bristol. Thank you, First Name* Patrick Email* jpatricklaw@gmail.com Street Address City Zip Code Last Name* Law Street Address Line 2 State Letter of Support Date Submitted : 4/1/2024 Send a Letter in Support of Related Bristol All fields marked with * are required and must be filled. To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use development on South Bristol Street because of the significant and much -needed open space planned for the project. About one-third of the development will become an active mix of programmed parks, open-air plazas and pedestrian -only paseos to explore, slow down and feel inspired. It will be a sharp contrast and welcomed replacement to the aging and asphalt -heavy shopping center that exists there today in South Santa Ana. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to most urban developments. I believe the developer is committed to creating a more inviting, sustainable and resilient model of community living and the plans to make programmed open space with seasonal events, public art installations, live music, dance performances and other outdoor art exhibits and activities a central feature of this innovative community are truly exciting. From the earliest planning sessions, the lush and beautiful landscaped walkways and parks have been high priorities at Related Bristol to promote an outdoor lifestyle that will enhance wellness and fitness for all who live or visit there. This commitment to a healthier, greener existence is why I strongly support Related Bristol. I urge you to do the same, and approve Related Bristol. Thank you, First Name* Heather Email Hlreynolds2000@yahoo.com Street Address 12851 Barrett Ln City Santa Ana Last Name* Reynolds Street Address Line 2 State CA Zip Code 92705 Letter of Support Date Submitted : 4/1/2024 Send a Letter in Support of Related Bristol All fields marked with * are required and must be filled. To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use development on South Bristol Street because of the significant and much -needed open space planned for the project. About one-third of the development will become an active mix of programmed parks, open-air plazas and pedestrian -only paseos to explore, slow down and feel inspired. It will be a sharp contrast and welcomed replacement to the aging and asphalt -heavy shopping center that exists there today in South Santa Ana. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to most urban developments. I believe the developer is committed to creating a more inviting, sustainable and resilient model of community living and the plans to make programmed open space with seasonal events, public art installations, live music, dance performances and other outdoor art exhibits and activities a central feature of this innovative community are truly exciting. From the earliest planning sessions, the lush and beautiful landscaped walkways and parks have been high priorities at Related Bristol to promote an outdoor lifestyle that will enhance wellness and fitness for all who live or visit there. This commitment to a healthier, greener existence is why I strongly support Related Bristol. I urge you to do the same, and approve Related Bristol. Thank you, First Name* Deborah Email* Dlreynolds2000@yahoo.com Street Address 12851 Barrett Ln. City Santa Ana Last Name* Reynolds Street Address Line 2 State CA Zip Code 92705 Letter of Support Date Submitted : 4/21/2024 Send a Letter in Support of Related Bristol All fields marked with * are required and must be filled. To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use development on South Bristol Street because of the significant and much -needed open space planned for the project. About one-third of the development will become an active mix of programmed parks, open-air plazas and pedestrian -only paseos to explore, slow down and feel inspired. It will be a sharp contrast and welcomed replacement to the aging and asphalt -heavy shopping center that exists there today in South Santa Ana. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to most urban developments. I believe the developer is committed to creating a more inviting, sustainable and resilient model of community living and the plans to make programmed open space with seasonal events, public art installations, live music, dance performances and other outdoor art exhibits and activities a central feature of this innovative community are truly exciting. From the earliest planning sessions, the lush and beautiful landscaped walkways and parks have been high priorities at Related Bristol to promote an outdoor lifestyle that will enhance wellness and fitness for all who live or visit there. This commitment to a healthier, greener existence is why I strongly support Related Bristol. I urge you to do the same, and approve Related Bristol. Thank you, First Name* Patricia Email, patriciahagens1984@icloud.com Street Address City Zip Code Last Name* Hagens Street Address Line 2 State Letter of Support Date Submitted : 4/22/2024 Send a Letter in Support of Related Bristol All fields marked with * are required and must be filled. To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use development on South Bristol Street because of the significant and much -needed open space planned for the project. About one-third of the development will become an active mix of programmed parks, open-air plazas and pedestrian -only paseos to explore, slow down and feel inspired. It will be a sharp contrast and welcomed replacement to the aging and asphalt -heavy shopping center that exists there today in South Santa Ana. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to most urban developments. I believe the developer is committed to creating a more inviting, sustainable and resilient model of community living and the plans to make programmed open space with seasonal events, public art installations, live music, dance performances and other outdoor art exhibits and activities a central feature of this innovative community are truly exciting. From the earliest planning sessions, the lush and beautiful landscaped walkways and parks have been high priorities at Related Bristol to promote an outdoor lifestyle that will enhance wellness and fitness for all who live or visit there. This commitment to a healthier, greener existence is why I strongly support Related Bristol. I urge you to do the same, and approve Related Bristol. Thank you, First Name* Yukiko Email, pathirol 38@gmail.com Street Address City Zip Code Last Name* Law Street Address Line 2 State Letter of Support Date Submitted : 4/22/2024 Send a Letter in Support of Related Bristol All fields marked with * are required and must be filled. To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use development on South Bristol Street because of the significant and much -needed open space planned for the project. About one-third of the development will become an active mix of programmed parks, open-air plazas and pedestrian -only paseos to explore, slow down and feel inspired. It will be a sharp contrast and welcomed replacement to the aging and asphalt -heavy shopping center that exists there today in South Santa Ana. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to most urban developments. I believe the developer is committed to creating a more inviting, sustainable and resilient model of community living and the plans to make programmed open space with seasonal events, public art installations, live music, dance performances and other outdoor art exhibits and activities a central feature of this innovative community are truly exciting. From the earliest planning sessions, the lush and beautiful landscaped walkways and parks have been high priorities at Related Bristol to promote an outdoor lifestyle that will enhance wellness and fitness for all who live or visit there. This commitment to a healthier, greener existence is why I strongly support Related Bristol. I urge you to do the same, and approve Related Bristol. Thank you, First Name* Laura Email* laurachow39@gmail.com Street Address City Zip Code Last Name* Wang Street Address Line 2 State Letter of Support Date Submitted : 4/22/2024 Send a Letter in Support of Related Bristol All fields marked with * are required and must be filled. To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use development on South Bristol Street because of the significant and much -needed open space planned for the project. About one-third of the development will become an active mix of programmed parks, open-air plazas and pedestrian -only paseos to explore, slow down and feel inspired. It will be a sharp contrast and welcomed replacement to the aging and asphalt -heavy shopping center that exists there today in South Santa Ana. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to most urban developments. I believe the developer is committed to creating a more inviting, sustainable and resilient model of community living and the plans to make programmed open space with seasonal events, public art installations, live music, dance performances and other outdoor art exhibits and activities a central feature of this innovative community are truly exciting. From the earliest planning sessions, the lush and beautiful landscaped walkways and parks have been high priorities at Related Bristol to promote an outdoor lifestyle that will enhance wellness and fitness for all who live or visit there. This commitment to a healthier, greener existence is why I strongly support Related Bristol. I urge you to do the same, and approve Related Bristol. Thank you, First Name* Hans Email* wanghans41 @gmail.com Street Address City Zip Code Last Name* Wang Street Address Line 2 State Letter of Support Date Submitted : 4/27/2024 Send a Letter in Support of Related Bristol All fields marked with * are required and must be filled. To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use development on South Bristol Street because of the significant and much -needed open space planned for the project. About one-third of the development will become an active mix of programmed parks, open-air plazas and pedestrian -only paseos to explore, slow down and feel inspired. It will be a sharp contrast and welcomed replacement to the aging and asphalt -heavy shopping center that exists there today in South Santa Ana. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to most urban developments. I believe the developer is committed to creating a more inviting, sustainable and resilient model of community living and the plans to make programmed open space with seasonal events, public art installations, live music, dance performances and other outdoor art exhibits and activities a central feature of this innovative community are truly exciting. From the earliest planning sessions, the lush and beautiful landscaped walkways and parks have been high priorities at Related Bristol to promote an outdoor lifestyle that will enhance wellness and fitness for all who live or visit there. This commitment to a healthier, greener existence is why I strongly support Related Bristol. I urge you to do the same, and approve Related Bristol. Thank you, First Name* Amy Email* amymiaowang@yahoo.com Street Address City Zip Code Last Name* Wang Street Address Line 2 State Letter of Support Date Submitted : 4/27/2024 Send a Letter in Support of Related Bristol All fields marked with * are required and must be filled. To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use development on South Bristol Street because of the significant and much -needed open space planned for the project. About one-third of the development will become an active mix of programmed parks, open-air plazas and pedestrian -only paseos to explore, slow down and feel inspired. It will be a sharp contrast and welcomed replacement to the aging and asphalt -heavy shopping center that exists there today in South Santa Ana. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to most urban developments. I believe the developer is committed to creating a more inviting, sustainable and resilient model of community living and the plans to make programmed open space with seasonal events, public art installations, live music, dance performances and other outdoor art exhibits and activities a central feature of this innovative community are truly exciting. From the earliest planning sessions, the lush and beautiful landscaped walkways and parks have been high priorities at Related Bristol to promote an outdoor lifestyle that will enhance wellness and fitness for all who live or visit there. This commitment to a healthier, greener existence is why I strongly support Related Bristol. I urge you to do the same, and approve Related Bristol. Thank you, First Name* Ray Email* racquetup2@aol.com Street Address City Zip Code Last Name* Chen Street Address Line 2 State Letter of Support Date Submitted : 4/27/2024 Send a Letter in Support of Related Bristol All fields marked with * are required and must be filled. To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use development on South Bristol Street because of the significant and much -needed open space planned for the project. About one-third of the development will become an active mix of programmed parks, open-air plazas and pedestrian -only paseos to explore, slow down and feel inspired. It will be a sharp contrast and welcomed replacement to the aging and asphalt -heavy shopping center that exists there today in South Santa Ana. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to most urban developments. I believe the developer is committed to creating a more inviting, sustainable and resilient model of community living and the plans to make programmed open space with seasonal events, public art installations, live music, dance performances and other outdoor art exhibits and activities a central feature of this innovative community are truly exciting. From the earliest planning sessions, the lush and beautiful landscaped walkways and parks have been high priorities at Related Bristol to promote an outdoor lifestyle that will enhance wellness and fitness for all who live or visit there. This commitment to a healthier, greener existence is why I strongly support Related Bristol. I urge you to do the same, and approve Related Bristol. Thank you, First Name* Mike Email* mikefrommars@sbcglobal.net Street Address City Zip Code Last Name* Lee Street Address Line 2 State Letter of Support Date Submitted : 4/27/2024 Send a Letter in Support of Related Bristol All fields marked with * are required and must be filled. To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use development on South Bristol Street because of the significant and much -needed open space planned for the project. About one-third of the development will become an active mix of programmed parks, open-air plazas and pedestrian -only paseos to explore, slow down and feel inspired. It will be a sharp contrast and welcomed replacement to the aging and asphalt -heavy shopping center that exists there today in South Santa Ana. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to most urban developments. I believe the developer is committed to creating a more inviting, sustainable and resilient model of community living and the plans to make programmed open space with seasonal events, public art installations, live music, dance performances and other outdoor art exhibits and activities a central feature of this innovative community are truly exciting. From the earliest planning sessions, the lush and beautiful landscaped walkways and parks have been high priorities at Related Bristol to promote an outdoor lifestyle that will enhance wellness and fitness for all who live or visit there. This commitment to a healthier, greener existence is why I strongly support Related Bristol. I urge you to do the same, and approve Related Bristol. Thank you, First Name* Blair Email* bababcock@charter.net Street Address City Zip Code Last Name* Babcock Street Address Line 2 State Letter of Support Date Submitted : 4/27/2024 Send a Letter in Support of Related Bristol All fields marked with * are required and must be filled. To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use development on South Bristol Street because of the significant and much -needed open space planned for the project. About one-third of the development will become an active mix of programmed parks, open-air plazas and pedestrian -only paseos to explore, slow down and feel inspired. It will be a sharp contrast and welcomed replacement to the aging and asphalt -heavy shopping center that exists there today in South Santa Ana. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to most urban developments. I believe the developer is committed to creating a more inviting, sustainable and resilient model of community living and the plans to make programmed open space with seasonal events, public art installations, live music, dance performances and other outdoor art exhibits and activities a central feature of this innovative community are truly exciting. From the earliest planning sessions, the lush and beautiful landscaped walkways and parks have been high priorities at Related Bristol to promote an outdoor lifestyle that will enhance wellness and fitness for all who live or visit there. This commitment to a healthier, greener existence is why I strongly support Related Bristol. I urge you to do the same, and approve Related Bristol. Thank you, First Name* Last Name* Glenn Sasaki Email* fuji44@aol.com Street Address Street Address Line 2 City State Zip Code Letter of Support Date Submitted : 4/27/2024 Send a Letter in Support of Related Bristol All fields marked with * are required and must be filled. To Whom It May Concern: I am in support of the proposed Related Bristol mixed -use development on South Bristol Street because of the significant and much -needed open space planned for the project. About one-third of the development will become an active mix of programmed parks, open-air plazas and pedestrian -only paseos to explore, slow down and feel inspired. It will be a sharp contrast and welcomed replacement to the aging and asphalt -heavy shopping center that exists there today in South Santa Ana. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to most urban developments. I believe the developer is committed to creating a more inviting, sustainable and resilient model of community living and the plans to make programmed open space with seasonal events, public art installations, live music, dance performances and other outdoor art exhibits and activities a central feature of this innovative community are truly exciting. From the earliest planning sessions, the lush and beautiful landscaped walkways and parks have been high priorities at Related Bristol to promote an outdoor lifestyle that will enhance wellness and fitness for all who live or visit there. This commitment to a healthier, greener existence is why I strongly support Related Bristol. I urge you to do the same, and approve Related Bristol. Thank you, First Name* Raymond Email* raymondtran88@gmail.com Street Address City Zip Code Last Name* Tra n Street Address Line 2 State Letter of Support Date Submitted: 4/27/2024 Send a Letter in Support of Related Bristol All fields marked with * are required and must be filled. To Whom It May Concern: am in support of the proposed Related Bristol mixed -use development on South Bristol Street because of the significant and much -needed open space planned for the project. About one-third of the development will become an active mix of programmed parks, open-air plazas and pedestrian -only paseos to explore, slow down and feel inspired. It will be a sharp contrast and welcomed replacement to the aging and asphalt -heavy shopping center that exists there today in South Santa Ana. Open space on this scale in the heart of Orange County is in high demand, but short supply, which is why Related Bristol is such a vital —and refreshing —alternative to most urban developments. I believe the developer is committed to creating a more inviting, sustainable and resilient model of community living and the plans to make programmed open space with seasonal events, public art installations, live music, dance performances and other outdoor art exhibits and activities a central feature of this innovative community are truly exciting. From the earliest planning sessions, the lush and beautiful landscaped walkways and parks have been high priorities at Related Bristol to promote an outdoor lifestyle that will enhance wellness and fitness for all who live or visit there. This commitment to a healthier, greener existence is why I strongly support Related Bristol. urge you to do the same, and approve Related Bristol. Thank you, First Name* Monica -mail* monica.mailbox@gmail.com Street Address City Zip Code Last Name* Chang Street Address Line 2 State EXHIBIT 1 j JAV L ALTO MacArthur •• • • U) ARVE IntermediateLillie VEYAV w AV w m [if King ROLLAV SIERRA 2 Z IERRAr Ia c I p CURIE AV Sand ointe o O 0OQ ALPINE AV )1LPINE I IaJ 700 600 JUNIP AV JUNIPER AV U) l o Q Q z > O V z } w O PH p MIL AV KELLER AV KELLER AV �,��,`� ELLE AV Taff t N EL AV Elementa. y � S EVENS A U) SUNFLOWER 300 14. c L-COLU, I AV GOL = a Cl)~ c) Q cc)_ ix � � R Q' S ALPIN V co �U 200 ige 100 VAX ) w~ RI Q NOINTE CO AURORA AV AV K E L, ER V Of X C0 O w WU Q Doulz U O I ~ m Q N0gE� p,V STEVENS AV City of Santa Ana Residential Permit Parking Sandpointe District WA 'J P Key to Permit Parking Zones Streets with permit parking required all day, everyday. Streets with permit parking required 12 Midnight to 6 am everyday. Streets with permit parking required 2am to 6 am everyday. uAAA Streets with permit parking required 8 am to 5 pm everyday. PJ I/ J O a 2 o J o Elementary Q L��L UUEsq WARNER A H - y 0 Q N N Bristol F } H W F U (� Warner N ir W rn L > a 5� J village oz F o =V z = } g ¢ U a 0 I- (,a,)¢ 3T 0: cc o ¢ o a o = w 0 < m a ¢ HALLAV 0 HALLAV o W�� � 9 J CENTRAL AV C RE z w rp re.. ��� I- co A r w U J EN AL AV m IY � L AV r¢ii IY T AD A S (D 0 CENTRAL AV > a Q Coastal ommuni0es a x > F- Jefferson U Hospital y O `n a H Elementary co © W 3 a J o w -w - a a. m O 3 Q \ \r RR = a O O ROWLAND Ja\ONpPG a WY AV (� OD'� 700 600 HE WY IIIVIII c Thornton Park ofSAN LORENZO DYER RD ` o -- z cwi 100 IYI a' c�.�G L)--I o AV N 12�R �O Saddleback High o ARRIAGE R 1300 0 OP�RVP y N OF' RRIAGE R- li m 4, GAR AV Z •••• JQ'�U to 9L y - WPv ------ --- ------ > h m Fti a Y J�N J --------- -- --' 3 a -+ a 9 O - - --- -- z a O� GARRYAV n OR�Pv a ALTO I; ;I , �O IN O CA LAV 2 MacArthur •••• N ARVE ORE AV - MOORE AV z c Intermedia,te�illie VEY AV m AV W y Kim O RA N x r- g ROLAV F' SIE ga Z WK DR ALTON AV t� rn y SIERRAAV Park AV U ------- I- -RAAV a OfJ > Q ---" BfI5I0 rn W Place IY z w L IN V I ARA D ARRAS RIOING W 3 I AV RANG RD m COL MBINE AV F CO OOKE DR ❑ y ir Soutil ❑ J w an�-' CURIEAV t- N N cYi c�i ❑I CURIEAV z z x w w LL a Metro Bristol o m Sandpointe ❑❑ ■ Plaza W K OO aUr z < H' b ran z ALP EAV J FOa ALPINEAV ALPIN o 1800J 1700 30o MACARTHUR BLVD o LPINE_. M� 700 600 300 200 N Q Fs AV JUNI ERP A E N m m _ 31 Bomo a w RION a N a N N AV m --W z ❑ > n ---to---- KOral o z w ORI N : STN ORION AV Park o URPHI o N SandpoUe ~ M RPHYAV a AV o z Co Park (/) UROR]P 3 a a O AURO CALLENS COMM J I- I— AV 'AV A O AV F South N �, W M ?4'.'==- o 0 (� w KELLER AV""`�,� KE ER I- W U) (� Coast 3 03 KELLER AV 'C`d- ELLE AV rn Q W lb -- -- - o J Taftq N EL AV fe m o a Britl & m lementary = o _M ---- South Coast SunFlower rn Ir zz Plaza Village Plaza S EV NSA ) ca 4 NOBE�pV SunFlower STEVENS AV W - Plaza QJ STEVENSAV STEV S Coast Plaza South Coasl SUNFLOWER AV] rk & Ride Plaza City of Santa Ana Key to Permit Parking Zones with esidential Permit Parking d Y everyday. South Coast 00000 Streets with permit parking required 12 0 540 1,080 Midnight to 6 am everyday. District Streets with permit parking required tam Feet to 6 am everyday. Streets with permit parking required 8 am Map Date: 6/14/2023 ����� to 5 pm everyday. I PENDLETON Q) SECREST� z J O PFND HALLAV,' ¢ ¢ FLORA ST Z n oRrHwooD 00 L / 17181.1 AV MEADOWOOD Z O Wd QF Qr V) co O.Qgy Nq< �co N HALL AV LU g Q z o z Q) O REN oa C, — 3 a cWi ¢ m U C NTRAL g �tq W ¢ AD AMS ST P� CENTRALAV W Z W J KNOX A a. KNOX AV KNOXA p W ••••�•• zLRL ¢ D, MANLY AV H McFadden F Institute of MANLYAV W LU ROWLAN AV R WLANDAV U) Technology Z O F- CHANDLER A Q H LOCKWY z W � U 2800 2600 2500 Q SAN LORENZ AV LL.AST IM \ C Z ygNDLER ' __ Q Q U N Bristol Warner W Z LL a J Village O a a O a HALLAF o FHALLAV OR LU m F W LU EN ALAV QCENTRAL rn A SS w Q _ Coastal I ommunities l ¢ Jefferson U F Hospital u) Elementary rn x ¢a g © a - o 2 o o F GAR AV ¢ O GA AV Z ••• F N N '��, R�•c GAR RYAV Plaza Mobile W L RY z¢ J Z Y N rr F Z Estates 2 zV F 0 w G ¢ UR 3 C A ti O W O o z A z¢ UN/ON PACIFIC RR MOORE AV MOORE AV MOORE AV v� Thorpe - - BLACKHAWK DR ALTON AV r Fundamental N M COLUM NE AV w RED FOX RD AR RA S�RO RDNG W F ¢ CUof RIE AV ¢ MEADOWBROOKE DR; a (�OU}h Segerstrom High South Coast _ W LL WewtMro Marketplace w w J o MM �bEEREFIELD RD MACARTHUR BLVD 2900 2800 1800 1700 JUNIPER ST ---- _-_= 0Greenville r o Fundamenta'I F w','' ¢ Calvary AV W to w,; W Chapel ¢ _ E'lemer ¢ W m, m o High/ 0 z BAYCREST�I----- VILLAGEDR j ul: 'aranatha AURORA ST N W SUMMER WIND ;hristian a ~ U) W LL D a z a ¢ o RELLER AV N SUNFLOWER AV;"_.--s- '% N WAKEHAM P O _ ---- South Coast (� U I '\\ Plaza Village South Coast Plaza Park & Ride City of Santa Ana Residential Permit Parking South Metro District Bristol ■ Plaza I r CALLENS COMM J O H m Bristol & Sunflower Plaza Sunflower Plaza South Coast Plaza Key to Permit Parking Zones Streets with permit parking required all day, everyday. Streets with permit parking required 12 Midnight to 6 am everyday. Streets with permit parking required 2am to 6 am everyday. uAAA Streets with permit parking required 8 am to 5 pm everyday. RESOLUTION NO. 2024- A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA ANA AMENDING RESOLUTION NO. 1991-088, RESOLUTION NO. 93-076 AND RESOLUTION NO. 2000-062 REGARDING PERMIT PARKING DISTRICT PETITONS BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF SANTA ANA AS FOLLOWS: Section 1. The City Council of the City of Santa Ana herby finds, determines and declares as follows: A. Pursuant to Article XI (commencing with Section 36-480) of Chapter 36 of the Santa Ana Municipal Code, the City Council of the City of Santa Ana is authorized to adopt resolutions establishing permit parking districts in which parking restrictions apply to all vehicles except those vehicles that have been issued parking permits pursuant to such Article. B. By Resolution No. 1991-088, the City Council of the City of Santa Ana established the South Coast Permit Parking District, as shown on Exhibit 1, attached hereto and incorporated by reference; By Resolution No. 2020-021 the City Council amended Resolution No. 1991-088 as shown on Exhibit 2, attached hereto and incorporated by reference; By Resolution No. 93-076, the City Council of the City of Santa Ana established the Sandpointe Permit Parking District, as shown on Exhibit 3, attached hereto and incorporated by reference; By Resolution No. 2000-062, the City Council of the City of Santa Ana established the South Metro Permit Parking District, as shown on Exhibit 4, attached hereto and incorporated by reference. C. The City's adopted General Plan allows for significant mixed -use redevelopment within the South Bristol Focus Area. D. City staff has conducted extensive outreach in the neighborhoods in and around the South Bristol Focus Area to solicit resident concerns and feedback regarding the proposed redevelopment in the area. E. Owners of properties on residential streets within the Parking Districts in and around the South Bristol Focus Area have expressed concerns that proposed development projects near the Parking Districts may impact available parking on their streets and have asked the City to modify procedures to facilitate expanded utilization and participation in the City's permit parking program. F. The City is in the process of performing a Citywide parking study to in part, evaluate Citywide permit parking program modifications. Completion of this study Resolution No. 2024-XXX Page 1 of 4 is not anticipated until the Fall of 2025 and will therefore not adequately address the near -term concerns brought forward by the South Bristol Focus Area residents. G. The City Council finds through extensive environmental review and traffic studies that proposed development projects in the area will not have direct impacts on parking, but none the less, the City Council desires to accommodate present and future requests, related to permit parking in these Parking Districts. H. The City Council finds that the Resolutions referenced above which created the Parking Districts include different standards to be used for defining a block under the Permit Parking District regulations. I. The City Council desires to amend the definition of a block. J. Upon completion of the Citywide parking study, the City Council will consider adopting various recommended parking rules and regulations which may or may not include the amendments considered in this Resolution. K. The proposed resolution amending Resolution No. 91-088, Resolution No. 93- 076, and Resolution No. 2000-062 amendment to the Residential Permit Parking program supports and is consistent with multiple General Plan goals and policies of the Mobility Element, Land Use Element, and Housing Element. Addressing relevant permit parking programs and parking impacts is identified in multiple General Plan implementation actions of the Mobility Element, Land Use Element, and Housing Element. Exhibit 19 to the City Council staff report dated September 17, 2024 and October 1, 2024 accompanying this Resolution contains a list of all applicable General Plan goals and policies that support this recommended action. Section 2. The City Council hereby finds that the action is not a "project" subject to CEQA and no environmental review is required. Even if the action could be construed as a CEQA "project", the proposed resolution requires no further environmental review pursuant to Section 15162 of the CEQA Guidelines. Section 15378(b) of the CEQA Guidelines defines a "Project" that is subject to CEQA review as an activity that may result in a direct or reasonably foreseeable indirect physical change in the environment, stating that "Projects do not include" ongoing "administrative or maintenance activities, such as purchases for supplies, personnel - related actions, general policy and procedure making [Section 15378(b)(2)]" and "organizational or administrative activities of governments that will not result in direct or indirect physical changes in the environment [Section 15378(b)(5)]." The proposed amendment to Resolution No. 1991-088, Resolution No. 93-076, and Resolution No. 2000-062 modifies administration of an existing parking district program by allowing a single permit parking petition to be considered for multiple, contiguous residential blocks Resolution No. 2024-XXX Page 2 of 4 (rather than a separate permit parking petition for each individual block). Thus, no direct or indirect physical changes in the environment will result and accordingly, the proposed resolution is not a "project" subject to CEQA. (CEQA Guidelines, § 15060(c)(2)-(3).) In the alternative, even if the proposed resolution is a project subject to CEQA, no further environmental review is required. Section 15162 of the CEQA Guidelines requires subsequent EIRs and Negative Declarations, following certification of a previous EIR, only when one of three triggering conditions exists: (1) substantial changes are proposed in the project that will require major revisions of the EIR, (2) substantial changes occur in circumstances under which the project is being undertaken that will require major revisions in the EIR, or (3) new information of substantial importance to the project that was not known and could not have been known when the EIR was certified as complete becomes available, and this condition (1, 2, and/or 3) also would lead to new or more significant impacts. (See also Pub. Resources Code, § 21166.) In April 2022, the City certified the GPU Final PEIR (SCH No. 2020029087) and adopted the GPU. As previously discussed, the GPU Final PEIR is a Program Environmental Impact Report (PEIR) that examines the existing environment and the total scope of environmental effects that would occur as a result of buildout of the GPU land uses. The proposed resolution falls within the scope of the General Plan Update evaluated in the PEIR because it implements the goals and policies pertaining to permit parking programs and parking impacts identified in the General Plan Update. The proposed resolution therefore does not trigger any of the conditions identified in Section 15162 of the CEQA Guidelines and summarized above. Approval of the proposed resolution will not result in new or more severe impacts requiring additional environmental review of the approval action. Section 3. Each and every Section of the aforementioned Resolutions pertaining to the definition of a Block shall be amended to provide that: The parking restrictions imposed pursuant to Article XI of Chapter 36 of the Santa Ana Municipal Code shall apply to any block within the Parking Districts and such block may be comprised of contiguous street segments with the Parking District for the purposes of establishing uniform parking restrictions along multiple street segments. Parking restrictions expressly referenced in this Resolution may be imposed only after a petition signed by the owners of sixty-six percent (66%) or more of the residential lots abutting such block have filed a petition with the Executive Director of the Public Works Agency expressing their desire for such parking restrictions. Section 4. This Resolution shall take effect immediately upon its adoption. Section 5. The Mayor shall sign this Resolution, and the City Clerk shall attest and certify to the passage and adoption thereof. Resolution No. 2024-XXX Page 3 of 4 ADOPTED this day of , 2024. Mayor APPROVED AS TO FORM: Sonia R. Carvalho, City Attorney By: �YQ-un-a' Chief Assistant City Attorney AYES: Councilmembers NOES: Councilmembers ABSTAIN: Councilmembers NOT PRESENT: Councilmembers CERTIFICATION OF ATTESTATION AND ORIGINALITY I, Jennifer L. Hall, City Clerk, do hereby attest to and certify the attached Resolution No. 2024-XXX to be the original resolution adopted by the City Council of the City of Santa Ana on Date: City Clerk City of Santa Ana Resolution No. 2024-XXX Page 4 of 4 - �A3 R£L: 9/6/91 RESOLUTION NO. 91- 088 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA ANA ESTABLISHING THE SOUTH COAST PERMIT PARKING DISTRICT WHEREAS, pursuant to Article XI (commencing with Section 36- 480) of Chapter 36 of the Santa Ana Municipal Code, the City Council of the City of Santa Ana is authorized to adopt resolutions establishing Permit Parking Districts wherein parking restrictions apply to all vehicles except vehicles which have been issued parking permits pursuant to said Article; and WHEREAS, this Council finds and determines that the South Coast residential neighborhood is in need of permit parking restrictions to protect its integrity from the intrusion of vehicular parking from nearby multi --family residential developments; NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF SANTA ANA AS FOLLOWS: 1. The South Coast Permit Parking District is hereby esta- blished, to consist of that area of the City of Santa delineated on the map attached hereto as Exhibit A and incorporated herein by this reference. 2. No person shall park any vehicle at any time on any portion of any street within the South Coast Permit Parking District as to which signs have been erected indicating the application of permit parking restrictions, except persons who are entitled to a permit to park on such street or portion thereof pursuant to this resolution and who display such permit in accordance with section 36-488(a) of the Santa Ana Municipal Code. 3. The Executive Director of Public Works is hereby authorized to determine which streets or portions thereof within the South Coast Permit Parking District shall be restricted to permit parking in accordance with section 2 of this resolution and to post appropriate signs giving notice of such restriction. 4. Persons entitled to a permit to park in locations subject to permit parking restrictions pursuant to this resolution include and are limited to the following: (a) Any person who is licensed to drive a motor vehicle and who resides in a dwelling located on any lot in the South Coast Permit Parking District which does not have more than four dwelling 1 Exhibit 17 RESOLUTION 91-088 Page 2 345 units located on it. (b) Any person who is licensed to drive a motor vehicle and who works at the business located at 1000 Keller Avenue; except that such persons shall not be entitled to permits if the south side of Keller Avenue is not restricted to permit parking; and also except that the employees of any business other than the "Learning Center," which may hereafter be established at 1000 Keller Avenue, shall only be entitled to permits if the Executive Director of Public Works determines that the issuance of permits to such employees would not adversely affect the availability of parking to residents of the South Coast Permit Parking District. ADOPTED this 16th day of September 199l . ATTEST: D 1 Xoung Mayor ice C. Guy Clerk of the Council COUNCILMEMBERS: Young __ALe APPROVED AS TO FORM; Pulido Aye Acosta Aye Griset - Aye -McGuigan Aye Norton Abe Edward A—j.co r Richardson Ave City Attorney CERTIFICATE OF ORIGINALITY State of California County of Orange 1, JANICE C. GUY, Clerk of the Council, do.hereby certify the attached Resolution 9/-- 0 $k to be the original resolution adopted by the City Council of the City of Santa Ana on 9- / -91 s� 2 Clerk of the Coun ' 1, Date City of Santa Ana Exhibit 17 347 Ili 0 f-- m I © CAROL SIERRA � x � 0L z COLUM INE o w CURIE AVE. o CONDOMINIUMS Berki 7 0 ALPINE &I IUR BLVD, 101 �iINE BOMO Q _0 K OR AL za�4 dRIONL_�-- PARKw� J d�w -j0 � Uj U� CONDAONMIINIUKIS 0 0 Ll APAFrrMENTS K E LLE R Q U o STErVENIS- THECENTER ING LEARN i SUNFLOWER AVENUE SOUTH COAST PERMIT PARKING DISTRICT BOUNDARIES City Council Title: SOUTH COAST PERMIT �°"+.: Agenda Data PARKING DISTRICT P`WASEPT. 16,1991 mX VMS 0awy EXHIBIT A Exhibit 17 jmf 2/12/2020 RESOLUTION NO. 2020-021 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA ANA AMENDING RESOLUTION 1991-088 RELATED TO THE SOUTH COAST PERMIT PARKING DISTRICT FOR THE PURPOSE OF EXPANDING THE BOUNDARIES OF THAT DISTRICT BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF SANTA ANA AS FOLLOWS: Section 1. The City Council of the City of Santa Ana hereby finds, determines and declares as follows: A. Pursuant to Article XI (commencing with Section 36-480) of Chapter 36 of the Santa Ana Municipal Code, the City Council of the City of Santa Ana is authorized to adopt resolutions establishing permit parking districts in which parking restrictions apply to all vehicles except those vehicles that have been issued parking permits pursuant to such Article. B. By Resolution No. 1991-088, the City Council of the City of Santa Ana established the South Coast Permit Parking District, as shown on Exhibit 1, attached hereto and incorporated by reference. C. Owners of properties on residential streets near the South Coast Permit Parking District have noted a lack of available parking on their streets and have asked to participate in the City's permit parking program. D. To accommodate the present and any future requests, the City Council now wishes to expand the South Coast Permit Parking District to include these areas. Section 2. Section 1 of Resolution 1991-088 is hereby amended to expand the South Coast Permit Parking District to consist in its entirety of the existing and proposed areas delineated on Exhibit 1, attached hereto and incorporated by reference. Section 3. Section 4 of Resolution 1991-088 is hereby amended to permit the Executive Director of the Public Works Agency, or his or her designee, to waive the limitation therein on the number of permits and dwelling units on a lot if he or she determines that its application in a particular case would cause extreme hardship on the residents of such dwelling units due to a severe inadequacy of on -site parking. Resolution No. 2020-021 Page 1 of 3 Exhibit 17 Section 4. This Resolution shall take effect immediately upon its adoption by the City Council, and the Clerk of the Council shall attest to and certify the vote adopting this Resolution. ADOPTED this 7th day of April, 2020. APPROVED AS TO FORM: Sonia R. Carvalho, City Attorney By.�04 714."• -f"'L An M. Funk Assistant City Attorney AYES: Councilmembers Bacerra, Iglesias, Penaloza, Pulido, Sarmiento, Solorio, Villegas (7) NOES: Councilmembers None (0) ABSTAIN: Councilmembers None (0) NOT PRESENT: Councilmembers None (0) CERTIFICATE OF ATTESTATION AND ORIGINALITY I, DAISY GOMEZ, Clerk of the Council do hereby attest to and certify the attached Resolution No. 2020-021 to be the original resolution adopted by the City Council of the Citv of Santa Ana on April 7, 2020. N Date T — Q — Resolution No. 2020-021 Page 2 of 3 Daisy Gomez Clerk of the Council City of Santa Ana Exhibit 17 �St:FtllYAsi c�u irlfiT.ePTi ii VAC ARNUR'HLV EL GENa EXISTING SOUTH COAST PERMIT PARKING DISTRICT -PROPOSED EXPASNION TO SOUTH COAST PERMIT PARKING DISTRI EXHIBIT I SANTA ANA PWA SOUTH COAST r., PERMIT PARKING DISTRICT """c'a°` AccHcr PAGE I OF I Resolution No. 2020-021 Page 3 of 3 Exhibit 17 135 NEl. Yj .a RESOLUTION NO. 93-076 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA ANA ESTABLISHING THE SANDPOINTE PERMIT PARKING DISTRICT WHEREAS, pursuant to Article XI (commencing with Section 36- 480) of Chapter 36 of the Santa Ana Municipal Code, the City Council of the City of Santa Ana is authorized to adopt a resolu- tion establishing Permit Parking Districts wherein parking restrictions apply to all vehicles except vehicles which have been issued parking permits pursuant to said Article; and WHEREAS, this Council finds and determines that the Sandpointe residential neighborhood is in need of a Permit Parking District in order to protect its integrity against the intrusion of vehicular parking by residents and guests of multiple -family residential developments on Main Street and MacArthur Boulevard; NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF SANTA ANA AS FOLLOWS: 1. The Sandpointe Permit Parking District is hereby established, to consist of that area of the City of Santa Ana r� bounded on the north by Alton Avenue between Flower Street and Sycamore Street and Columbine Avenue between Sycamore Street and Main Street, on the east by Sycamore Street between Alton Avenue and Columbine Avenue and Main Street between Columbine Avenue and Sunflower Avenue, on the south by Sunflower Avenue and on the west by Flower Street. Said district includes the said portions of Alton Avenue, Sycamore Street and Columbine Avenue, but does not extend to or include the said portions of Main Street, Sunflower Avenue and Flower Street. 2. The parking restrictions imposed pursuant to said Article XI and this Resolution shall apply to any block within the Sandpointe Permit Parking District only after a petition signed by the owners of seventy --five percent (75%) or more of the residential lots abutting such block have filed a petition with the Executive Director of the Public Works Agency expressing their desire for such parking restrictions, and after signs indicating the parking restrictions on such block have been erected in accordance with said Article XI. 3. No person shall park any vehicle at any time on any portion of any street within the Sandpointe Permit Parking District as to which signs have been erected indicating the application of permit parking restrictions, except persons and vehicles exempted from such parking restrictions pursuant to said Article XI and this resolution. 1 Exhibit 17 127 RESOLUTION 93-076 Page 2 4. Permit parking restrictions in the Sandpointe Permit Parking District shall not apply to the side of any street adjacent to any non-residential use or to any multi -family use having more than four dwelling units. 5. Persons entitled to a permit to park in locations subject to permit parking restrictions pursuant to this resolu- tion include and are limited to the following: (a) Any person who is licensed to drive a motor vehicle and who resides in a single-family dwelling located in the Sandpointe Permit Parking District, provided that not more than three permits may be issued at any one time to the residents of any one such dwelling unit. (b) Any person who is licensed to drive a motor vehicle and who resides in a multiple -family dwelling located on any lot in the Sandpointe Permit Parking District which does not have more than four dwelling units located on it, provided that not more than one permit may be issued at any one time to the residents of any one such dwelling unit. 6. The Executive Director of the Public Works Agency is authorized to establish rules for the issuance of guest parking permits to residents of the Sandpointe Permit Parking District and to issue or deny such permits in accordance therewith. Such rules shall be designed to limit guest parking privileges as appropriate to provide sufficient parking for resident parking permit holders. Such rules may be revised from time to time as circumstances require. ADOPTED this 7th day of September 1993. ATTEST: ' Daniel H. Young UMayor an'ce y rk f� Xe Council CILMEMBERS: Young Aye APPROVED AS TO FORM: Pulido Aye Lutz Aye Mills Aye Moreno Aye Norton Aye Edward . C&Qrdr Richardson Absent City Attorney 2 Exhibit 17 CERTIFICATE OF ORIGINALITY & PUBLICATION State of California County of Orange 1, JANICE C. GUY, Clerk of the Council, do hereby certify the attached Resolution !?3 — O 7 (a _ to be the original resolution adopted by the City Council of the City of Santa Ana on q— 7— ?3 Date: fz���-3 of 0 Council of Anta Ana Exhibit 17 r Al TON AVE. } LILLIE r-iARVEY AVE. l XlNC BHA VE z ;vac ARTHUR �� w E. T, fNrRMEOIATE A CAROL AVE. m SCHOOL r . S�ERR F v L'i PARE (SIERRA R. � Cr ul 1 I ( COLUMBINE AVE AV . r C J R I E AVE."' �� r In � �n L o m BELL AVE. 7C /m _ ( ALPINE AVE. Jr l�E MAC ARTHUR �GUILEVARO -� F-- I JUNIPER AVE.�IJNiPER E. c c~n� Ul m t LLJ �- Z� ORION( '� �� a Wvc.'w 1. 0 UU— U AHY a z 1AU_RP,�. AVE. < < O a r ^ ! 1U AURORA AVE. �' -� a �I A R RA �o� / AUROR Av KELLER KELLER ( aVE. i�� II r JUf Q NOBEL �1 a TAFT A v NC) _ ELEM. Q SCHOOL (STEVENS —AVE (n STEVENS) STE'/ENS' I AVE.�J UNEI c avkNH LEGEND: —• — — —- — SANDPOINTE PERMIT PARKING DISTRICT BOUNDARY .77 % BLOCKS QUALIFIED FOR PERMIT PARKING City Council Title: BAHYA ANA Agenda Date SANDPQINTE PERMIT p�1 Sept. 7 1993 PARKING DISTRICT i EXHIBIT 1 307 c1s:9-07-00 RESOLUTION NO. 2000-062 THE RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA ANA ESTABLISHING THE SOUTH METRO PERMIT PARKING DISTRICT BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF SANTA ANA AS FOLLOWS: SECTION 1: The City Council of the City of Santa Ana hereby, finds, determines and declares as follows: A. Section 22507 of the Vehicle Code of the State of California authorizes a city to prohibit stopping, parking or standing of vehicles on certain streets and to establish a permit system exempting residents, merchants and guests from the prohibition. B. Pursuant to Article XI (commencing with Section 36-480) of Chapter 36 of the Santa Ana Municipal Code, (hereinafter "Article XI") the City Council of the City of Santa Ana is authorized to adopt a resolution establishing Permit Parking Districts wherein parking restrictions apply to all vehicles except vehicles which have been issued parking permits pursuant to said Article. C The South Metro residential neighborhood is in need of parking restrictions to protect its integrity from the intrusion of vehicular parking incidental to commercial and governmental activities, to allow for adequate emergency vehicle access, to counter the visually blighting effect of highly intensive on - street parking, and to discourage overcrowding of dwelling units. SECTION 2: The South Metro Permit Parking District is hereby established, to consist of that area of the City of Santa Ana generally bounded on the north by Warner Avenue, on the east by Bristol Street, on the south by Sunflower Avenue and City limits, and on the west by Fairview Street, as more particularly depicted in Exhibit 1, attached hereto and incorporated herein by reference. SECTION 3: The parking restrictions imposed pursuant to Article XI and this Resolution shall apply to any block within the South Metro Permit Parking District only after a petition signed by the owners of sixty-six percent (66%) or more of the residential lots abutting such block have filed a petition with the Executive Director of the Public Works Agency expressing their desire for such parking restrictions, and after signs indicating the parking restrictions on such block have been erected in accordance with Article XI. SECTION 4: No person shall park any vehicle at any time on any portion of any street within the South Metro Permit Parking District as to which signs have been erected Resolution No. 2000-062 Exhibit 17 Page 1 of 3 308 indicating the application of permit parking restrictions, except persons and vehicles exempted from such parking restrictions pursuant to Article XI and this resolution. SECTION 5: As indicated by posted signs, permit parking restrictions in the South Metro Parking District do not include sections of streets that abut the front of non- residential and multi -family uses with more than four dwelling units. SECTION 6: Persons entitled to a permit to park in locations subject to permit parking restrictions pursuant to this resolution include and are limited to the following: a) Any person who is licensed to drive a motor vehicle and who resides in a single-family dwelling located in the South Metro Permit Parking District, provided that not more than three permits may be issued at any one time to the residents of any one such dwelling unit. b) Any person who is licensed to drive a motor vehicle and who resides in a multi -family dwelling located on any lot in the South Metro Permit Parking District which does not have more than four dwelling units located on it, provided that not more than one permit may be issued at any one time to the resident of anyone such dwelling unit; and provided further, that the Executive Director of the -Public Works Agency may waive the foregoing limitation on the number of dwelling units on a lot if he determines that its application in a particular case would cause extreme hardship on the residents of such dwelling units due to a severe inadequacy of on -site parking. SECTION 7: The Executive Director of the Public Works Agency is authorized to establish rules for the issuance of guest parking permits to residents of the South Metro Permit Parking District and to issue or deny such permits in accordance therewith. Such rules shall be designed to limit guest parking privileges as appropriate to provide sufficient parking for resident parking permit holders. Such rules may be revised from time to time as circumstances require. ADOPTED this 1 e day of September, 2000. ATTEST: Patricia E. Healy Clerk of the Council Resolution No. 2000-062 Page 2 of 3 Exhibit 17 309 COUNCILMEMBERS Pulido Aye Lutz Aye Bist Aye Christy Aye Franklin McGuigan _Aye Ate_ Moreno Absent APPROVED AS TO FORM: Joseph W. Fletcher, City Attorney By Cristine L. Shaw Deputy City Attorney CERTIFICATE OF ORIGINALITY I, PATRICIA E. HEALY, Clerk of the Council, do hereby certify the attached Resolution No. 2000-062 to be the original resolution adopted by the City Council of the City of nta Ana on September 18, 2000. Date: ?ICVJ� (/- -Clerk of the Council City of Santa Ana Exhibit 17 Resolution No. 2000-062 Page 3 of 3 311 7D ----- SOUTH METRO PARKING DISTRICT BOUNDARY ENCr EF.RwC%7R A FFIC\PERMIT PARKING\ALLNSTNIC IF ACTS\PENDINGDISTRLTS\SDUTRMESTEKI.DGN / SANTA ANA COUNCIL AGENDA : OATE Y r ATE:EPTEgER 18, z000 SOUTH METRO PARKING DISTRICT MAP %]BLIC NORKS AGENCY Exhibit 17 EXH17IT I RESOLUTION NO. 91- 088 A RESOLUTION THE CITY OF THE SOUTH DISTRICT OF THE CITY COUNCIL OF SANTA ANA ESTABLISHING COAST PERMIT PARKING EXHIBIT 3 343 REL: 9/6/91 WHEREAS, pursuant to Article XI (commencing with Section 36- 480) of Chapter 36 of the Santa Ana Municipal Code, the City Council of the City of Santa Ana is authorized to adopt resolutions establishing Permit Parking Districts wherein parking restrictions apply to all vehicles except vehicles which have been issued parking permits pursuant to said Article; and WHEREAS, this Council finds and determines that the South Coast residential neighborhood is in need of permit parking restrictions to protect its integrity from the intrusion of vehicular parking from nearby multi --family residential developments; NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF SANTA ANA AS FOLLOWS: 1. The South Coast Permit Parking District is hereby esta- blished, to consist of that area of the City of Santa delineated on the map attached hereto as Exhibit A and incorporated herein by this reference. 2. No person shall park any vehicle at any time on any portion of any street within the South Coast Permit Parking District as to which signs have been erected indicating the application of permit parking restrictions, except persons who are entitled to a permit to park on such street or portion thereof pursuant to this resolution and who display such permit in accordance with section 36-488(a) of the Santa Ana Municipal Code. 3. The Executive Director of Public Works is hereby authorized to determine which streets or portions thereof within the South Coast Permit Parking District shall be restricted to permit parking in accordance with section 2 of this resolution and to post appropriate signs giving notice of such restriction. 4. Persons entitled to a permit to park in locations subject to permit parking restrictions pursuant to this resolution include and are limited to the following: (a) Any person who is licensed to drive a motor vehicle and who resides in a dwelling located on any lot in the South Coast Permit Parking District which does not have more than four dwelling 1 RESOLUTION 91-088 Page 2 345 units located on it. (b) Any person who is licensed to drive a motor vehicle and who works at the business located at 1000 Keller Avenue; except that such persons shall not be entitled to permits if the south side of Keller Avenue is not restricted to permit parking; and also except that the employees of any business other than the "Learning Center," which may hereafter be established at 1000 Keller Avenue, shall only be entitled to permits if the Executive Director of Public Works determines that the issuance of permits to such employees would not adversely affect the availability of parking to residents of the South Coast Permit Parking District. ADOPTED this 16th day of September 199l . ATTEST: D 1 Xoung Mayor ice C. Guy Clerk of the Council COUNCILMEMBERS: Young __ALe APPROVED AS TO FORM; Pulido Aye Acosta Aye Griset - Aye -McGuigan Aye Norton Abe Edward A—j.co r Richardson Ave City Attorney CERTIFICATE OF ORIGINALITY State of California County of Orange 1, JANICE C. GUY, Clerk of the Council, do.hereby certify the attached Resolution 9/-- 0 $k to be the original resolution adopted by the City Council of the City of Santa Ana on 9- / -91 s� 2 Clerk of the Coun ' 1, Date City of Santa Ana 347 Ili 0 f-- m I © CAROL SIERRA � x � 0L z COLUM INE o w CURIE AVE. o CONDOMINIUMS Berki 7 0 ALPINE &I IUR BLVD, 101 �iINE BOMO Q _0 K OR AL za�4 dRIONL_�-- PARKw� J d�w -j0 � Uj U� CONDAONMIINIUKIS 0 0 Ll APAFrrMENTS K E LLE R Q U o STErVENIS- THECENTER ING LEARN i SUNFLOWER AVENUE SOUTH COAST PERMIT PARKING DISTRICT BOUNDARIES City Council Title: SOUTH COAST PERMIT �°"+.: A Agenda Data PARKING DISTRICT PL SEPT. 16,1991 mx VMS 0awy EXHIBIT A jmf 2/12/2020 RESOLUTION NO. 2020-021 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA ANA AMENDING RESOLUTION 1991-088 RELATED TO THE SOUTH COAST PERMIT PARKING DISTRICT FOR THE PURPOSE OF EXPANDING THE BOUNDARIES OF THAT DISTRICT BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF SANTA ANA AS FOLLOWS: Section 1. The City Council of the City of Santa Ana hereby finds, determines and declares as follows: A. Pursuant to Article XI (commencing with Section 36-480) of Chapter 36 of the Santa Ana Municipal Code, the City Council of the City of Santa Ana is authorized to adopt resolutions establishing permit parking districts in which parking restrictions apply to all vehicles except those vehicles that have been issued parking permits pursuant to such Article. B. By Resolution No. 1991-088, the City Council of the City of Santa Ana established the South Coast Permit Parking District, as shown on Exhibit 1, attached hereto and incorporated by reference. C. Owners of properties on residential streets near the South Coast Permit Parking District have noted a lack of available parking on their streets and have asked to participate in the City's permit parking program. D. To accommodate the present and any future requests, the City Council now wishes to expand the South Coast Permit Parking District to include these areas. Section 2. Section 1 of Resolution 1991-088 is hereby amended to expand the South Coast Permit Parking District to consist in its entirety of the existing and proposed areas delineated on Exhibit 1, attached hereto and incorporated by reference. Section 3. Section 4 of Resolution 1991-088 is hereby amended to permit the Executive Director of the Public Works Agency, or his or her designee, to waive the limitation therein on the number of permits and dwelling units on a lot if he or she determines that its application in a particular case would cause extreme hardship on the residents of such dwelling units due to a severe inadequacy of on -site parking. Resolution No. 2020-021 Page 1 of 3 Section 4. This Resolution shall take effect immediately upon its adoption by the City Council, and the Clerk of the Council shall attest to and certify the vote adopting this Resolution. ADOPTED this 7th day of April, 2020. APPROVED AS TO FORM: Sonia R. Carvalho, City Attorney By.�04 714."• -f"'L An M. Funk Assistant City Attorney AYES: Councilmembers Bacerra, Iglesias, Penaloza, Pulido, Sarmiento, Solorio, Villegas (7) NOES: Councilmembers None (0) ABSTAIN: Councilmembers None (0) NOT PRESENT: Councilmembers None (0) CERTIFICATE OF ATTESTATION AND ORIGINALITY I, DAISY GOMEZ, Clerk of the Council do hereby attest to and certify the attached Resolution No. 2020-021 to be the original resolution adopted by the City Council of the Citv of Santa Ana on April 7, 2020. N Date T — Q — Daisy Gomez Clerk of the Council City of Santa Ana Resolution No. 2020-021 Page 2 of 3 �St:FtllYAsi c�u irlfiT.ePTi ii VAC ARNUR'HLV EL GENa EXISTING SOUTH COAST PERMIT PARKING DISTRICT -PROPOSED EXPASNION TO SOUTH COAST PERMIT PARKING DISTRI EXHIBIT I SANTA ANA PWA SOUTH COAST r., PERMIT PARKING DISTRICT """c'a°` AccHcr PAGE I OF I Resolution No. 2020-021 Page 3 of 3 135 NEl. Yj .a RESOLUTION NO. 93-076 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA ANA ESTABLISHING THE SANDPOINTE PERMIT PARKING DISTRICT WHEREAS, pursuant to Article XI (commencing with Section 36- 480) of Chapter 36 of the Santa Ana Municipal Code, the City Council of the City of Santa Ana is authorized to adopt a resolu- tion establishing Permit Parking Districts wherein parking restrictions apply to all vehicles except vehicles which have been issued parking permits pursuant to said Article; and WHEREAS, this Council finds and determines that the Sandpointe residential neighborhood is in need of a Permit Parking District in order to protect its integrity against the intrusion of vehicular parking by residents and guests of multiple -family residential developments on Main Street and MacArthur Boulevard; NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF SANTA ANA AS FOLLOWS: 1. The Sandpointe Permit Parking District is hereby established, to consist of that area of the City of Santa Ana r� bounded on the north by Alton Avenue between Flower Street and Sycamore Street and Columbine Avenue between Sycamore Street and Main Street, on the east by Sycamore Street between Alton Avenue and Columbine Avenue and Main Street between Columbine Avenue and Sunflower Avenue, on the south by Sunflower Avenue and on the west by Flower Street. Said district includes the said portions of Alton Avenue, Sycamore Street and Columbine Avenue, but does not extend to or include the said portions of Main Street, Sunflower Avenue and Flower Street. 2. The parking restrictions imposed pursuant to said Article XI and this Resolution shall apply to any block within the Sandpointe Permit Parking District only after a petition signed by the owners of seventy --five percent (75%) or more of the residential lots abutting such block have filed a petition with the Executive Director of the Public Works Agency expressing their desire for such parking restrictions, and after signs indicating the parking restrictions on such block have been erected in accordance with said Article XI. 3. No person shall park any vehicle at any time on any portion of any street within the Sandpointe Permit Parking District as to which signs have been erected indicating the application of permit parking restrictions, except persons and vehicles exempted from such parking restrictions pursuant to said Article XI and this resolution. 1 127 RESOLUTION 93-076 Page 2 4. Permit parking restrictions in the Sandpointe Permit Parking District shall not apply to the side of any street adjacent to any non-residential use or to any multi -family use having more than four dwelling units. 5. Persons entitled to a permit to park in locations subject to permit parking restrictions pursuant to this resolu- tion include and are limited to the following: (a) Any person who is licensed to drive a motor vehicle and who resides in a single-family dwelling located in the Sandpointe Permit Parking District, provided that not more than three permits may be issued at any one time to the residents of any one such dwelling unit. (b) Any person who is licensed to drive a motor vehicle and who resides in a multiple -family dwelling located on any lot in the Sandpointe Permit Parking District which does not have more than four dwelling units located on it, provided that not more than one permit may be issued at any one time to the residents of any one such dwelling unit. 6. The Executive Director of the Public Works Agency is authorized to establish rules for the issuance of guest parking permits to residents of the Sandpointe Permit Parking District and to issue or deny such permits in accordance therewith. Such rules shall be designed to limit guest parking privileges as appropriate to provide sufficient parking for resident parking permit holders. Such rules may be revised from time to time as circumstances require. ADOPTED this 7th day of September 1993. ATTEST: ' Daniel H. Young UMayor an'ce y rk f� Xe Council CILMEMBERS: Young Aye APPROVED AS TO FORM: Pulido Aye Lutz Aye Mills Aye Moreno Aye Norton Aye Edward . C&Qrdr Richardson Absent City Attorney 2 CERTIFICATE OF ORIGINALITY & PUBLICATION State of California County of Orange 1, JANICE C. GUY, Clerk of the Council, do hereby certify the attached Resolution !?3 — O 7 (a _ to be the original resolution adopted by the City Council of the City of Santa Ana on q— 7— ?3 Date: fz���-3 of 0 Council of Anta Ana r Al TON AVE. } LILLIE r-iARVEY AVE. l XlNC BHA VE z ;vac ARTHUR �� w E. T, fNrRMEOIATE A CAROL AVE. m SCHOOL r . S�ERR F v L'i PARE (SIERRA R. � Cr ul 1 I ( COLUMBINE AVE AV . r C J R I E AVE."' �� r In � �n L o m BELL AVE. 7C /m _ ( ALPINE AVE. Jr l�E MAC ARTHUR �GUILEVARO -� F-- I JUNIPER AVE.�IJNiPER E. c c~n� Ul m t LLJ �- Z� ORION( '� �� a Wvc.'w 1. 0 UU— U AHY a z 1AU_RP,�. AVE. < < O a r ^ ! 1U AURORA AVE. �' -� a �I A R RA �o� / AUROR Av KELLER KELLER ( aVE. i�� II r JUf Q NOBEL �1 a TAFT A v NC) _ ELEM. Q SCHOOL (STEVENS —AVE (n STEVENS) STE'/ENS' I AVE.�J UNEI c avkNH LEGEND: —• — — —- — SANDPOINTE PERMIT PARKING DISTRICT BOUNDARY .77 % BLOCKS QUALIFIED FOR PERMIT PARKING City Council Title: BAHYA ANA Agenda Date SANDPQINTE PERMIT p�1 Sept. 7 1993 PARKING DISTRICT i EXHIBIT 1 307 c1s:9-07-00 RESOLUTION NO. 2000-062 THE RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA ANA ESTABLISHING THE SOUTH METRO PERMIT PARKING DISTRICT BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF SANTA ANA AS FOLLOWS: SECTION 1: The City Council of the City of Santa Ana hereby, finds, determines and declares as follows: A. Section 22507 of the Vehicle Code of the State of California authorizes a city to prohibit stopping, parking or standing of vehicles on certain streets and to establish a permit system exempting residents, merchants and guests from the prohibition. B. Pursuant to Article XI (commencing with Section 36-480) of Chapter 36 of the Santa Ana Municipal Code, (hereinafter "Article XI") the City Council of the City of Santa Ana is authorized to adopt a resolution establishing Permit Parking Districts wherein parking restrictions apply to all vehicles except vehicles which have been issued parking permits pursuant to said Article. C The South Metro residential neighborhood is in need of parking restrictions to protect its integrity from the intrusion of vehicular parking incidental to commercial and governmental activities, to allow for adequate emergency vehicle access, to counter the visually blighting effect of highly intensive on - street parking, and to discourage overcrowding of dwelling units. SECTION 2: The South Metro Permit Parking District is hereby established, to consist of that area of the City of Santa Ana generally bounded on the north by Warner Avenue, on the east by Bristol Street, on the south by Sunflower Avenue and City limits, and on the west by Fairview Street, as more particularly depicted in Exhibit 1, attached hereto and incorporated herein by reference. SECTION 3: The parking restrictions imposed pursuant to Article XI and this Resolution shall apply to any block within the South Metro Permit Parking District only after a petition signed by the owners of sixty-six percent (66%) or more of the residential lots abutting such block have filed a petition with the Executive Director of the Public Works Agency expressing their desire for such parking restrictions, and after signs indicating the parking restrictions on such block have been erected in accordance with Article XI. SECTION 4: No person shall park any vehicle at any time on any portion of any street within the South Metro Permit Parking District as to which signs have been erected Resolution No. 2000-062 Page 1 of 3 308 indicating the application of permit parking restrictions, except persons and vehicles exempted from such parking restrictions pursuant to Article XI and this resolution. SECTION 5: As indicated by posted signs, permit parking restrictions in the South Metro Parking District do not include sections of streets that abut the front of non- residential and multi -family uses with more than four dwelling units. SECTION 6: Persons entitled to a permit to park in locations subject to permit parking restrictions pursuant to this resolution include and are limited to the following: a) Any person who is licensed to drive a motor vehicle and who resides in a single-family dwelling located in the South Metro Permit Parking District, provided that not more than three permits may be issued at any one time to the residents of any one such dwelling unit. b) Any person who is licensed to drive a motor vehicle and who resides in a multi -family dwelling located on any lot in the South Metro Permit Parking District which does not have more than four dwelling units located on it, provided that not more than one permit may be issued at any one time to the resident of anyone such dwelling unit; and provided further, that the Executive Director of the -Public Works Agency may waive the foregoing limitation on the number of dwelling units on a lot if he determines that its application in a particular case would cause extreme hardship on the residents of such dwelling units due to a severe inadequacy of on -site parking. SECTION 7: The Executive Director of the Public Works Agency is authorized to establish rules for the issuance of guest parking permits to residents of the South Metro Permit Parking District and to issue or deny such permits in accordance therewith. Such rules shall be designed to limit guest parking privileges as appropriate to provide sufficient parking for resident parking permit holders. Such rules may be revised from time to time as circumstances require. ADOPTED this 1 e day of September, 2000. ATTEST: Patricia E. Healy Clerk of the Council Resolution No. 2000-062 Page 2 of 3 309 COUNCILMEMBERS Pulido Aye Lutz Aye Bist Aye Christy Aye Franklin McGuigan _Aye Ate_ Moreno Absent APPROVED AS TO FORM: Joseph W. Fletcher, City Attorney By Cristine L. Shaw Deputy City Attorney CERTIFICATE OF ORIGINALITY I, PATRICIA E. HEALY, Clerk of the Council, do hereby certify the attached Resolution No. 2000-062 to be the original resolution adopted by the City Council of the City of nta Ana on September 18, 2000. Date: ?ICVJ� (/- -Clerk of the Council City of Santa Ana Resolution No. 2000-062 Page 3 of 3 311 7D ----- SOUTH METRO PARKING DISTRICT BOUNDARY ENCr EF.RwC%7R A FFIC\PERMIT PARKING\ALLNSTNIC IF ACTS\PENDINGDISTRLTS\SDUTRMESTEKI.DGN / SANTA ANA COUNCIL AGENDA Pl�j OATS: Y r SEPTEMBER 1B, 2000 SOUTHMETRO PARKING DISTRICT MAP PUBLIC WKS AGENCY EXH17IT 1 Exhibit 19 - Consistent and Supportive General Plan Goals, Policies, and Implementation Actions • Goal M-4: Transportation, Land Use, and Design. Coordinated transportation planning efforts with land use and design strategies that encourage sustainable development and achieve broader community goals. o Policy M-4.1 Intense Development Areas. Program multimodal transportation and public realm improvements that support new development in areas along transit corridors and areas planned for high intensity development. o Policy M-4.7 Parking. Explore and implement a flexible menu of parking options and other strategies to efficiently coordinate the response to parking demands. o Action M-4.4 Residential parking. Reevaluate the Residential Permit Parking Program to ensure it complies with state law and best practices. • Goal M-5: Sustainable Transportation Design. A transportation system that is attractive, safe, state-of-the-art, and supports community, environmental, and conservation goals. o Action M-5.7 Parking Management Strategies. Evaluate parking management strategies, such as parking assessment districts, to facilitate parking in areas programmed for future development. • Goal LU-3: Compatibility of Uses. Preserve and improve the character and integrity of existing neighborhoods and districts. o Action LU-3.9 Parking. Through City Interagency collaboration, develop parking management strategies to support the Land Use Plan and reduce dependency on single -passenger vehicles, considering the parking needs for existing development and future activity nodes, changes in automotive technologies and car usage trends, and options for City -operated facilities. Explore parking strategies through pilot projects. • Goal HE-1: Housing and Neighborhoods. Livable and affordable neighborhoods with healthy and safe housing conditions, community services, well -maintained infrastructure, and public facilities that inspire neighborhood pride and ownership. o Policy HE-1.5 Infrastructure and Public Services. Provide quality community facilities, physical infrastructure, traffic management and parking control, and other public services to promote the livability, safety, and vitality of neighborhoods. o Policy HE-1.10 Parking Management. Support innovative and creative strategies that proactively minimize parking impacts and deficiencies within residential neighborhoods, including parking management requirements, installation of parking lifts, and incentives for active transportation. Page 1 of 2 Exhibit 19 - Consistent and Supportive General Plan Goals, Policies, and Implementation Actions o Action HE-28.13 Reevaluate the Residential Parking Permit Program to provide an equitable citywide permit -parking program that incorporates best practices and complies with state law. The proposed resolution amending Resolution No. 91-088, Resolution No. 93-076, and Resolution No. 2000-062 amendment to the Residential Permit Parking program supports and is consistent with these General Plan goals and policies of the Mobility Element, Land Use Element, and Housing Element. Addressing relevant permit parking programs and parking impacts constitutes implementation of the General Plan, specifically of the Mobility Element, Land Use Element, and Housing Element. Page 2of2 4 'nl':':'.e` :'.4 , % CITY OF SANTA ANA Planning and Building Agency 20 Civic Center Plaza • P.O. Box 1988 Santa Ana, California 92702 www.santa-ana.org/pba NOTICE OF PUBLIC HEARING BEFORE THE CITY COUNCIL OF THE CITY OF SANTA ANA, CA The City of Santa Ana encourages the public to participate in the decision -making process. The following notice is being provided so that you can ask questions, make comments, and stay informed about projects that might be important to you. We encourage you to contact us prior to the Public Hearing if you have any questions. NOTICE IS HEREBY GIVEN - The City Council of the City of Santa Ana will hold a public hearing to receive public testimony and will take action on the item described below. Project Location: The 41-acre site generally referred to as 3600 South Bristol Street located within the General Commercial (C2) and Commercial Residential (CR) zoning districts Project Applicant: Steven Oh with RCR Bristol LLC (Applicant) on behalf of Greenville Ranch LLC, BSG West Bristol LLC, and MCG Bristol West LLC (Property Owners) Proposed Project: Applicant is requesting approval of various entitlements to facilitate the establishment of a new Specific Plan (SP) and construction of a new, mixed -use urban village. The SP proposes up to 3,750 residential units, 200 units of senior continuum of care living, a 250 room key hotel (approximately 150,000 square feet), 350,000 square feet of commercial space, and approximately 13.1 acres of publicly accessible open space. The entitlements include an amendment (zone change) application (AA No. 2023-03), tentative tract map (TM No. 2023-01), and development agreement (DA No. 2023-02). The requested actions also require an overrule of the John Wayne Airport Land Use Commission's determination of inconsistency for the project with the Airport Environs Land Use Plan. Environmental Impact: Pursuant to the California Environment Quality Act (CEQA), the project requires preparation of a Draft Supplemental Environmental Impact Report (EIR) (State Clearinghouse Number 2020029087) that analyzes the potential impacts of the project and identifies measures to mitigate the environmental effects. The EIR concludes that the proposed project would require mitigation related to Air Quality, Cultural Resources, Geology and Soils, Greenhouse Gas Emissions, Hazards and Hazardous Materials, Hydrology and Water Quality, Noise, Transportation, and Tribal Cultural Resources. Impacts related to Air Quality and Recreation would remain significant and unavoidable after mitigation. Action Taken by the Planning Commission on August 12, 2024: Recommended that the City Council adopt a resolution to (1) certify the Final Supplemental Environmental Impact Report (SEIR) No. 2022-01 (SCH No. 2020029087), including adoption of environmental findings of fact pursuant to the California Environmental Quality Act, (2) adopt of a Statement of Overriding Considerations, (3) adopt the Mitigation Monitoring and Reporting Program, and (4) approve the Project; Adopt an ordinance approving Amendment Application No. 2023-03 to establish the Related Bristol Specific Plan No. 5 and to approve a zone change for the Property located at 3600 Bristol Street from General Commercial (C2) and Commercial Residential (CR) to Related Bristol Specific Plan (SP No. 5); Adopt an ordinance approving Development Agreement No. 2023-02; Adopt a resolution approving Vesting Tentative Tract Map No. 2023-01 (County Map No. 19272), as conditioned; and Adopt a resolution overruling the Orange County Airport Land Use Commission's determination that the Related Bristol Specific Plan is inconsistent with the Airport Environs Land Use Plan, including supportive findings VOTE: 7-0 (Ayes: Commissioners Benninger, Escamilla, Leo, Oliva, Pham, Ramos, Woo). Meeting Details: This public hearing will be held on Tuesday, September 17, 2024, at 5:30 p.m., or as soon thereafter as the matter may be heard, in the City Council Chamber, 22 Civic Center Plaza, Santa Ana, CA 92701. Members of the public may attend this meeting in -person or join via Zoom. For the most up to date information on how to participate virtually in this meeting, please visit https://www.santa-ana.org/agendas-and-minutes/. Written Comments: If you are unable to participate in the meeting, you may send written comments by e-mail to eComment(a)_santa-ana.org (reference the Agenda Item # in the subject line) or mail to Jennifer L. Hall, City Clerk, City of Santa Ana, 20 Civic Center Plaza — M30, Santa Ana, CA 92701. Deadline to submit written comments is 4:00 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the City Council but will be made part of the record. Where To Get More Information: All staff reports regarding any item on this agenda are available for public inspection in the City Clerk's Office during regular business hours and posted on the City's website the Tuesday before a Council meeting at: https://www.santa-ana.org/agendas-and-minutes/. Who To Contact For Questions: Should you have any questions, please contact Ali Pezeshkpour with the Planning and Building Agency at APezeshkpour(a_santa-ana.org or (714) 647-5882. Note: If you challenge the decision on the above matter in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the City Council of the City of Santa Ana at, or prior to, the public hearing. Si tiene preguntas en espanol, favor de Ilamar a Nuvia Ocampo (714) 667-2732. Neu can lien lac bang tieng Viet, An dien thoai cho Tony Lai so (714) 565-2627. 2,000-FOOT RADIUS NOTIFICATION MAP z o GARRYs{ 4 YRO 7RI MP ` w R w a w',CAR „ I a L N i Hilt/ MDD f a� CARD ALTON - J J LH F ,,,� �.-� w URIE , _ .� 2 cn 6ELL LL * r ALP NIPAR J NIPtR N f 4Q .r' O LC41 y R AU W UL r _ XE'LLER NN DE 4 p t i� A 2 A se Sw m..a. , 3• P" 1LE3 SPA � � ir RUZ q GAR Ti N a T4ll+N CE IFR NE 2OW Radius Map R Ll 3fl0' flurslde Ciry l Imirx 3WO Bristol St q ' Santa Ana CA 412-11 i-12, 13, 14,16, ANTON 17, 22, 24, 25, 26 & 27 Prepared 0120/2024 u by Fgress Mapping 1 I4 1 inch= 400 Fec-t � Fr2 Ram} Ramp Ramp Ramp Inke= S,geft�" MAYOR Valerie Amezcua MAYOR PRO TEM Thai Viet Phan COUNClLMEMBERS Phil Bacerra Johnathan Ryan Hernandez Jessie Lopez David Penaloza Benjamin Vazquez CITY OF SANTA ANA CITY CLERK'S OFFICE 20 Civic Center Plaza • P.O. Box 1988 Santa Ana, California 92702 www.santa-ana.org NOTICE OF CONTINUANCE PUBLIC HEARING BEFORE THE CITY COUNCIL SANTA ANA, CALIFORNIA CITY MANAGER Alvaro Nunez CITY ATTORNEY Sonia R. Carvalho CITY CLERK Jennifer L. Hall PURSUANT TO GOVERNMENT CODE § 54955.1, notice is hereby given that the City Council of the City of Santa Ana continued the public hearing noticed for September 17, 2024 to October 1, 2024 to consider the Amendment Application (Zone Change) No, 2023-03, Development Agreement No. 2023-02, Vesting Tentative Tract Map No. 2023- 01, and Overrule of the Orange County Airport Land Use Commission's Determination of Inconsistency for the Related Bristol Specific Plan Entitlements and Development Agreement (3600 S. Bristol Street) and Resolution Modifying Parking Districts in the Surrounding Area. RESOLUTION NO. 2024-XXX entitled A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA ANA (1) CERTIFYING THE FINAL SUPPLEMENTAL ENVIRONMENTAL IMPACT REPORT FOR THE RELATED BRISTOL SPECIFIC PLAN PROJECT (SCH NO. 2020029087), (2) ADOPTING ENVIRONMENTAL FINDINGS OF FACT AND STATEMENT OF OVERRIDING CONSIDERATION CONSIDERATIONS FOR THE PROJECT PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT, AND (3) ADOPTING THE MITIGATION MONITORING AND REPORTING PROGRAM RESOLUTION NO. 2024-XXX entitled A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA ANA, CALIFORNIA, OVERRULING THE ORANGE COUNTY AIRPORT LAND USE COMMISSION'S DETERMINATION THAT THE PROPOSED RELATED BRISTOL SPECIFIC PLAN IS INCONSISTENT WITH THE AIRPORT ENVIRONS LAND USE PLAN FOR JOHN WAYNE AIRPORT, INCLUDING SUPPORTIVE FINDINGS ORDINANCE NO. NS-XXXX entitled AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SANTA ANA APPROVING AMENDMENT APPLICATION NO. 2023-03 TO ESTABLISH THE RELATED BRISTOL SPECIFIC PLAN (SP NO. 5) AND TO APPROVE A ZONE CHANGE FOR THE 41-ACRE SITE GENERALLY LOCATED AT 3600 BRISTOL STREET FROM GENERAL COMMERCIAL (C2) AND COMMERCIAL RESIDENTIAL (CR) TO RELATED BRISTOL SPECIFIC PLAN (SP NO. 5) SANTA ANA CITY COUNCIL Valerie Amezcua Thai Viet Phan Benjamin Vazquez Jessie Lopez Phil aacefra Johnathan Ryan Hemandez ❑arid Penaloza Mayor Mayor Pro Tern, Ward 1 Ward 2 Ward 3 Ward 4 Ward 5 Ward 6 Yamezcu@ sania-ana.c, tphan(msanta-ana am byaz4Wezldl$anta-anaom ie�elupezC&sanla-ana.orq pbacerra(a]sarlla-anam jryanhemandezfa)ssnta-ana.orp d enaleza santa-ana or ORDINANCE NO. NS-XXXX entitled AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SANTA ANA APPROVING DEVELOPMENT AGREEMENT NO. 2023-02 FOR A MIXED -USE DEVELOPMENT, KNOWN AS THE RELATED BRISTOL SPECIFIC PLAN PROJECT, AT 3600 BRISTOL STREET BETWEEN THE CITY OF SANTA ANA AND GREENVILLE RANCH LLC, BSG WEST BRISTOL LLC, AND MCG BRISTOL WEST LLC RESOLUTION NO. 2024-XXX entitled A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA ANA APPROVING VESTING TENTATIVE TRACT MAP NO. 2023-01 (COUNTY MAP NO. 19272), AS CONDITIONED, FOR A MIXED -USE. DEVELOPMENT, KNOWN AS THE RELATED BRISTOL SPECIFIC PLAN PROJECT, AT THE 41-ACRE SITE GENERALLY LOCATED AT 3600 BRISTOL STREET RESOLUTION NO. 2024-XXX entitled A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA ANA AMENDING RESOLUTION NO. 91-088, RESOLUTION NO. 93-076 AND RESOLUTION NO. 2000-062 REGARDING PERMIT PARKING DISTRICT PETITIONS The matter will be considered on Tuesday, October 1, 2024 at 5:30 P.M., or as soon thereafter as the matter may be heard, in the City Council Chamber, 22 Civic Center Plaza, Santa Ana, California. Members of the public may attend this meeting in - person or join via Zoom. For the most up to date information on how to participate in this meeting, please visit https://www.santa-ana.org/age,ndas-and-minutes/. NOTE: If you challenge the decision on the above matter, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the City Council of the City of Santa Ana at, or prior to, the public hearing. Si tiene preguntas en espanol, favor de Ilamar a Nuvia Ocampo (714) 667-2732. Neu can lien lac bang tieng Viet, xin dien thoai cho Tony Lai so (714) 565-2627. Please contact the Planning and Building Agency at (714) 667-2780 with any questions. nnifer a11; CMC City Clerk SANTA ANA CITY COUNCIL Valerie Amezcaa Thai Viet Phan Benjamin Vazquez Jessie Lopez Phil Bacerra Johnafflan Ryan Hemandez David Pi Mayor Mayor Pro Tom. Ward 1 Ward 2 Ward 3 Ward 4 Ward 5 War yamezwa(g75anta-aria. orq 1phan( sanEa-ana_orq hyazauez(R15anta-ana.ora Iessielopezl�o75afltd _ana�orq phacerraAsanta-anaAYq anhemandez santa-ana.o dpenalaza,,Q Exhibit 21: City Council Questions to Applicant from September 17, 2024 Hearing 1. Why is only one hotel planned for the project? Applicant's Response: Related's professional assessment of the market is that the Project can only reasonably support one hotel. Our assessment is informed by our company's extensive experience developing hotels throughout the country, including The Conrad in Los Angeles, which we completed in 2022, comprehensive market data on the South Coast Metro and John Wayne Airport hospitality submarket, input from various hotel operating partners, and the current state of the hospitality industry and capital markets. While we are excited to be pursuing a hotel at Related Bristol, it will be the most ambitious and challenging component of the project to realize. This can be attributed to a combination of factors including: the increasing cost of construction, escalating cost of hotel operations, softening in business travel demand as the economy continues to shift to a hybrid work environment that promotes online versus in - person meetings, and a backdrop of a highly competitive and well supplied hospitality submarket that already has 12,000 hotel rooms. Related is very concerned that the inclusion of a second hotel will render the first hotel financially infeasible as investors and lenders on the first hotel will perceive the second hotel as unacceptable competition that will take business away from the first hotel and jeopardize their investment. The average daily room rate of full -service hotels in this submarket is approximately $220/night whereas new construction would require rates approaching $400/night for feasibility. The addition of a second hotel would only further soften the market and add downward pressure on the rates achievable at the first hotel. Segmentation and differentiation of two hotels on the same property would be difficult to accomplish and we believe the second hotel would cannibalize business from the first hotel. It is worthwhile noting, however, that Related Bristol's specific plan does contain flexibility to convert uses that could potentially facilitate a second hotel should the economic fundamentals and market conditions significantly improve. However, our professional assessment is that a second hotel is infeasible for the foreseeable future and should not be included in order to protect the feasibility of the first. Following receipt of the Applicant's response, the City has added the following additional information for the City Council's consideration: During the Ad Hoc Committee negotiations, Related discussed the challenges associated with developing a financially feasible a hotel at the site as reflect in their response above. The Ad Hoc Committee considered the information and focused on the Applicant committing to pursuing an upscale high -quality hotel that is not currently available in Santa Ana. As reflected in the Development Agreement Section 4.2.4, the Applicant is committing to pursuing and securing a minimum of four -star class hotel. Similar hotels in area with a four -star rating include the Westin South Coast Plaza, Avenue of the Arts, the Hilton Orange County, and the Marriott. Four -star hotels are large, upscale establishments, fully staffed and offer special services and amenities, including concierge Page 1 of 3 Exhibit 21: City Council Questions to Applicant from September 17, 2024 Hearing services, 24-hour reception, fine dining and onsite restaurants, room service, multiple pools and hot tubs, high-class fitness centers, bellhops, valet parking and transportation, day spas, meeting and conference facilities, business centers, and an array of special suites. The Specific Plan has also been structured with the flexibility of allowing for additional hotels to be constructed on the site without requiring additional analysis subject to approval by the Planning Commission. 2. How many units will be for sale, if any, and why? Applicant's response: Related Bristol is situated on land that has been owned since 1903 by one of the original pioneering farming families of Orange County, the Callens Family ("The Family"). Their stake in this community and in this City goes back to the beginnings of the City of Santa Ana and Orange County. The Callens family have been the stewards of the land for over a century, the land is a family heirloom which, they intend to own for perpetuity and do not want to sell any part of the property, whether to Related or to future homeowners. As such, the Related Bristol project is subject to a 99-year ground lease with The Family. For -sale housing on a ground lease with on -going ground lease payment obligations causes for -sale housing to be financially infeasible. While ground lease for -sale housing has been done on a limited scale in the past, that product and financing was produced decades ago in a different financial market which does not exist today. Financing and investor interest is not available for for -sale housing on a ground lease in this location. Related Bristol's ground lease would obligate a home buyer to make annual ground lease payments in addition to their annual cost of home ownership. Historically, the value of homes on ground leases underperform the market in relation to homes on fee simple land. The value of ground lease homes declines over time as the remaining ground lease term shortens and the home ages, eventually reaching zero at the end of the lease unless extended. These fact patterns significantly diminish the marketability and appeal of such homes given buyers have other choices (i.e., homes on fee simple land), and subsequently, lenders, buyers, and investors elect to not invest. Due to the declining nature of the value of these homes over time, for sale homes on a ground lease are not an effective tool for creating generational wealth. The City of Santa Ana approved the South Bristol Corridor General Plan Amendment and did not differentiate between for -sale or for -rent residential units. From a legal perspective, the applicant has presented a General Plan complaint project, which is why a General Plan Amendment is not required to implement the project. Page 2 of 3 Exhibit 21: City Council Questions to Applicant from September 17, 2024 Hearing While Related would consider a for -sale component on the project were Related purchasing the project site in fee simple, for the salient reasons described above, Related Bristol has not proposed any for -sale homes at this time. Following receipt of the Applicant's response, the City has added the following additional information for the City Council's consideration: The Ad Hoc Committee discussed the challenges that the project presented because the property will continue to be owned by the underlying owners, not Related. These challenges impacted negotiations related to the open space, the value of the land and ultimately the amount of the community benefit payment and recordation of the DA against the property. 3. Will the new grocery store be a Vons store or one of similar quality that is associated with union labor? Applicant's response: Pursuant to the Development Agreement, Related has committed to include a full-scale grocer of at least 35,000 square feet within the first two phases of the project. Related understands that the full-scale grocer is important to the immediate community and we are committed to including one in the Project. We are prepared and committed to engage with Vons, the existing onsite grocer, to extend their existing lease as soon as the project is approved. We are grateful that Vons has expressed early interest in the new project and has supported our project in writing and verbally in the past, most recently at the City Council hearing on September 17t" As construction of the full-scale grocer retail space nears completion, Related will solicit interest from various grocer operators, including the Albertsons Corporation which owns Vons. Related welcomes a Vons, Albertson, Ralphs, or a similar operator, and will solicit their respective interests once there is an actual space and design for them to consider. While Related welcomes the interest of union grocers, Related, as the Ground Lessor, is not involved nor can we dictate whether or not such grocer operator is union or non -union, or which grocer brand they wish to operate. If the project's grocer was required to be union, and such a union grocer wasn't interested or we were unable to reach a mutually agreeable lease, the Project would not be able to fulfill our obligation to the Community to include a full-scale grocer and the Project would risk being in legal default of the Development Agreement. This exact scenario occurred on another project in San Francisco more than twenty years ago and the developer ultimately sued the City and won. We want to structure Related Bristol for success and avoid repeating the mistakes of the past. The build -out of this project will occur over a decade and no one can predict what the state of the rapidly -changing grocery landscape will look like when the new store is ready to be occupied. Page 3 of 3 Exhibit 22: City Council Questions to Staff from September 17, 2024 Hearing 1. How will the truck construction routes be established? Do we know where they will be? Will there be time restrictions on truck travel? How will residents be notified of the restrictions? The Mitigation Monitoring Reporting Program (MMRP) of the project's Supplemental Environmental Impact Report (SEIR) authorizes to the City's Public Works Agency to define the allowable truck routes for the project. The precise route is generally determined during the implementation phase of development. Responsive to the Council direction and to address public concerns expressed during the public hearing, Staff is recommending that the City Council consider specifying the following restrictions to be added to the draft Specific Plan in Chapter 6.0 — Implementation, as follows: Trucking and Construction Hauling During Project Construction: Travel Restrictions: Trucks can only use truck routes designated in the General Plan Mobility Element that are located directly along the project site to travel to and away from the site. Direct Path Requirement. Trucks must take the shortest and most direct route to and away from the site to nearest freeway on- and off -ramps. Residential Proximity Limits: Trucks are prohibited from using those routes to travel to and away from the site if there are residential uses fronting the street or are located within 300 feet of the street. Noise Restrictions: All noise sources associated with construction and truck hauling activities shall not take place between the hours of 8:00 p.m. and 7:00 a.m. on weekdays, including Saturday, or any time on Sunday or a federal holiday. Site Posting & Notification Requirements: Applicant shall notify in writing to all contractors requiring compliance with the above restrictions and shall post the name and 24-hour contact phone number for reporting of issues consistent with the requirements of Section 6.2.10(5) of the Specific Plan. An advance notice providing the 24-hour contact information for this site shall be mailed to all tenants and property owner within a 1,000-foot radius at least 30 days prior to the start of each of the three major construction phases of the project as identified in the Specific Plan. 2. Does the City have an equitable plan or idea on how the $22 million community benefit revenue will be used? The budgeting and spending of the $22 million community benefit payment will be implemented through the City Council's annual budget adoption process. Page 1 of 4 Exhibit 22: City Council Questions to Staff from September 17, 2024 Hearing During its public hearing and consideration of the item on August 12, 2024, the Planning Commission recommended formation of a citizen oversight committee to make recommendations to the City Council on the budgeting and spending of the $22 million community benefit payment; this recommendation is documented in the September 17, 2024 City Council staff report prepared for the item. 3. Can staff include establishment of an oversight committee for the project? A revision can be made to Staff Report Exhibit 4 (Ordinance approving the Development Agreement) to establish a citizen oversight committee. The necessary revision would be implemented by modifying Section 3 with a new sentence to read: The spending of the Community Benefit Payment or similar payment to the City for public benefits referenced by the Development Agreement shall be overseen through a Citizen Oversight Committee, whose formation, structure, purpose, and membership shall be established by Resolution of the City Council, and who shall make recommendations to the City Council prior to budgeting and spending of the first Community Benefit Payment or similar payment by the City, and through subsequent recommendations thereafter prior to the budgeting and spending of the Community Benefit Payments. 4. How will traffic signals be impacted by construction? The traffic study identified the need for 7 traffic signal improvements which are to be fully funded by the developer. Additionally, there are 6 other impacted intersections where the developer is only responsible for a share of the cost of improvements. The table below summarizes the requirements. Location Improvement Developer's (New Signal or Cost Share Upgrade of existing) Plaza & Callen New 100% Common Plaza & MacArthur Upgrade 100% New 100% Sunflower & Paseo Bristol & MacArthur Upgrade 100% Bristol & Callens Upgrade 100% Bristol & Driveway New 100% Bristol & Sunflower Upgrade 100% Page 2 of 4 Exhibit 22: City Council Questions to Staff from September 17, 2024 Hearing Location Improvement Developer's (New Signal or Cost Share Upgrade of existing) Fairview & Segerstrom Upgrade Bristol & Segerstrom Upgrade Flower & Segerstrom Upgrade Flower & MacArthur Upgrade Main & MacArthur Upgrade Bear & SR-73 Upgrade 5. What issues did the Council ad hoc address? 2.51 % 6.7% 4.1 % 17.99% 15.65% 6.31 % The Development Agreement (DA) addresses key terms of importance to the community in accordance with California Government Code Section 65864 et seq. Specifically, the DA addresses the following priorities of the City Council Ad Hoc committee that was formed in October 2023 to address the DA's deal points: • Recordation • Term (Duration of the DA) and Extension • Timing (Phasing of the project) • Community Benefits, including the $22 million community benefit payment • Hotel Economic Benefits • Open Space • Inclusionary Housing Additional information and analysis of these deal points is contained within the September 17, 2024 City Council staff report prepared for the item, including Exhibits 4 and 7 to the staff report. Throughout the duration of its ongoing meetings, the ad hoc committee evaluated additional considerations for the DA. Ultimately, the following items were discussed and were not included in the final recommended DA: • Two additional five-year term extensions • Local hire & active marketing • Business retention • Labor agreements • Multi -use community center or library • Police Department substation (ultimately included in the Specific Plan document, Section 6.2.12) Page 3 of 4 Exhibit 22: City Council Questions to Staff from September 17, 2024 Hearing Public art and a public art fee (public art design and locations ultimately addressed in the Specific Plan document, Section 5.11) Contribution of funding towards making repairs and upgrades to existing fire stations owned by the City "Green" building and site design features, such as water conservation, Leadership in Energy and Environmental Design (LEED) building designs, electric vehicle parking, electric appliances, photovoltaic panels, ecology and wellness, street improvements, utility enhancements, and traffic improvements (ultimately included in the Specific Plan document, Sections 5.8 and 5.9) Formation of an Enhanced Infrastructure Financing District (EIFD) Multiple options to comply with the Affordable Housing Opportunity Creation Ordinance (AHOCO) The ad hoc committee originally stood firm in negotiations on the fact that it encouraged Related to commit to entering into a Project Labor Agreement. Ultimately, it was decided that requiring such an agreement would unfairly impact discussions and negotiations between Related and the union representatives. Related assured the ad hoc committee that it would work with the unions and that upon presentation of the project to the City Council they would work to ensure that the unions supported the project as being in the best interests of the community and union workers. 6. Will the City's CWA requirements apply to the project? No; the City's CWA requirements only apply to public improvement projects and affordable housing projects that are built by the City or receive City funding. The public improvements required of the development are being built by the developer at the developer's cost with no funding from the City. However, the CWA does apply to City public improvement projects. As such, the CWA would apply to the offsite public infrastructure work that the City will generally construct, including work for which the Developer will pay a proportionate share of the costs. Public infrastructure anticipated by the City includes storm drain line extensions, street intersection improvements, water and sewer improvements, etc. The value of such improvements was previously estimated by DTA to be approximately $80 million. Page 4 of 4