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HomeMy WebLinkAbout7- AA19-04; TPM19-01;DA18-02_2800 N MAIN STREET This page left blank intentionally. EXHIBIT 1 LS 5.13.19 RESOLUTION NO. 2019-xx A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA RECOMMENDING TO THE CITY COUNCIL APPROVAL OF THE FOLLOWING: (1) ADOPT AN ADDENDUM TO THE ENVIORNMENTAL IMPACT REPORT FOR THE FASHION SQUARE COMMERCIAL CENTER PROJECT (SCH NO. 1983021103) AND RE- ADOPTION OF A MITIGATION MONITORING AND REPORTING PROGRAM (2) AMENDMENT APPLICATION NO. 2018-04; (3) DEVELOPMENT AGREEMENT NO. 2018-02; AND (4) TENTATIVE PARCEL MAP NO. 2018-01 AS CONDITIONED FOR THE PROJECT LOCATED AT 2800 N. MAIN STREET BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF SANTA ANA AS FOLLOWS: Section 1. The Planning Commission of the City of Santa Ana hereby finds, determines and declares as follows: A. MainPlace Shoppingtown, LLC (Applicant) is requesting approval of Amendment Application No. 2018-04 pursuant to Section 41-659 et seq. (Division 2 of Article V of Chapter 41) of the Santa Ana Municipal Code to redesignate the subject property from General Commercial (C-2) to Specific Plan No. 4 (SP-4). B. Applicant is also requesting approval of Development Agreement No. 2018- 02 for a development agreement between the City of Santa Ana and MainPlace Shoppingtown, LLC. C. Applicant is also requesting approval of Tentative Parcel Map No. 2018-01 as conditioned to subdivide the subject property into 10 developable parcels. D. On May 13, 2019, the Planning Commission of the City of Santa Ana held a duly noticed public hearing. During its deliberations, all interested persons were given full opportunity to be heard and present evidence, and the Planning Commission considered the environmental analysis and mitigation measures described in the draft Addendum to the Environmental Impact Report for the Fashion Square Commercial Center Project (SCH No. 1983021103) and Mitigation Monitoring and Reporting Program. E. The Planning Commission has reviewed the information presented in the Request for Planning Commission Action staff report dated May 13, 2019, including any and all attachments therein. F. As part of the recommended action, the City Council will take separate actions on the following: (1) Resolution approving and adopting Addendum to the Environmental Impact Report for the Fashion Square Commercial Center Project (SCH No. 1983021103) and Mitigation Monitoring and Reporting Program, attached and included herein as Attachment A; (2) Ordinance for Amendment Application No. 2018-04, attached and included herein as Attachment B; (3) Ordinance for Development Agreement No. 2018-02, attached and included herein as Attachment C; and (4) Resolution for Tentative Parcel Map No. 2018-01 as conditioned, attached and included herein as Attachment D. Section 2. The Planning Commission has independently reviewed and analyzed the draft Addendum to the Environmental Impact Report for the Fashion Square Commercial Center Project (SCH No. 1983021103) and Mitigation Monitoring and Reporting Program. The Addendum and Mitigation Monitoring and Reporting Program are included as Attachment A to the Request for Planning Commission Action dated May 13, 2019 for the project. Pursuant to CEQA Guidelines Section 15074(a), the Planning Commission considered the analysis and conclusion of the MND as well as the mitigations outlined in the Mitigation Monitoring and Reporting Program. The Planning Commission recommends, as a result of its consideration and the evidence presented at the hearings on this matter, that the City Council determine that, as required pursuant to the California Environmental Quality Act (CEQA) and the State CEQA Guidelines, the MND adequately addresses the expected environmental impacts of this project. On the basis of this review, the Planning Commission recommends that the City Council find that there is no substantial evidence from which it can be fairly argued that the project will have a significant adverse effect on the environment and the MND reflects the independent judgment and analysis of the City Council. Section 3. This Planning Commission of the City of Santa Ana after conducting the public hearing hereby recommends that the City Council adopts the Addendum to the Environmental Impact Report for the Fashion Square Commercial Center Project (SCH No. 1983021103) and re-adopts the Mitigation Monitoring and Reporting Program, consistent with Public Resources Code section 21081.6; make implementation of the Mitigation Measures contained in the Mitigation Monitoring and Reporting Program a condition of approval of the Project; adopt the Mitigation Monitoring and Reporting Program; and direct that the Notice of Determination be prepared and filed with the County Clerk of the County of Orange in the manner required by law; adopt an ordinance approving Amendment Application No. 2018-04; recommends that the City Council adopt an ordinance approving Development Agreement No. 2018-02; and recommends that the City Council adopt a resolution approving Tentative Parcel Map No. 2018-01 as conditioned to facilitate construction of the subject development. Section 4. 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, which approval will not be unreasonably withheld, 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. ADOPTED this 13th day of May, 2019. AYES: Commissioners: NOES: Commissioners: ABSENT: Commissioners: ABSTENTIONS: Commissioners: _______________________ Mark McLoughlin Chairperson APPROVED AS TO FORM: Sonia R. Carvalho, City Attorney By:________________________ Lisa Storck Assistant City Attorney CERTIFICATE OF ATTESTATION AND ORIGINALITY I, SARAH BERNAL, Commission Secretary, do hereby attest to and certify the attached Resolution No. 2019-xx to be the original resolution adopted by the Planning Commission of the City of Santa Ana on May 13, 2019. Date: ________________ ____________________________________ Commission Secretary City of Santa Ana This page left blank intentionally. ATTACHMENT A OF EXHIBIT 1 55394.00053\32005762.1 LS 5.13.19 CITY COUNCIL RESOLUTION NO. 2019-xx A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA ANA APPROVING AND ADOPTING AN ADDENDUM TO THE ENVIRONMENTAL IMPACT REPORT FOR THE FASHION SQUARE COMMERCIAL CENTER PROJECT (SCH NO. 1983021103) FOR THE MAINPLACE MALL TRANSFORMATION PROJECT AND RE-ADOPTION OF A MITIGATION MONITORING AND REPORTING PROGRAM WHEREAS, applicant MainPlace Shoppingtown, LLC (“Developer” or “Applicant”) proposes the MainPlace Mall Transformation Project (“MainPlace Project”) at 2800 N. Main Street (“Property”) in the City of Santa Ana (“City”); and WHEREAS, the Property is an approximately 49-acre property and the current site of the existing MainPlace Mall, an enclosed 2- to 3-story shopping center with approximately 1,130,000 square feet of commercial uses; and WHEREAS, the MainPlace Project seeks to revitalize the existing MainPlace Mall to adapt to changing market conditions, facilitate private investment, and provide a long- term development plan for the Property; and WHEREAS, the MainPlace Project proposes a full buildout at the Property of 1,400,000 square feet of commercial, 750,000 square feet of office, 400 hotel rooms, and 1,900 residential units; and WHEREAS, the entitlements sought for the MainPlace Project include adoption of a Specific Plan (Specific Plan No. 4), approval of a Tentative Parcel Map (Tentative Parcel Map No. 2018-01), and approval of a Development Agreement (Development Agreement No. 2018-02); and WHEREAS, in 1983, the City Redevelopment Agency certified the Final Environmental Impact Report (“1983 EIR”) for the Fashion Square Commercial Center Project (“Originally Approved Plan”), which analyzed the potentially significant environmental impacts of a mixed-use commercial center with 1,600,000 square feet of commercial space, 1,500,000 square feet of office space, and 1,200 hotel rooms; and WHEREAS, in 1996, Addendum ER 96-033 (“1996 Addendum”) to the 1983 EIR was prepared and approved to evaluate a then-proposed expansion of the Originally Approved Plan’s commercial uses; and WHEREAS, pursuant to the 1983 EIR as amended by the 1996 Addendum, the Property is currently entitled for up to 1,509,255 square feet of commercial, 1,500,000 square feet of office, and 400 hotel rooms (“Current Entitlements”); and 55394.00053\32005762.1 WHEREAS, the Current Entitlements could be developed without any further discretionary permits issued by the City; and WHEREAS, when compared against the Originally Approved Plan, the MainPlace Project represents a reduction of 200,000 square feet of commercial, a reduction of 750,000 square feet of office, a reduction of 800 hotel rooms, and the addition of 1,900 residential units; and WHEREAS, when compared against the Current Entitlements, the MainPlace Project represents a reduction of 109,255 square feet of commercial, a reduction of 750,000 square feet of office, no change in the number of hotel rooms, and the addition of 1,900 residential units; and WHEREAS, when compared against the existing MainPlace Mall, the MainPlace Project would permit the addition of 270,000 square feet of commercial, the addition of 750,000 square feet of office, the addition of 400 hotel rooms, and the addition of 1,900 residential units; and WHEREAS, pursuant to the California Environmental Quality Act (Public Resources Code section 21000 et seq.) (“CEQA”) and the State CEQA Guidelines (14 Cal. Code Regs. 15000 et seq.), the City is the Lead Agency for the MainPlace Project; and WHEREAS, pursuant to CEQA, when taking subsequent discretionary actions in furtherance of a project for which an EIR has already been certified, the Lead Agency is prohibited from requiring a subsequent or supplemental EIR unless at least one of the circumstances identified in Public Resources Code section 21166 or State CEQA Guidelines section 15162 are present; and WHEREAS, City staff has evaluated the MainPlace Project and considered whether, in light of the impacts associated with its development, any supplemental or subsequent environmental review is required pursuant to Public Resources Code section 21166 or State CEQA Guidelines section 15162; and WHEREAS, based upon the analysis contained in the MainPlace Mall Transformation Project EIR Addendum (“2019 Addendum”) City staff has concluded that none of the circumstances described in Public Resources Code section 21166 or State CEQA Guidelines section 15162 have occurred, and thus no supplemental or subsequent EIR is required; and WHEREAS, on May 13, 2019 at a duly noticed public hearing, the Planning Commission considered the 2019 Addendum and recommended its approval to the City Council; and WHEREAS, on June 4, 2019, at a duly noticed public meeting, the City Council has reviewed the Addendum, along with the information in the 1983 EIR and the 1996 Addendum, prior to taking action on the MainPlace Project; and 55394.00053\32005762.1 WHEREAS, all other legal prerequisites to the adoption of this Resolution have occurred. NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF SANTA ANA DOES RESOLVE, DETERMINE, FIND AND ORDER AS FOLLOWS: SECTION 1. The above recitals are true and correct and incorporated herein by reference. SECTION 2. State CEQA Guidelines section 15164 requires lead agencies to prepare an addendum to a previously certified EIR if some changes or additions to the project are necessary, but none of the conditions requiring preparation of a subsequent EIR are present. The City Council has reviewed and considered the 1983 EIR, the 1996 Addendum, and the 2019 Addendum, and finds that these documents taken together contain a complete and accurate reporting of all of the potential environmental impacts associated with the MainPlace Project. The City Council further finds that the 2019 Addendum has been completed in compliance with CEQA and the State CEQA Guidelines. The City Council further finds and determines that the Addendum reflects the City’s independent judgment. SECTION 3. Based on the substantial evidence set forth in the record, including but not limited to the 1983 EIR, the 1996 Addendum, and the 2019 Addendum, the City Council finds that an addendum is the appropriate document for disclosing the changes to the MainPlace Mall Property, and that none of the conditions identified in Public Resources Code section 21166 and State CEQA Guidelines section 15162 requiring subsequent environmental review have occurred, because: (a) The MainPlace Project does not constitute a substantial change that would require major revisions of the 1983 EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects. (b) There is not a substantial change with respect to the circumstances under which the MainPlace Project will be developed that would require major revisions of the 1983 EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of the previously identified significant effects. (c) New information of substantial importance has not been presented that was not known and could not have been known with the exercise of reasonable diligence at the time the 1983 EIR was certified or adopted, showing any of the following: (i) that the modifications would have one or more significant effects not discussed in the earlier environmental documentation; (ii) that significant effects previously examined would be substantially more severe than shown in the earlier environmental documentation; (iii) that mitigation measures or alternatives previously found not to be feasible would in fact be feasible and would substantially 55394.00053\32005762.1 reduce one or more significant effects, but the applicant declined to adopt such measures; or (iv) that mitigation measures or alternatives considerably different from those analyzed previously would substantially reduce one or more significant effects on the environment, but which the applicant declined to adopt. SECTION 4. The City Council hereby finds that certain mitigation measures identified in the 1983 EIR remain applicable to the MainPlace Project, while other mitigation measures are no longer applicable on the basis they have already been completed, or have been superseded by law. These findings are laid out more specifically in the Mitigation Monitoring and Reporting Program (“MMRP”) attached hereto as Exhibit A. The City Council therefore hereby re-adopts those mitigation measures identified as remaining applicable to the MainPlace Project, through the MMRP attached hereto and incorporated herein as Exhibit A. SECTION 5. The City Council hereby approves and adopts the 2019 Addendum, attached hereto and incorporated herein as Exhibit B. SECTION 6. 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, which approval will not be unreasonably withheld, 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 7. The City Council directs staff to prepare, execute and file a CEQA Notice of Determination with the Orange County Clerk’s Office within five working days of the City Council’s approval of the MainPlace Project. 55394.00053\32005762.1 SECTION 8. The 1983 EIR, the 1996 Addendum, and the 2019 Addendum, and any other documents and materials that constitute the record of proceedings upon which these findings have been based are on file and available for public review at Santa Ana City Hall, Planning and Building Agency, M20, 20 Civic Center Plaza, Santa Ana, California 92802. The custodian of these records is Norma Mitre, Acting City Clerk for the City. SECTION 9. The Clerk of the Council shall certify to the adoption of this ordinance and cause the same to be published in the manner prescribed by law. . ADOPTED this 4th day of June, 2019. AYES: Councilmembers: NOES: Councilmembers: ABSTAIN: Councilmembers: NOT PRESENT: Councilmembers: _______________________ Miguel A. Pulido Mayor APPROVED AS TO FORM: Sonia R. Carvalho, City Attorney By: ___________________________ Lisa Storck, Assistant City Attorney CERTIFICATE OF ATTESTATION AND ORIGINALITY I, NORMA MITRE, Acting Clerk of the Council, do hereby attest to and certify the attached Ordinance No. 2019-xx to be the original ordinance adopted by the City Council of the City of Santa Ana on ______________, 2019. Date: ________________ ____________________________________ Norma Mitre Acting Clerk of the City Council City of Santa Ana 55394.00053\32005762.1 EXHIBIT A MITIGATION MONITORING AND REPORTING PROGRAM 55394.00053\32005762.1 1983 Final EIR Mitigation Measures (MMs) Applicable to MainPlace Mall Transformation Mitigation Program? Responsibility Timing Monitor (Signature Required) (Date of Compliance) Final EIR Section 5.1: Land Use MM 5.1-1: (a) The project should be landscaped similar to or more extensive than the existing landscaping in order to buffer the development from surrounding residential areas as much as possible. Applicable and ongoing Implementation: Applicant Monitor: City Planning Department As individual development projects within the Specific Plan are submitted for Development Project Review process MM 5.1-1: (b) All tenants displaced by the project will be provided assistance in accordance with State law and Santa Ana Redevelopment Agency policies. Not applicable: Subsection (b) is no longer applicable because it addressed the displacement of tenants associated with demolition of the open-air Fashion Square Shopping Center to construct the enclosed shopping center. Additionally, policies of the prior Santa Ana Redevelopment Agency are not applicable. Existing tenants of MainPlace Mall occupy space under lease agreements. Further, no tenants will be displaced by the MainPlace Project. -- -- -- MM 5.1-1: (c) The Agency and the Project Participants should offer KLST land (including the Agency owned land to the south of the Fidelity Savings Building and a portion of the project site in the near vicinity at fair market value (or fair rent, if a lease arrangement is Not applicable: Subsection (c) is no longer applicable because the 2700 Main Street office building has surface parking on the parcel. No additional parking is required to be provided for this off-site property. -- -- -- 55394.00053\32005762.1 1983 Final EIR Mitigation Measures (MMs) Applicable to MainPlace Mall Transformation Mitigation Program? Responsibility Timing Monitor (Signature Required) (Date of Compliance) preferred) in trade-off against the acquisition of Sales Parcels 3 and 5. The land area so offered should be sufficient to allow a total of at least 351 parking spaces serving the Fidelity Savings building assuming a maximum permitted amount of small car spaces, with the Agency and/or Project Participants bearing any necessary design and installation costs. MM 5.1-1: (d) Ultimate development of the project site should occur through the specific plan process. The specific plan should provide information on how the project would incorporate pedestrian walkways, building configurations, and open space with key transit routes. Applicable and ongoing Implementation: Applicant Monitoring: City Planning Department Upon approval of the Specific Plan As individual development projects within the Specific Plan are submitted for Development Project Review process Final EIR Section 5.4: Biota MM 5.4-1: The Participation Agreement requires the Project Participant to provide adequate landscaping on the Applicable and ongoing, as modified: The wording has been updated to be consistent with Section 5, Administration and Implementation, of the MainPlace Specific Plan. The revision does Implementation: Applicant Monitoring: City Planning As individual development projects within the Specific Plan are 55394.00053\32005762.1 1983 Final EIR Mitigation Measures (MMs) Applicable to MainPlace Mall Transformation Mitigation Program? Responsibility Timing Monitor (Signature Required) (Date of Compliance) site and provide for the Redevelopment Agency to approve all preliminary and final landscaping plans submitted by the Participant. not change the intent of the measure. MM 5.4-1: The Applicant shall provide adequate landscaping on the site. The Planning and Building Agency Executive Director or designee shall be the review and approval authority for all preliminary and final landscaping plans submitted by the Applicant. Department Executive Director or designee submitted for Development Project Review process Final EIR Section 5.6: Traffic and Circulation MM 5.6-1: Contribute a one percent (1%) assessment fee to the City of Santa Ana and City of Orange Transportation System Improvement Program (TSIP) to fund needed transportation improvements in the area identified in the Phase Two TSIP Study. The TSIP Assessment Fee of one percent of project building cost is expected to generate only half of the cost of the recommended Phase Two TSIP Plan. The Fashion Square development (the developers themselves and the Redevelopment Agency alike) Not applicable: The mitigation measure has already been implemented and therefore does not need to be carried forward. The Final EIR identified eight traffic-related mitigation measures. Mitigation Measure 5.6-1 was previously implemented. Accordingly, all of the traffic improvements the Redevelopment Agency and City determined were necessary to accommodate the Original Project have already been implemented. Many of the transportation system improvements currently in place were constructed as part of the mitigation program for the Fashion Square project to accommodate the full development contemplated in the Final EIR. No additional mitigation is required. -- -- -- 55394.00053\32005762.1 1983 Final EIR Mitigation Measures (MMs) Applicable to MainPlace Mall Transformation Mitigation Program? Responsibility Timing Monitor (Signature Required) (Date of Compliance) must be prepared to fund those areawide transportation improvements which principally benefit their project as well as contribute a one percent assessment to the TSIP Program. MM 5.6-2: Provide funding for construction of a pair of new freeway ramps on the west side of Fashion Square linking the Santa Ana Freeway with a public road surrounding the project. These two new ramps will connect with a public street and as such, provide overall benefit to the general public. However, the primary need for and beneficiary of this improvement is the Fashion Square development itself. The cost of this improvement is included in the overall TSIP Plan, but that program is underfunded by approximately 50 percent. Consequently, the cost of any transportation improvements which relate to Not applicable: Final EIR Mitigation Measure 5.6-2 required the developer of the Mall to “[p]rovide funding for the construction of a pair of new freeway ramps on the west side of Fashion Square linking the Santa Ana Freeway with a public road surrounding the project” (the future MainPlace Drive) but was determined to be infeasible, and replaced with an obligation to contribute to the cost of other ramps then planned by Caltrans. This change was documented in a 1992 amendment to the Participation Agreement between the City’s Redevelopment Agency and the Mall developer (Third Amendment to Participation Agreement, p. 2.), which explained: “It has now been determined that the ramps specified in the Participation Agreement cannot be constructed, but that ramps providing substantially similar value to the transportation system are planned for construction....” The alternative ramps identified in the amended -- -- -- 55394.00053\32005762.1 1983 Final EIR Mitigation Measures (MMs) Applicable to MainPlace Mall Transformation Mitigation Program? Responsibility Timing Monitor (Signature Required) (Date of Compliance) and directly benefit a single development, should be borne by that development. Construction of these two ramps will substantially improve the freeway access of the Fashion Square site and permit traffic to enter and exit the development with no delay from traffic congestion on the surrounding arterial street system. Participation Agreement, consisting of an off- ramp from southbound I-5 to North Broadway and an on-ramp from Main Street to northbound I-5, were thereafter constructed. Accordingly, all of the traffic improvements the Redevelopment Agency and City determined were necessary to accommodate the Original Project have already been implemented. Many of the transportation system improvements currently in place were constructed as part of the mitigation program for the Fashion Square project to accommodate the full development contemplated in the Final EIR. No additional mitigation is required. MM 5.6-3: Widen Main Street along the Fashion Square frontage to provide four southbound lanes and a 26- foot-wide median island to accommodate dual northbound left turn lanes and the columns of the future North-South Transit Guideway. A total curb to curb width of 124 feet will be required for an ultimate eight lane section planned on Main Street. The increased width will be the general responsibility of Not applicable: Final EIR Mitigation Measure 5.6-3 has been superseded by the General Plan Circulation Element, which identifies Main Street as a 6 lane major arterial. Further, the Traffic Impact Analysis, which is based on existing conditions, determines no widening of Main Street is necessary to reduce any potential impacts. No additional mitigation is required. -- -- -- 55394.00053\32005762.1 1983 Final EIR Mitigation Measures (MMs) Applicable to MainPlace Mall Transformation Mitigation Program? Responsibility Timing Monitor (Signature Required) (Date of Compliance) developments planned on both sides of Main Street, but some transitions in alignment may be necessary to minimize impacts to existing buildings. MM 5.6-4: Construct a public roadway around the west side of the site from the intersection of Owens Drive/Broadway to Main/Town and Country. This public road shall have a capacity of 16,000 ADT and connect the new freeway ramps with Main Street and Broadway/Owens Drive. This public road will provide an alternative means of access to Fashion Square and allow traffic to virtually avoid use of (and impact upon) Main Street. This new road will provide direct access to/from the 1-5 Freeway in order to relieve pressure at the existing Main Street Interchange. Dedication of the roadway as a public street is required to satisfy CalTrans standards for construction of ramp facilities Not applicable: Final EIR Mitigation Measure 5.6-4 was previously implemented. No additional mitigation is required. Further, the freeway ramps were determined infeasible, and this change was documented in a 1992 amendment to the Participation Agreement between the City’s Redevelopment Agency and the Mall developer (Third Amendment to Participation Agreement, p. 2.). -- -- -- 55394.00053\32005762.1 1983 Final EIR Mitigation Measures (MMs) Applicable to MainPlace Mall Transformation Mitigation Program? Responsibility Timing Monitor (Signature Required) (Date of Compliance) on public roads. MM 5.6-5: A. Provide for redesign and reconstruction of the Main Street Entrance to Fashion Square to accommodate two entry and exit lanes and a left turn pocket. The entrance shall be integrated with the new public roadway planned around the site to link with Bedford Road, the freeway ramps and Broadway/Owens Drive. The signalized entrance shall be modified to include separate left turn phasing. B. Provide sufficient funding for the reconstruction of the median island on Town and Country Road to include a separate westbound left turn lane. The existing median is a wide landscaped island with no separate turning lane. Fashion Square will be the primary beneficiary of this reconstruction even though the new westbound left turn lane is Not applicable: Final EIR Mitigation Measure 5.6-5 was previously implemented. No additional mitigation is required. -- -- -- 55394.00053\32005762.1 1983 Final EIR Mitigation Measures (MMs) Applicable to MainPlace Mall Transformation Mitigation Program? Responsibility Timing Monitor (Signature Required) (Date of Compliance) not intended to directly serve Fashion Square traffic. Widening of the Main Street Entrance will mitigate the effect of increased traffic (primarily east-west direction) created by expansion of the shopping center. MM 5.6-6: Provide for installation of two new traffic signals on La Veta Avenue at Bedford Road and the off-ramp from the southbound Rte. 57 Freeway. In order to facilitate access to Fashion Square from the Rte. 57 Freeway a traffic signal will be needed on Bristol Street/La Veta at the off-ramp location. Presently, this intersection is controlled only by stop signs and a left turn from the off- ramp to La Veta Avenue involves considerable delay. This off-ramp provides a convenient route to Fashion Square and allows southbound freeway traffic to avoid congestion encountered at the Not applicable: Final EIR Mitigation Measure 5.6-6 was previously implemented. No additional mitigation is required. -- -- -- 55394.00053\32005762.1 1983 Final EIR Mitigation Measures (MMs) Applicable to MainPlace Mall Transformation Mitigation Program? Responsibility Timing Monitor (Signature Required) (Date of Compliance) I-5/57/22 Interchange. To promote use of this alternative access, especially by commuters, signalization of two intersections is necessary. One location, Bristol/La Veta at the Freeway off-ramp is under the jurisdiction of the State and the other intersection, La Veta/Bedford is the responsibility of the City of Orange. MM 5.6-7: Develop and maintain an aggressive Transportation Systems Management (TSM) Program designed to maximize use of transit and ride sharing and staggering of work hours. A realistic target of 20 percent increase in ride sharing and transit usage is established as the goal for a TSM Program. The developer shall be required to develop a program designed to achieve the goal and submit this program to the City for approval. In addition, the developer will be required to Ongoing and applicable Implementation: Applicant Monitor: City Planning Department Ongoing 55394.00053\32005762.1 1983 Final EIR Mitigation Measures (MMs) Applicable to MainPlace Mall Transformation Mitigation Program? Responsibility Timing Monitor (Signature Required) (Date of Compliance) provide a Transportations System Management Coordinator to actively pursue implementation of the TSM/Parking Management Program. This position need not necessarily be on a full time basis until such time as implementation of a substantial portion of the proposed office use is underway. The developer also shall be required to provide and maintain a security force whose task, among others, shall be to enforce all on-site parking regulations. MM 5.6-8: A. Design buildings to accommodate second level access from a future transit station on Main Street in the vicinity of Town and Country Road and/or a possible future grade separated pedestrian bridge connecting developments on both sides of Main Street. The buildings and internal pedestrian circulation Not applicable: Final EIR Mitigation Measure 5.6-8 was previously implemented. No additional mitigation is required. No transit station was ever built and none are currently planned in this location. -- -- -- 55394.00053\32005762.1 1983 Final EIR Mitigation Measures (MMs) Applicable to MainPlace Mall Transformation Mitigation Program? Responsibility Timing Monitor (Signature Required) (Date of Compliance) should be designed to allow for such future improvements, which would serve to minimize at-grade pedestrian crossing of Main Street at street level. (Main Street will be a 124-foot- wide with high volumes of turning traffic and transit operations). B. On-site pedestrian circulation must be maximized to facilitate easy movement of people between buildings. Vehicular traffic must be intercepted at major entrances along the public service road and channelized quickly to parking areas. Convenient pedestrian facilities must be provided from the parking areas to the buildings and to the transit station/bus stops. Final EIR Section 5.9: Shade/Shadow, Solar Glare, Illumination 5.9-1: Development plans submitted to the Agency for approval pursuant to the Participation Agreement should be accompanied by a Not applicable: The mitigation measure is not applicable to the MainPlace Project and therefore does not need to be carried forward. The Fashion Square Commercial Center Final EIR concluded that depending on the height and -- -- -- 55394.00053\32005762.1 1983 Final EIR Mitigation Measures (MMs) Applicable to MainPlace Mall Transformation Mitigation Program? Responsibility Timing Monitor (Signature Required) (Date of Compliance) shade/shadow analysis in order to determine the best building locations and heights for the structures which could result in the least shade/shadow impact, if any, to the surrounding land uses. location of buildings, the project could have shade/ shadow impacts to surrounding land uses, including residential areas. The EIR analysis looked at three residential development in the project area and concluded that the project could have significant and unavoidable shade/ shadow impacts. That conclusion was based on the fact that there was “no absolute height limit” applicable to development of the project. The Specific Plan Project would restrict buildings fronting Main Street to a maximum of 20 stories, and buildings on all other portions of the project site to a maximum of 10 stories. Thus, as further explained below, the project would not have significant and unavoidable shade/ shadow impacts based on the analysis set forth in the Final EIR. § Residential Area A is southeast of Main Street. At the time of the EIR, residential development was located north and south of the Santiago Creek Trail. Residential development on the southeast corner of the intersection of Main Street at Memory Lane is now office uses. Table 23 of the EIR indicated that a 21-story building would need to be setback approximately 500 feet from the project boundary to preclude shadows. At its nearest point, on-site development would be approximately 1,000 55394.00053\32005762.1 1983 Final EIR Mitigation Measures (MMs) Applicable to MainPlace Mall Transformation Mitigation Program? Responsibility Timing Monitor (Signature Required) (Date of Compliance) feet from existing off-site single-family residences on Spurgeon Street and E. Virginia Avenue. Therefore, no shade/ shadow impacts would occur based on the analysis in the Final EIR. § Residential Area B is southwest of the project site and west of I-5. The Final EIR noted that “A building between 8 and 19 stories tall could be located in the southwest portion of the site and not cast shadows to residential area “B”. Under the Specific Plan, buildings adjacent to I-5 would not exceed 10 stories. Therefore, no shade/shadow impacts would occur based on the analysis in the Final EIR. § Residential Area C is the single-family residences north of SR-22. The EIR states: “A building from 19 to 52 stories tall could be located along the northern project boundary before any shadows were cast to residential area "C".” Therefore, no shade/shadow impacts would occur based on the analysis in the Final EIR. MM 5.9-2: Non-reflective building exteriors should be used, unless the buildings are oriented so that their surfaces are directed away from other structures, roadways and Applicable and ongoing, as modified: The Specific Plan states: DG – 63: All materials for exterior applications should be finished. Inappropriate materials for exterior applications include: (a) Plastics/Plastic Laminates; (b) Asphalt shingles; (c) Corrugated Implementation: Applicant Monitoring: City Planning Department Upon issuance of building permits 55394.00053\32005762.1 1983 Final EIR Mitigation Measures (MMs) Applicable to MainPlace Mall Transformation Mitigation Program? Responsibility Timing Monitor (Signature Required) (Date of Compliance) residential areas in the project area. fiberglass, or plastic; (d) Plywood or similar; (e) Highly reflective materials DG – 65: Colors should be non-reflective. Colors and materials should be subdued or flat-toned so as not to produce excessive reflected glare from the sun. MM 5.9-2 is revised as follows: Non- reflective or low-reflective exterior building materials and colors should be used, unless the buildings are oriented so that their surfaces are directed away from other structures, roadways and residential areas in the project area. MM 5.9-3: All on-site lighting should be directed downward and shielded from surrounding land uses. Low-intensity lighting in the parking areas should be utilized and flood lighting should be discouraged. Applicable and ongoing Implementation: Applicant Monitoring: City Planning Department Upon issuance of building permits Final EIR Section 5.10: Aesthetics MM 5.10-1: The Participation Agreement incorporates standards and controls which would preclude any development which is unacceptable to the Applicable and ongoing, as modified: The wording has been updated to be consistent with Section 5, Administration and Implementation, of the MainPlace Specific Plan. The revision does not change the intent of the measure. MM 5.10-1: All buildings would be Implementation: Applicant Monitoring: City Planning Department As individual development projects within the Specific Plan are submitted for Development Project 55394.00053\32005762.1 1983 Final EIR Mitigation Measures (MMs) Applicable to MainPlace Mall Transformation Mitigation Program? Responsibility Timing Monitor (Signature Required) (Date of Compliance) community on aesthetic grounds. Pursuant to the Participation Agreement, all buildings would be constructed of high architectural quality with landscaped areas. The structures must be effectively and aesthetically designed. The shape, scale of volume, exterior design and exterior finish of each building must be consistent with, visually related to, physically related to and an enhancement to each other and the surrounding project area. Landscaping would be provided to integrate this project with adjacent projects. Architectural, landscape and site plans must be approved by the Agency. constructed of high architectural quality with landscaped areas. The structures must be effectively and aesthetically designed. The shape, scale of volume, exterior design and exterior finish of each building must be consistent with, visually related to, physically related to and an enhancement to each other and the surrounding project area. Landscaping would be provided to integrate this project with adjacent projects. The Planning and Building Agency Executive Director or designee shall be the review and approval authority for architectural, landscape, and site plans. Review process Final EIR Section 5.13: Public Services and Utilities MM 5.13-1: Police: The Participants should provide a private security force to respond to business and customer needs. The presence Applicable and ongoing Implementation: Applicant Monitoring: City Planning Ongoing 55394.00053\32005762.1 1983 Final EIR Mitigation Measures (MMs) Applicable to MainPlace Mall Transformation Mitigation Program? Responsibility Timing Monitor (Signature Required) (Date of Compliance) of a security force would also have a deterrent effect on crime. Department MM 5.13-2: Fire: The project developers shall maintain the current underground water reservoir with auxiliary pumps (or provide its equivalent at an alternative location) and expand such system upon development of the site as necessary for compliance with Fire Code requirements. Applicable and ongoing, as modified: There are four existing fire service water connections to the City main in MainPlace Drive. Infrastructure upgrades will be provided as needed to meet fire flow requirements of the Orange County Fire Authority. MM 5.13-2: Fire: The project developers shall expand fire service infrastructure such system upon development of the site as necessary for compliance with Fire Code requirements. Implementation: Applicant Monitoring: City Planning Department Upon issuance of building permits Final EIR Section 5.14: Energy Consumption MM 5.14-1: The orientation of building glazing areas, overhangs, and site landscaping should be selected in order for solar radiation to reach indoor areas during the winter months to reduce heating loads. The same principal should be incorporated for the summer months, so that building glazing, overhangs and Not applicable: The mitigation measure has been superseded by building code requirements. As individual projects are considered by the City of Santa Ana, the buildings would be required to comply with the most current version of Title 24. The energy efficiency standards of Title 24 substantially exceed the air quality and energy conversation levels that would occur with the Final EIR measure. Therefore, the project’s compliance with Title 24 which would fulfill the requirements of this mitigation measure. -- -- -- 55394.00053\32005762.1 1983 Final EIR Mitigation Measures (MMs) Applicable to MainPlace Mall Transformation Mitigation Program? Responsibility Timing Monitor (Signature Required) (Date of Compliance) landscaping will reduce the amount of solar radiation reaching the interior of the buildings which will reduce air conditioning loads. Title 24, California Building Standards, contains the energy efficiency standards related to residential and nonresidential buildings. Title 24 standards are based, in part, on a State mandate to reduce California’s energy demand. These are prescriptive standards that establish maximum energy consumption levels for the heating and cooling of new buildings. A new development project is required to incorporate the most recent Title 24 standards in effect at the time a building permit application is submitted. The 2016 standards went into effect on January 1, 2017. California’s energy efficiency standards are updated on an approximate three-year cycle. 55394.00053\32005762.1 EXHIBIT B MAINPLACE MALL TRANSFORMATION PROJECT EIR ADDENDUM The MainPlace Mall Transformation Project EIR Addendum and Technical Appendices is available online at: https://www.santa-ana.org/pb/planning-division/major-planning-projects-and- documents/main-place-mall-transformation-project Or by visiting: Planning and Building Agency – Planning Division Public Counter 20 Civic Center Plaza Santa Ana, CA 92701 This page left blank intentionally. ATTACHMENT B OF EXHIBIT 1 55394.00053\32005777.1 LS 5.13.19 CITY COUNCIL ORDINANCE NO. 2019-xx AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SANTA ANA APPROVING AMENDMENT APPLICATION NO. 2018-04 FOR THE MAINPLACE MALL SPECIFIC PLAN FOR THE PROPERTY LOCATED AT 2800 NORTH MAIN STREET WHEREAS, the City of Santa Ana (“City”) is authorized pursuant to Government Code Sections 65450 through 65457 and the Santa Ana City Charter to adopt specific plans to implement its General Plan by acting as statements of planning policy that refine the general plan policies applicable to a defined area, by directly regulating land use, or by bringing together detailed policies and regulations into a focused development scheme; and WHEREAS, applicant MainPlace Shoppingtown, LLC (“Developer”) proposes the MainPlace Mall Transformation Project (“MainPlace Project”) at 2800 N. Main Street (“Property”) in the City, more particularly described in Exhibit A, attached hereto and incorporated herein by this reference; and WHEREAS, the Property is an approximately 49-acre property and the current site of the existing MainPlace Mall, an enclosed 2- to 3-story shopping center with approximately 1,130,000 square feet of commercial uses; and WHEREAS, the MainPlace Project seeks to revitalize the existing MainPlace Mall to adapt to changing market conditions, facilitate private investment, and provide a long- term development plan for the Property; and WHEREAS, the MainPlace Project proposes a full buildout at the Property of 1,400,000 square feet of commercial, 750,000 square feet of office, 400 hotel rooms, and 1,900 residential units; and WHEREAS, the entitlements sought for the MainPlace Project include adoption of a Specific Plan (Specific Plan No. 4) approval of a Tentative Parcel Map (Tentative Parcel Map. 2018-01), and approval of a Development Agreement (Development Agreement No. 2018-02); and WHEREAS, the General Plan land use designation for the Property is District Center and zoning for the Property is General Commercial (C2); and WHEREAS, the proposed MainPlace Mall Specific Plan (“Specific Plan”), attached hereto and incorporated herein as Exhibit B, would regulate and guide land development, design, as well as plan administration and implementation for the Property and the MainPlace Project; and 55394.00053\32005777.1 WHEREAS, pursuant to SB 18, which requires local governments to consult with California Native American Tribes before adopting or amending a specific plan, the City contacted the Native American Heritage Commission (NAHC) to request a list of tribes that should be consulted about the MainPlace Project, and NAHC provided a list of six tribes; and WHEREAS, on January 28, 2019, the City formally invited the six Native American Tribes identified by NAHC (Juaneno Band of Mission Indians Acjachemen Nation, Gabrielino-Tongva Tribe, Gabrielino Tongva Indians of California Tribal Council, Gabrielino/Tongva Nation, Gabrieleno/Tongva San Gabriel Band of Mission Indians, and Gabrieleno Band of Mission Indians –Kizh Nation) to consult and none responded requesting consultation; and WHEREAS, the Specific Plan came before the Planning Commission for a duly noticed public hearing on May 13, 2019. At that hearing, the Planning Commission recommended that the City Council approve said Specific Plan; and WHEREAS, the City Council has determined that by adopting the Specific Plan, the City will promote orderly growth and quality development on the Property in accordance with the goals and policies set forth in the General Plan; and WHEREAS, the physical effects, if any, of the MainPlace Project and this Development Agreement have been analyzed pursuant to California Environmental Quality Act (“CEQA”) (Pub. Resources Code section 21000 et seq.) in the certified Final Environmental Impact for the Fashion Square Commercial Center Project (“1983 EIR”), Addendum ER 96-033 to that 1983 EIR (“1996 Addendum), and the MainPlace Mall Transformation Project EIR Addendum (“2019 Addendum), and together these documents contain a complete and accurate reporting of all of the potential environmental impacts associated with the MainPlace Project. NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF SANTA ANA DOES RESOLVE, DETERMINE, FIND AND ORDER AS FOLLOWS: SECTION 1. CEQA. The City Council of the City of Santa Ana hereby finds, determines, and declares as follows: Based on the substantial evidence set forth in the record, including but not limited to the 1983 EIR, the 1996 Addendum, and the 2019 Addendum, the City Council finds that an addendum is the appropriate document for disclosing the changes to the MainPlace Mall Property, and that none of the conditions identified in Public Resources Code section 21166 and State CEQA Guidelines section 15162 requiring subsequent environmental review have occurred, because: A. The MainPlace Project does not constitute a substantial change that would require major revisions of the 1983 EIR due to the involvement of new significant environmental effects or a 55394.00053\32005777.1 substantial increase in the severity of previously identified significant effects. B. There is not a substantial change with respect to the circumstances under which the MainPlace Project will be developed that would require major revisions of the 1983 EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of the previously identified significant effects. C. New information of substantial importance has not been presented that was not known and could not have been known with the exercise of reasonable diligence at the time the 1983 EIR was certified or adopted, showing any of the following: (i) that the modifications would have one or more significant effects not discussed in the earlier environmental documentation; (ii) that significant effects previously examined would be substantially more severe than shown in the earlier environmental documentation; (iii) that mitigation measures or alternatives previously found not to be feasible would in fact be feasible and would substantially reduce one or more significant effects, but the applicant declined to adopt such measures; or (iv) that mitigation measures or alternatives considerably different from those analyzed previously would substantially reduce one or more significant effects on the environment, but which the applicant declined to adopt. SECTION 2. GENERAL PLAN CONSISTENCY. Based on the entire record before the City Council, including all written and oral evidence presented to the City Council, the City Council hereby finds that the Specific Plan is compatible with the objectives, policies, and general plan land use programs specified in the General Plan for the City of Santa Ana in that: A. The City of Santa Ana has officially adopted a General Plan. B. The land uses and development authorized by the Specific Plan, and the Specific Plan itself, are compatible with the objectives, policies, general land uses, and programs specified in the General Plan, for the following reasons: 1. The existing General Plan land use designation for the Property is District Center—intended to serve as an anchor to the City’s commercial corridors, and to accommodate major development activity. District Centers are to be developed with an urban character that includes a mixture of high-rise office, commercial, and residential uses which provide shopping, business, cultural, education, recreation, entertainment, and housing opportunities. 55394.00053\32005777.1 2. The proposed project will support several goals and policies of the General Plan, including: a. Housing Element (HE) Goal 2: Create 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 to foster an inclusive community. b. HE Policy 2.2: Create high intensity, mixed-use urban villages and pedestrian-oriented experiences that support the mid- to high-rise office centers, commercial activity, and cultural activities in the varied District Centers. c. HE Policy 4.4: Provide adequate rental and ownership housing opportunities and supportive services. d. Land Use (LU) Element Goal 1: Promote a balance of land uses to address basic community needs. e. LU Policy 1.2: Maintain and foster a variety of residential land uses in the City. f. LU Policy 4.3: Support land uses which provide community and regional economic and service benefits. g. LU Policy 4.4: Encourage the development of projects which promote the City’s image as a regional activity center. h. LU Policy 5.5: Encourage development which is compatible with, and supportive of surrounding land uses. i. LU Policy 5.7: Anticipate that the intensity of new development will not exceed available infrastructure capacity. j. Land Use (LU) Element Goal 6: Reduce residential overcrowding to promote public health and safety. k. Urban Design (UD) Element Goal 1: Improve the physical appearance of the City through development of districts that project a sense of place, positive community image, and quality environment. l. UD Policy 1.1: New development and redevelopment must have the highest quality design, materials, finishes and construction. 55394.00053\32005777.1 C. The proposed Specific Plan will not adversely affect the public health, safety, and welfare in that the Specific Plan will not result in incompatible land uses on adjacent properties, inconsistencies with any General Plan goals or policies, or adverse impacts to the environment. SECTION 3. EFFECTIVENESS. The Specific Plan shall not be effective unless and until the following is adopted and become effective: Resolution No. 2019-xx (2019 Addendum). If the approvals and the Specific Plan are for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, or otherwise does not go into effect for any reason, then the Specific Plan shall be null and void and have no further force and effect. SECTION 4. INDEMNIFICATION. The Developer 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, which approval will not be unreasonably withheld, the legal counsel providing the City’s defense, and that Developer 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 Developer of any Action brought and City shall cooperate with Developer in the defense of the Action. SECTION 5. CITY COUNCIL ACTION. The City Council hereby approves the MainPlace Mall Specific Plan, attached hereto and incorporated herein as Exhibit B, and which shall not take effect unless and until the 2019 Addendum is certified by the City Council. SECTION 6. PUBLICATION. The Clerk of the Council shall certify to the adoption of this ordinance and cause the same to be published in the manner prescribed by law. 55394.00053\32005777.1 ADOPTED this 4th day of June, 2019. AYES: Councilmembers: NOES: Councilmembers: ABSTAIN: Councilmembers: NOT PRESENT: Councilmembers: _______________________ Miguel A. Pulido Mayor APPROVED AS TO FORM: Sonia R. Carvalho, City Attorney By: ____________________________ Lisa Storck, Assistant City Attorney CERTIFICATE OF ATTESTATION AND ORIGINALITY I, NORMA MITRE, Acting Clerk of the Council, do hereby attest to and certify the attached Ordinance No. 2019-xx to be the original ordinance adopted by the City Council of the City of Santa Ana on _______________. Date: ________________ ____________________________________ Norma Mitre Acting Clerk of the City Council City of Santa Ana This page left blank intentionally. 55394.00053\32005777.1 EXHIBIT A PROJECT SITE Figure 1-2: Specific Plan Area 55394.00053\32005777.1 EXHIBIT B MAINPLACE MALL SPECIFIC PLAN The MainPlace Specific Plan (SP-4) is available online at: https://www.santa-ana.org/sites/default/files/pb/planning/Final_MainPlace_SP_Online_Viewing.pdf This page left blank intentionally. ATTACHMENT C OF EXHIBIT 1 55394.00053\32005772.1 LS 5.13.19 CITY COUNCIL ORDINANCE NO. 2019-xx AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SANTA ANA APPROVING DEVELOPMENT AGREEMENT NO. 2018-02 BETWEEN THE CITY OF SANTA ANA AND MAINPLACE SHOPPINGTOWN, LLC FOR THE MAINPLACE MALL TRANSFORMATION PROJECT AT 2800 NORTH MAIN STREET, PURSUANT TO CALIFORNIA GOVERNMENT CODE SECTION 65864, ET SEQ. WHEREAS, 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; and WHEREAS, the City has found that development agreements strengthen the public planning process, encourage private participation in comprehensive planning by providing a greater degree of certainty in that process, reduce the economic costs of development, allow for the orderly planning of public improvements and services, allocate costs to achieve maximum utilization of public and private resources in the development process, and ensure that appropriate measures to enhance and protect the environment are achieved; and WHEREAS, the City enters into this Development Agreement pursuant to the provisions of the Government Code and applicable City policies; and WHEREAS, applicant MainPlace Shoppingtown, LLC (“Developer”) proposes the MainPlace Mall Transformation Project (“MainPlace Project”) at 2800 N. Main Street (“Property”) in the City, more particularly described in Exhibit A, attached hereto and incorporated herein by this reference; and WHEREAS, the Property is an approximately 49-acre property and the current site of the existing MainPlace Mall, an enclosed 2- to 3-story shopping center with approximately 1,130,000 square feet of commercial uses; and WHEREAS, the MainPlace Project seeks to revitalize the existing MainPlace Mall to adapt to changing market conditions, facilitate private investment, and provide a long- term development plan for the Property; and WHEREAS, the MainPlace Project proposes a full buildout at the Property of 1,400,000 square feet of commercial, 750,000 square feet of office, 400 hotel rooms, and 1,900 residential units; and WHEREAS, the entitlements sought for the MainPlace Project include adoption of a Specific Plan (Specific Plan No. 4) approval of a Tentative Parcel Map (Tentative 55394.00053\32005772.1 Parcel Map. 2018-01), and approval of a Development Agreement (Development Agreement No. 2018-02); and WHEREAS, the Development Agreement, attached hereto as Exhibit B, came before the Planning Commission for a duly noticed public hearing on May 13, 2019. At that hearing, the Planning Commission recommended that the City Council approve said Development Agreement; and WHEREAS, entering into this Development Agreement would provide the City with extraordinary and significant benefits that are of regional significance, relate to existing deficiencies in public facilities, require the Developer 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; and WHEREAS, the Project and the use that the Developer proposes in connection with the Property have been extensively reviewed and considered by the City, 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 have been found to be fair, just and reasonable, and the City has concluded that the pursuit of the MainPlace Project will serve the interests of the City; and WHEREAS, the City Council has determined that by entering into the Development Agreement, the City will promote orderly growth and quality development on the Property in accordance with the goals and policies set forth in the General Plan; and WHEREAS, the physical effects, if any, of the MainPlace Project and this Development Agreement have been analyzed pursuant to California Environmental Quality Act (“CEQA”) (Pub. Resources Code section 21000 et seq.) in the certified Final Environmental Impact for the Fashion Square Commercial Center Project (“1983 EIR”), Addendum ER 96-033 to that 1983 EIR (“1996 Addendum), and the MainPlace Mall Transformation Project EIR Addendum (“2019 Addendum), and together these documents contain a complete and accurate reporting of all of the potential environmental impacts associated with the MainPlace Project; and WHEREAS, the City and Developer have reached mutual agreement and desire to voluntarily enter into the Development Agreement to facilitate development of the Project subject to the conditions and requirements set forth therein; and WHEREAS, the terms and conditions of the Development Agreement have undergone review by the City Council at a publicly noticed hearing and have been found to be fair, just, and reasonable, and consistent with the General Plan; and WHEREAS, the proposed Project is consistent with the MainPlace Specific Plan. 55394.00053\32005772.1 NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF SANTA ANA DOES RESOLVE, DETERMINE, FIND AND ORDER AS FOLLOWS: SECTION 1. CEQA. The City Council of the City of Santa Ana hereby finds, determines, and declares as follows: Based on the substantial evidence set forth in the record, including but not limited to the 1983 EIR, the 1996 Addendum, and the 2019 Addendum, the City Council finds that an addendum is the appropriate document for disclosing the changes to the MainPlace Mall Property, and that none of the conditions identified in Public Resources Code section 21166 and State CEQA Guidelines section 15162 requiring subsequent environmental review have occurred, because: A. The MainPlace Project does not constitute a substantial change that would require major revisions of the 1983 EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects. B. There is not a substantial change with respect to the circumstances under which the MainPlace Project will be developed that would require major revisions of the 1983 EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of the previously identified significant effects. C. New information of substantial importance has not been presented that was not known and could not have been known with the exercise of reasonable diligence at the time the 1983 EIR was certified or adopted, showing any of the following: (i) that the modifications would have one or more significant effects not discussed in the earlier environmental documentation; (ii) that significant effects previously examined would be substantially more severe than shown in the earlier environmental documentation; (iii) that mitigation measures or alternatives previously found not to be feasible would in fact be feasible and would substantially reduce one or more significant effects, but the applicant declined to adopt such measures; or (iv) that mitigation measures or alternatives considerably different from those analyzed previously would substantially reduce one or more significant effects on the environment, but which the applicant declined to adopt. SECTION 2. GENERAL PLAN CONSISTENCY. Pursuant to California Government Code section 65867.5(b) and based on the entire record before the City Council, including all written and oral evidence presented to the City Council, the City Council hereby finds that the Development Agreement is compatible with the objectives, 55394.00053\32005772.1 policies, and general plan land use programs specified in the General Plan for the City of Santa Ana in that: A. The City of Santa Ana has officially adopted a General Plan. B. The Development Agreement is compatible with the objectives, policies, general land uses, and programs specified in the General Plan, for the following reasons: 1. The existing General Plan land use designation for the Property is District Center—intended to serve as an anchor to the City’s commercial corridors, and to accommodate major development activity. District Centers are to be developed with an urban character that includes a mixture of high-rise office, commercial, and residential uses which provide shopping, business, cultural, education, recreation, entertainment, and housing opportunities. 2. The proposed project will support several goals and policies of the General Plan, including: a. Housing Element (HE) Goal 2: Create 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 to foster an inclusive community. b. HE Policy 2.2: Create high intensity, mixed-use urban villages and pedestrian-oriented experiences that support the mid- to high-rise office centers, commercial activity, and cultural activities in the varied District Centers. c. HE Policy 4.4: Provide adequate rental and ownership housing opportunities and supportive services. d. Land Use (LU) Element Goal 1: Promote a balance of land uses to address basic community needs. e. LU Policy 1.2: Maintain and foster a variety of residential land uses in the City. f. LU Policy 4.3: Support land uses which provide community and regional economic and service benefits. g. LU Policy 4.4: Encourage the development of projects which promote the City’s image as a regional activity center. h. LU Policy 5.5: Encourage development which is compatible with, and supportive of surrounding land uses. 55394.00053\32005772.1 i. LU Policy 5.7: Anticipate that the intensity of new development will not exceed available infrastructure capacity. j. Land Use (LU) Element Goal 6: Reduce residential overcrowding to promote public health and safety. k. Urban Design (UD) Element Goal 1: Improve the physical appearance of the City through development of districts that project a sense of place, positive community image, and quality environment. l. UD Policy 1.1: New development and redevelopment must have the highest quality design, materials, finishes and construction. C. The proposed Development Agreement will not adversely affect the public health, safety, and welfare in that the Development Agreement will not result in incompatible land uses on adjacent properties, inconsistencies with any General Plan goals or policies, or adverse impacts to the environment. SECTION 3. EFFECTIVENESS. The Development Agreement shall not be effective unless and until the following are adopted and become effective: Resolution No. 2019-xx (2019 Addendum) and Ordinance No. 2019-xx (MainPlace Specific Plan). If these approvals and Development Agreement are for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, or otherwise does not go into effect for any reason, then the Development Agreement shall be null and void and have no further force and effect. SECTION 4. INDEMNIFICATION. The Developer 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 55394.00053\32005772.1 expressly agreed that the City shall have the right to approve, which approval will not be unreasonably withheld, the legal counsel providing the City’s defense, and that Developer 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 Developer of any Action brought and City shall cooperate with Developer in the defense of the Action. SECTION 5. CITY COUNCIL ACTION. The City Council approves Development Agreement No. 2019-xx, attached hereto and incorporated herein as Exhibit B, and which shall not take effect unless and until the 2019 Addendum and the MainPlace Specific Plan are approved by the City Council. SECTION 6. PUBLICATION. The Clerk of the Council shall certify to the adoption of this ordinance and cause the same to be published in the manner prescribed by law. ADOPTED this 4th day of June, 2019. AYES: Councilmembers: NOES: Councilmembers: ABSTAIN: Councilmembers: NOT PRESENT: Councilmembers: _______________________ Miguel A. Pulido Mayor APPROVED AS TO FORM: Sonia R. Carvalho, City Attorney By: ____________________________ Lisa Storck, Assistant City Attorney 55394.00053\32005772.1 CERTIFICATE OF ATTESTATION AND ORIGINALITY I, NORMA MITRE, Clerk of the Council, do hereby attest to and certify the attached Ordinance No. 2019-xx to be the original ordinance adopted by the City Council of the City of Santa Ana on _______________, 2019. Date: ________________ ____________________________________ Norma Mitre Acting Clerk of the City Council City of Santa Ana 55394.00053\32005772.1 EXHIBIT A PROJECT SITE Figure 1-2: Specific Plan Area 55394.00053\32005772.1 EXHIBIT B DEVELOPMENT AGREEMENT The MainPlace Mall Transformation Project Development Agreement is available online at: https://www.santa-ana.org/pb/planning-division/major-planning-projects-and-documents/main-place-mall- transformation-project This page left blank intentionally. ATTACHMENT D OF EXHIBIT 1 55394.00053\32005824.1 LS 5.13.19 RESOLUTION NO. 2019-xx A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA ANA APPROVING TENTATIVE PARCEL MAP NO. 2018-01, AS CONDITIONED, TO ALLOW SUBDIVISION OF SIX EXISTING PARCELS INTO 10 PARCELS FOR THE MAINPLACE MALL AT 2800 NORTH MAIN STREET WHEREAS, applicant MainPlace Shoppingtown, LLC (“Developer” or “Applicant”) proposes the MainPlace Mall Transformation Project (“MainPlace Project”) at 2800 N. Main Street (“Property”) in the City; and WHEREAS, Developer is requesting approval of a Tentative Parcel Map to allow the subdivision of six existing parcels (APNs 002-210-48, 002-221-27, 002-221-30, 002- 221-51, 002-221-52, 002-222-01) into 10 parcels for the MainPlace Mall at 2800 North Main Street; and WHEREAS, as part of this project, Developer also requested adoption of the proposed MainPlace Mall Specific Plan, for recommendation by the Planning Commission and approval by the City Council; and WHEREAS, Santa Ana Municipal Code section 34-127 authorizes the Planning Commission to review and approve a Tentative Parcel Map; and WHEREAS, on May 13, 2019, the Planning Commission held a duly noticed public hearing on Tentative Parcel Map No. 2018-139; and WHEREAS, the Planning Commission has determined that the required findings, which must be established in order to grant Tentative Parcel Map No. 2018-139, have been established as required by Santa Ana Municipal Code; and WHEREAS, the physical effects, if any, of the MainPlace Project and this Tentative Parcel Map have been analyzed pursuant to California Environmental Quality Act (“CEQA”) (Pub. Resources Code section 21000 et seq.) in the certified Final Environmental Impact for the Fashion Square Commercial Center Project (“1983 EIR”), Addendum ER 96-033 to that 1983 EIR (“1996 Addendum”), and the MainPlace Mall Transformation Project EIR Addendum (“2019 Addendum”), and together these documents contain a complete and accurate reporting of all of the potential environmental impacts associated with the MainPlace Project. NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF SANTA ANA DOES RESOLVE, DETERMINE, FIND AND ORDER AS FOLLOWS: SECTION 1. CEQA. The City Council of the City of Santa Ana hereby finds, determines, and declares as follows: 55394.00053\32005824.1 Based on the substantial evidence set forth in the record, including but not limited to the 1983 EIR, the 1996 Addendum, and the 2019 Addendum, the Planning Commission finds that an addendum is the appropriate document for disclosing the changes to the MainPlace Mall Property, and that none of the conditions identified in Public Resources Code section 21166 and State CEQA Guidelines section 15162 requiring subsequent environmental review have occurred, because: A. The MainPlace Project does not constitute a substantial change that would require major revisions of the 1983 EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects. B. There is not a substantial change with respect to the circumstances under which the MainPlace Project will be developed that would require major revisions of the 1983 EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of the previously identified significant effects. C. New information of substantial importance has not been presented that was not known and could not have been known with the exercise of reasonable diligence at the time the 1983 EIR was certified or adopted, showing any of the following: (i) that the modifications would have one or more significant effects not discussed in the earlier environmental documentation; (ii) that significant effects previously examined would be substantially more severe than shown in the earlier environmental documentation; (iii) that mitigation measures or alternatives previously found not to be feasible would in fact be feasible and would substantially reduce one or more significant effects, but the applicant declined to adopt such measures; or (iv) that mitigation measures or alternatives considerably different from those analyzed previously would substantially reduce one or more significant effects on the environment, but which the applicant declined to adopt. SECTION 2. FINDINGS. Based on the entire record before the City Council, including all written and oral evidence presented to the City Council, the City Council hereby determines that following findings, which must be established in order to grant Tentative Parcel Map No. 2018-01, have been established as required by Santa Ana Municipal Code: A. The proposed project, as conditioned, and its design and improvements are consistent with the District Center designation of the General Plan and are otherwise consistent with all other Elements of the General Plan. 55394.00053\32005824.1 Tentative Parcel Map No. 2018-01, as conditioned, and its design and improvements will be consistent with the District Center (DC) land use designation of the General Plan and are otherwise consistent with all other Elements of the General Plan and applicable Specific Plans. The proposed subdivision is consistent with: 1. Housing Element (HE) Goal 2: Create 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 to foster an inclusive community. 2. HE Policy 2.2: Create high intensity, mixed-use urban villages and pedestrian-oriented experiences that support the mid- to high-rise office centers, commercial activity, and cultural activities in the varied District Centers. 3. HE Policy 4.4: Provide adequate rental and ownership housing opportunities and supportive services. 4. Land Use (LU) Element Goal 1: Promote a balance of land uses to address basic community needs. 5. LU Policy 1.2: Maintain and foster a variety of residential land uses in the City. 6. LU Policy 4.3: Support land uses which provide community and regional economic and service benefits. 7. LU Policy 4.4: Encourage the development of projects which promote the City’s image as a regional activity center. 8. LU Policy 5.5: Encourage development which is compatible with, and supportive of surrounding land uses. 9. LU Policy 5.7: Anticipate that the intensity of new development will not exceed available infrastructure capacity. 10. Land Use (LU) Element Goal 6: Reduce residential overcrowding to promote public health and safety. 11. Urban Design (UD) Element Goal 1: Improve the physical appearance of the City through development of districts that project a sense of place, positive community image, and quality environment. 12. UD Policy 1.1: New development and redevelopment must have the highest quality design, materials, finishes and construction. 55394.00053\32005824.1 B. 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 MainPlace Mall Specific Plan. Tentative Parcel Map No. 2018-01, as conditioned, will conform to all applicable requirements of the zoning and subdivision codes as well as other applicable City ordinances. The proposed project, as conditioned, conforms to the provisions of Chapter 34 and 41 of the Santa Ana Municipal Code including parking, setbacks and height. In addition, Covenants, Conditions and Restrictions (CC&Rs) will address issues such as drainage, reciprocal access, landscaping and maintenance that will be recorded prior to approval of the final map. C. The project site is physically suitable for the type and density of the proposed project. The project site is physically suitable for the type and density of the proposed project. The existing buildings on the project site were constructed in compliance with applicable city standards at the time of construction. All anticipated new construction or building expansions will be subject to the development standards in the proposed Specific Plan No. 4 (Ordinance NS-XXXX). Any future development will comply with the provisions of the Santa Ana Municipal Code and Specific Plan No. 4. D. 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 design and improvements of the proposed project will not cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. Since the project is located in an urbanized area, 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. E. 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, with the proposed subdivision not having any detrimental effects upon the general public. All necessary utilities and infrastructure improvements currently exist and comply with City standards. All new infrastructure required will be constructed per the standards in Specific Plan No. 4 (Ordinance NS-XXXX). Therefore, approval of this subdivision will not cause any serious public health problems. 55394.00053\32005824.1 F. 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 designs or improvements associated with approval of the tentative parcel map will not conflict with easements necessary for public access through or use of the property within the proposed project. The project site will allow for shared common access within development, which is outlined in the CC&Rs. The CC&Rs will ensure all ingress and egress easement and access will be maintained for the project site. SECTION 3. EFFECTIVENESS. Approval of the Tentative Parcel Map shall not be effective unless and until the following are adopted and become effective: Resolution No. 2019-xx (2019 Addendum) and Ordinance No. 2019-xx (MainPlace Mall Specific Plan). If the approvals and the Specific Plan are for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, or otherwise does not go into effect for any reason, then this Tentative Parcel Map approval shall be null and void and have no further force and effect. SECTION 4. CITY COUNCIL ACTION. The City Council hereby approves Tentative Parcel Map No. 2018-01, as conditioned, and which approval shall not be effective unless and until the City Council approves the 2019 Addendum and the MainPlace Mall Specific Plan. The conditions of approval are included herein and attached as Exhibit A. SECTION 5. INDEMNIFICATION. The Developer 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, referendum, and other 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, which approval will not be unreasonably withheld, the legal counsel providing the City’s defense, and that Developer 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 55394.00053\32005824.1 Developer of any Action brought and City shall cooperate with Developer in the defense of the Action. ADOPTED this 4th day of June, 2019. AYES: Councilmembers: NOES: Councilmembers: ABSTAIN: Councilmembers: NOT PRESENT: Councilmembers: _______________________ Miguel A. Pulido Mayor APPROVED AS TO FORM: Sonia R. Carvalho, City Attorney By:_________________________ Lisa Storck, Assistant City Attorney CERTIFICATE OF ATTESTATION AND ORIGINALITY I, NORMA MITRE, Acting Clerk of the Council, do hereby attest to and certify the attached Ordinance No. 2019-xx to be the original ordinance adopted by the City Council of the City of Santa Ana on _______________, 2019. Date: ________________ ________________________________ Norma Mitre Acting Clerk of the City Council City of Santa Ana 55394.00053\32005824.1 EXHIBIT A Conditions for Approval for Tentative Parcel Map No. 2018-01 Tentative Parcel Map No. 2018-01 is approved subject to compliance, to the reasonable satisfaction of the Planning Manager, with applicable sections of the Santa Ana Municipal Code, the California Administrative Code, the California Building Standards Code, and all other applicable regulations. In addition, Applicant shall meet the following conditions of approval: The Applicant must comply with each and every condition listed below prior to exercising the rights conferred by this tentative tract map. The Applicant must remain in compliance with all conditions listed below throughout the life of the development project. Failure to comply with each and every condition may result in the revocation of the tentative tract map. 1. All proposed site improvements must conform to the Site Plan Review approval of DP No. 2018-17. 2. The project and map shall comply at all times with the requirements listed in the attached Public Works Agency memorandum dated May 8, 2019 and attached hereto. 3. Two copies of the recorded final parcel map shall be submitted each to the Planning Division, Building Division and Public Works Agency within 10 days of recordation. 4. Applicant must submit Covenants, Conditions and Restrictions (CC&Rs) for the project to the case planner for review and approval prior to the final map being recorded 5. The tentative parcel map, final map and all improvements required to be made or installed by the subdivider shall be in accordance with the requirements and design standards and specifications of the City of Santa Ana and the requirements of the State Subdivision Map Act. 6. After project occupancy, landscaping is to be maintained in accordance with the landscape plan approved for the project. This shall include the minimum levels of plant materials shown on the landscape plan and installed at the time of occupancy. 7. The property owner shall be responsible for maintaining the lots free from debris, overgrown vegetation, and graffiti. The property owner shall provide as part of the Covenants, Conditions and Restrictions (CC&Rs) that the owner of each condominium shall immediately remove any graffiti placed thereon. Any graffiti must be removed within 24 hours 55394.00053\32005824.1 8. The final map must be approved and recorded prior to issuance of permits for all on- site improvements such as, but not limited to the sidewalk and driveway apron improvements. 9. Development within the area of the map is subject to development and permit fees in effect at the time of permit issuance. Prior to approval of Certificate of Occupancy, all on-site improvements shall be made in accordance with the submitted plans. 10. Prior to submittal of the final map, submit a management plan per Section 34-184 of the Santa Ana Municipal Code. 11. Prior to submittal of the final map, submit a conversion plan per Section 41-1804 of the Municipal Code. 12. Landscaping shall be maintained in compliance with the submitted plan. Any modifications to this plan shall be submitted to the Planning Division for review and subject to the approval of the Planning Manager. 13. Property Maintenance Agreement. Subject to review and applicability by the Planning and Building Agency, the Public Works Agency, and the City Attorney to ensure that the property and all improvements located thereupon are properly maintained, Developer (and the owner of the property upon which the authorized use and/or authorized improvements are located if different from the Applicant) shall execute a maintenance agreement or incorporate the form of this condition within the Project’s CC&R’s with the City of Santa Ana which shall be recorded against the property and which shall be in a form reasonably satisfactory to the City Attorney. The maintenance agreement shall contain covenants, conditions and restrictions relating to the following: a. Compliance with operational conditions applicable during any period(s) of construction or major repair (e.g., proper screening and securing of the construction site; implementation of proper erosion control, dust control and noise mitigation measure; adherence to approved project phasing etc.); b. Compliance with ongoing operational conditions, requirements and restrictions, as applicable (including but not limited to hours of operation, security requirements, the proper storage and disposal of trash and debris, enforcement of the parking management plan, and/or restrictions on certain uses, c. Ongoing compliance with approved design and construction parameters, signage parameters and restrictions as well as landscape designs, as applicable; d. Ongoing maintenance, repair and upkeep of the property and all improvements located thereupon (including but not limited to controls on the proliferation of trash and debris about the property; the proper and timely removal of graffiti; the 55394.00053\32005824.1 timely maintenance, repair and upkeep of damaged, vandalized and/or weathered buildings, structures and/or improvements; the timely maintenance, repair and upkeep of exterior paint, parking striping, lighting and irrigation fixtures, walls and fencing, publicly accessible bathrooms and bathroom fixtures, landscaping and related landscape improvements and the like, as applicable); e. If Developer and the owner of the property are different (e.g., if the Applicant is a tenant or licensee of the property or any portion thereof), both the Applicant and the owner of the property shall be signatories to the maintenance agreement and both shall be jointly and severally liable for compliance with its terms. f. The maintenance agreement shall further provide that any party responsible for complying with its terms shall not assign its ownership interest in the property or any interest in any lease, sublease, license or sublicense, unless the prospective assignee agrees in writing to assume all of the duties and obligations and responsibilities set forth under the maintenance agreement. g. The maintenance agreement shall contain provisions relating to the enforcement of its conditions by the City and shall also contain provisions authorizing the City to recover costs and expenses which the City may incur arising out of any enforcement and/or remediation efforts which the City may undertake in order to cure any deficiency in maintenance, repair or upkeep or to enforce any restrictions or conditions upon the use of the property. The maintenance agreement shall further provide that any unreimbursed costs and/or expenses incurred by the City to cure a deficiency in maintenance or to enforce use restrictions shall become a lien upon the property in an amount equivalent to the actual costs and/or expense incurred by the City. h. The execution and recordation of the maintenance agreement shall be a condition precedent to the final map being recorded. MEMORANDUM To: Ali Pezeshkpour, Principal Planner Planning & Building Agency Date: May 8, 2019 Ehab Elias, Assistant Engineer NPDES PRIORITY PROJECT From: Public Works Agency Subject: DP #2018-17RR AT 2800 NORTH MAIN STREET; AP #002-210-48, 002-221-27, 002-221-28 (Macy’s), 002-221-30, 002-221-51, 002-221-52, 002-222-01 PURPOSE: MAINPLACE SHOPPINGTOWN, LLC PROPOSES A MASTER PLAN TO ENTITLE UP TO 1,900 NEW RESIDENTIAL UNITS AS PART OF MASTER PLAN PREVIOUSLY ANALYZED IN 1983 AND AGAIN IN 2000 THAT ALSO INCLUDED UP TO 400 HOTEL ROOMS, 1,400,000 SQUARE FEET OF RETAIL SPACE, AND UP TO 750,000 SQUARE FEET OF OFFICE SPACE. THE PROJECT REQUIRES APPROVAL OF A NEW SPECIFIC DEVELOPMENT (SD) ZONING DISTRICT AND AN EIR ADDENDUM. . PROJECT: MAINPLACE MALL REVITALIZATION MASTER PLAN The Public Works Agency has reviewed the proposed project. To ensure that the requirements of the Santa Ana Municipal Code are met, the developer must obtain approvals from the Public Works Agency at four different phases of the development process – 1) Prior to Site Plan Approval (Including Tentative Map Approval); 2) Prior to the recordation of final map; 3) Prior to Submittal into Building plan check; 4) Prior to Issuance of a Building Permit; and 5) Prior to release of utilities or a certificate of occupancy. The details of all approvals are as follows: A. Prior to site plan approval (Including Tentative Tract Map Approval), complete the following: 1. The Public Works Agency is providing site plan review comments identifying the major components required for this project which will provide further direction for construction/implementation as deemed necessary, but not limited to, the Environmental Impact Report (E.I.R.) Addendum, as well as Traffic Impact Analysis, Drainage Study, Hydrology/Hydraulics Study, Water Demand Study, Water Supply Assessment Study, Sewer Feasibility Study, and Preliminary Water Quality Management Plan if applicable at the sole expense of developer/applicant. 2. Submit Public Works Agency (PWA) requested documents, including WQMP, preliminary grading plan, street improvement plan, preliminary utility plans, traffic impact analysis, drainage study, sewer capacity study and hydrological study directly to PWA Development Engineering Counter. a. Pay all related plan checking deposits for such documents at the Public Works counter at the time of submittal. 3. Separate tentative parcel map as a standalone document from grading and utility plans for tentative parcel map review. Address all requirements per Article V, Sec. 34-122 of the Santa Ana Municipal Code. A copy is attached for your convenience, see Exhibit “A”. 4. Revise the site plan/tentative map to depict and note all recommended mitigations per the approved Environmental Impact Report Addendum, Traffic Impact Analysis, Drainage Study, Hydrology/Hydraulics Study, Water Demand Study, Water Supply Assessment Study, Sewer Feasibility Study, and Preliminary Water Quality Management Plan. 5. Revise the site plan/tentative map to show all proposed parcels with access from a private or public street. Confirm with planning if a separate letter lot is required for common areas. 6. Revise the site plan to depict and note a 15’ x 15’ site distance triangle at all driveway entrances, see Exhibit ”B” attached. 7. Depict and note on the tentative map a statement of the improvements and public utilities proposed to be made or installed; and a tabulation showing the lineal feet and sizes of sewer mains, number of sewer laterals, lineal feet and sizes of water mains, number of water services, lineal feet of curb and gutter, lineal feet of sidewalk, number of curb returns, and square feet of AC pavement. 8. Revise Hydrology and Hydraulics Study per attached comments Exhibit “C”, further comments and project requirement for mitigation measure may apply after clarification based on revisions. 9. Revise the site plan and the tentative map to depict and note sidewalks and ADA accessible wheel chair ramps along Main Place Drive per City Standard #1122 at all public streets and private aisles. Noted on Tentative Parcel Map Sheet 1, Please depict graphically on sheet 2. 10. Revise the site plan/tentative plan to depict and note an 8’ wide easement for parkway, sidewalk and utility purposes along Main Place Drive between Broadway and Bedford Street. 11. Revise the site plan/tentative plan to depict and note the installation of a 5’ wide sidewalk and 5’ wide landscaped parkway. 12. Revise the site plan/tentative plan to depict and note installation of bike lanes along the westerly side of the development on Main Place Drive between Main Street and Bedford Avenue. 13. Bikelane details and final design will be shown on the final street improvement plans as directed by Traffic Engineering staff. 14. Revise the site plan/tentative plan to depict and note a 17’x17’ corner cut-off for all 25’ curb returns and a 25’x25’ corner cut-off for all 35’ curb returns and the construction of ADA accessible wheel chair ramps per City Standard #1122. Not Addressed 15. Revise the site plan and the tentative map to depict and note the requested street vacation of the northeasterly segment of Main Place Drive between Main Street and Bedford Street. Applicant shall submit a Street Vacation application to initiate the review process. Addressed 16. Revise the site plan to depict northeasterly segment of Main Place Drive between Main Street and Bedford Street to be abandoned, and the all existing public utilities within Main Place Drive to be removed and reconstructed in the new proposed private aisle and all the connecting services to the utilities to be relocated. Shown on Tenative Map sheet 2. Please note utility relocation requirement. 17. Revise the site plan and the tentative map to depict and note exclusive underground easement and non-exclusive above ground easement for relocated utilities, which are to remain publice, along proposed private aisle at the northeasterly segment of Main Place Drive between Main Street and Bedford Street. 18. Revise site plan and tentative map to depict and note an ADA path along Bedford Street between Main Place Drive and Bronson Street. Coordinate with all agencies involved with this right of way, such as City of Orange, City of Santa Ana, and Caltrans. 19. Revise the site plan and tentative map to add a note that the entire width of all proposed private aisles within this site to be dedicated to the City of Santa Ana as a “Non- Exclusive Easement for vehicular access, traffic loops, access rights in, over, across, upon and through said tract for the purpose of maintaining, servicing, repairing, replacing and reading the public water meters and traffic loops within said tract”. 20. Add a note on the site plan and the tentative map to read “CONSTRUCTION/INSTALLATION/REPAIR OF ALL THE IMPROVEMENTS REQUIRED FOR THIS PROJECT WILL BE CONSTRUCTED AT THE SOLE EXPENSE OF THE APPLICANT AS OUTLINED IN THE MITIGATION MEASURES FROM EIR, TRAFFIC IMPACT ANALYSIS, DRAINAGE, WATER DEMAND, SEWER AND WATER ASSESSMENT STUDIES, AND PRELIMINARY WATER QUALITY MANAGEMENT PLANS AND SHALL BE IN ACCORDANCE WITH CITY DESIGN STANDARDS AND SPECIFICATIONS, AND THE SANTA ANA MUNICIPAL CODE”. 21. Add a note on the site plan and the tentative map to read “THIS PROJECT WILL PROCESS AND RECORD CC&RS FOR THE MAINTENANCE AND COST SHARING RESPONSIBILITY THE FUTURE COMMON UTILITY FACILITIES SERVING THIS SITE, INCLUDING BUT NOT LIMITED TO PRIVATE WATER, FIRE, IRRIGATION, SEWER, DRAINAGE, etc.”. 22. Provide a Site Traffic Impact Analysis (TIA). Prior to site plan approval; submitted to the PWA agency for review and approval. The TIA shall include, but shall not be limited to the following: Submitted and under review. a. A forecast of the amount and distribution of vehicular traffic to be generated by the project and the commutative projects. b. An assessment of the impact the project may have upon adjacent signalized and un- signalized intersections. c. Assessments and recommendations at project access locations, including the ability of project traffic to enter and exit the site, traffic controls, movement restrictions, sight distance and internal circulation. The detailed scope of work will be provided to the consultant. If you have any questions regarding the scope of work please contact Zed Kekula, Senior Civil Engineer, at (714) 647- 5606, Please address the following comments of the TIA 1) General: a) Add page numbers to the sheets of the various intentionally left blank pages, tables and figures within the report 2) Page 9 – Figure 3: a) Update Project Site Plan to reflect the latest parcel lines for Parcel No. 5 3) Page 18, Figure 4: a) Add missing NBRT lane configuration/designation arrow to intersections 1. 4) Page 26, Table 8: a) Provide calculation sheets used to arrive at internal capture and pass-by reduction percentages 5) Page 27, Table 9: a) Provide calculation sheets used to arrive at internal capture and pass-by reduction percentages 6) Appendix B: a) Provide reason and justification for utilizing “15 minutes analysis period” instead of a 1 hour analysis period b) Provide reason and justification for the variation in “Peak Hour Factor” used throughout the LOS calculations sheets (Various Peak Hour factors used: 0.88, 0.90, 0.91, 0.92, 0.93, 0.94, 0.95, 0.96, 1.00) c) Provide reason and justification for deviating from the following City’s Traffic Impact Analysis Guidelines: “Capacity analysis at the following intersections during both the morning (am) and evening (pm) peak periods. The City of Santa Ana utilizes the following values in calculating Intersection Capacity Utilizations (ICU’s):1600 vphpl for turning lanes, 1700 vphpl for through lanes, 5% clearance intervals. For Unsignalized intersection, the HCM shall be used.” Additional comments compared to February 26, 2019 comments 7) School Traffic: a) With the proposed residential component of MainPlace Mall Revitalization Plan, how will the school traffic trips be captured? b) How many school related trips are expected? c) What schools will the student population be served by? d) Has the project contacted the School District to verify school campus capacity availability? TIA related comments on Administrative Draft – MainPlace Specific Plan 1) Page 2-15, Section 2.6.1.C, Figure 2-9 Bedford Road Restriping: a) Update figure to show the proposed access on the east leg of the intersection per the latest development improvement plans. 2) Page 2-15 to 2-16, Section 2.6.1.D: a) Second to last sentence is an incorrect statement. The HOV ramp is on Main Street. Note that the HOV access ramp at Main St will be eliminated by 2019/20. “An HOV ramp from Broadway provides access to Interstate 5 near the Discovery Science Center, south of MainPlace.” Upon review of comments above, please contact Ruben Castenada with any questions at rcastaneda@santa-ana.org. Comments on Administrative Draft – MainPlace Specific Plan 1) Page 2-16, Section 2.6.1.D Broadway: a) Second to last sentence is an incorrect statement. The HOV ramp is not off Broadway, it is off Main Street. Also, note that the access to the HOV ramp at Main St was eliminated on April 2019. “An HOV ramp from Broadway provides access to Interstate 5 near the Discovery Science Center, south of MainPlace.” Upon review of comments above, please contact Ruben Castaneda with any questions at rcastaneda@santa-ana.org. 23. Revise the site plan/tentative map to depict and note all recommended mitigations per the approved Site Traffic Impact Analysis (TIA). 24. Submit for review a run-off study showing existing and proposed facilities, methods of draining the site without exceeding the capacity of any street or adjacent storm drain facility, and recommendations mitigating any deficiencies generated from the run-off. Submitted under review. 25. Revise the site plan/tentative map to depict and note all recommended mitigations per the approved run-off study. 26. Revise the site plan to depict any proposed gates on driveways. Proposed gates to be set back at least 60 feet from the property line to accommodate entering vehicles waiting to open the proposed gate. Also, provide spaces for guest parking and turnaround area outside any proposed gate. Note: If no gates are proposed, add note on the plans to read “NO GATES ARE PROPOSED IN THIS PROJECT. ANY PROPOSED GATE WILL BE SUBJECT TO ADDITIONAL REVIEW AND COMMENTS”. 22. Revise the site plan to allow for the safe and efficient access of trash vehicles to trash receptacles. The following are the guidelines and the minimum requirements: • Depict and note the exact location(s) of the trash and recycling receptacles. • The residential element of a project with 3 or more dwelling units will require a minimum combined trash and recycling service level of 0.5 cubic yards (CY) per residential unit, per SAMC Sec. 16-37. • Minimum 40’ x 16’ wide staging area shall be available on service days from 6 a.m. to 6 p.m. • Minimum vertical clearance of 25’ at the staging area for bin service clearance • Minimum 13’ vertical clearance for scout truck. • All staging areas are to be onsite. No street staging is permitted. • 42’ on a 90-degree turn radius • All driveway and staging areas must be able to sustain a minimum gross weight of 60,000 lbs. per vehicle. • Maximum size of bin shall be 4 cubic yards. • Maximum number of pick-ups is 2 times per week for residential projects only. • Depict the trash trucks’ turning radius at all proposed internal corners. • Provide complete circulation for trash trucks, backing up into the streets is not allowed for safety reasons. • All items must be noted on the final site plan. Provide a copy of the will serve letter obtained from Waste Management, Inc. Contact Walter Roberts at (714) 371-6747 or wrobert1@wm.com 23. Revise the site plan and tentative map to depict and note the construction of full depth rubberized asphalt pavement along Main Place Drive and all private aisles per City standards and approved street improvement plans. Not Addressed. 24. Revise the site plan and tentative map to depict and note the construction of full depth rubberized asphalt pavement along the project frontage on Main Street to the centerline of Main Street per City standards and approved street improvement plans. Not Addressed. 25. Proposed phasing for off-site improvements shall be included in Development Agreement including scheduling and timelines for construction completion. 26. Add a note to the site plan and the tentative map to read “Install 24” Box Street trees every 35’ per the City Standards and approved plan, as needed per the City Standards and the approved street improvement plans. Please contact the tree section supervisor at (714) 647-3304 for tree species”. Note shown on Tentative Map Sheet 1 27. Revise the site plan to depict and note the removal of existing street lights and the installation of new street lights including all fixtures luminaries, poles and conduits required for power supply etc. per new City Standards along property frontage on Main Place Drive and Main Street. Contact Tyrone Chesanek at (714) 647-5045 for type of light and City Standards. Not Addressed. 28. Revise the site plan to depict and note the installation of drought tolerant landscape in all public medians and parkways along Main Place Drive and Main Street between Main Place Drive and the 22 Freeway per the City of Santa Ana Parkway Guide line for Drought Tolerant plants. http://www.santa- ana.org/sawatersmart/documents/SAParkwaysGuidelines27May2015.pdf Not Addressed 29. Revise the site plan/tentative map to add note “Street tree removal within the public right- of-way is subject to approval by the Environmental and Transportation Advisory Committee (ETAC). A letter requesting the removal of existing street tree(s) that conflict with the proposed improvements will be provided to the City of Santa Ana prior to site plan approval.” The City will present the information to the ETAC committee for action, see sample letter attached as Exhibit “C”. Noted on sheet 1. 30. Submit preliminary surface drainage/utility plan that depicts all applicable “Site Design,” structural “Source Control,” and “Treatment Control” Best Management Practices (BMPs) in accordance with the Orange County Drainage Area Management Plan (DAMP) and the City of Santa Ana Local Implementation Plan (LIP). Site drainage should go to the landscape swale and should not be in conflict with the landscape plantings. Submitted and under review. NOTE: Go to the Planning & Building permit counter for issuance of a grading permit number before submitting plans to the Public Works counter for plan checking. 23. Pay all related plan checking deposits for required Public Works Agency submittals. These include preliminary WQMPs, preliminary grading plans, traffic control study, drainage study, sewer capacity analysis and hydrological study. These may be paid at the Public Works counter at the time of submittal of these items. Not Paid, Please make the next submittal at the Development Engineering Counter and Pay related review fees. 24. Submit two copies of the preliminary WQMP for review and approval to the Public Works Agency. Go to www.santa-ana.org/pwa/stormdrain/WaterQualityManagement PlanTemplates.asp for information on preparation of WQMPs. Submitted, under review. a. Preliminary Water Quality Management Plan (WQMP)/surface drainage/utility plan should depict all applicable “Site Design,” structural “Source Control,” and “Treatment Control” Best Management Practices (BMPs) in accordance with the most current Orange County Drainage Area Management Plan (DAMP) and the City of Santa Ana Local Implementation Plan (LIP) b. The site plan shall incorporate improvements as determined by the Public Works Agency from the review of the preliminary WQMP and surface drainage plan. c. The site plan to incorporate construction of any proposed “Site Design”, BMPs, (such as walkways with open joints, sidewalks and parking lot aisles with minimum widths, draining sidewalks into adjacent landscaping, incorporating the landscape area into drainage system, etc.) to minimize the impervious areas and to maximize permeability and natural areas. Reference the most current Orange County DAMP and the LIP. d. Any proposed “Treatment Control” BMPs using the Best Available Technology (such as biofilters, dry or wet detention basins, landscape detentions, wet ponds or wetlands, drainage inserts, filtration basins, etc.) and recommended sizing calculations near pollutant source, so as to infiltrate and filter the pollutants of concern in post development runoff flow prior to its discharge into any receiving body of water or urban storm drain. Reference the most current Orange County DAMP and the City of Santa Ana LIP. e. All new developments and significant redevelopments require preparation of a NPDES post-construction storm water management plan in accordance with the most current Orange County DAMP and the City of Santa Ana LIP that includes all applicable BMPs for this “Priority Project.” f. Add a note to the site plan and the tentative map to read “The BMPs, shown on the approved site plan are only preliminary and will be revised or modified as necessary upon completion of the WQMP. Prior to the issuance of the grading permit, the approved grading/utility plan shall incorporate all required Structural BMPs. For assistance and an informational handout (including a WQMP template),” Not Noted. 25. Revise the site plan to add the note “This site will be designed and constructed in accordance with the California Regional Water Quality Control Board Santa Ana Region Order No. R8-2009-0030 discharge requirements (MS4 Permit).” Contact Ehab Elias (714) 647-5627 for additional information”. Noted 31. Each parcel shall treat the storm water separately. If storm water is crossing parcel lines, a reciprocal drainage easement shall be provided. B. Prior to the recordation of final map, complete the following: 1. Submit and have approved Street Improvement Plans prepared by a registered civil engineer for construction of all new public improvements, including mitigation findings of Environmental Impact Report (E.I.R.), Traffic Impact Analysis, Drainage Study, Hydrology/Hydraulics Study, Water Demand Study, Water Supply Assessment Study, Sewer Feasibility Study, and Preliminary Water Quality Management Plan necessary to support that phase of development being proposed. (Added to comment EE) 2. Submit and have approved Street Improvement Plans prepared by a registered civil engineer for construction of bikelane along MainPlace Mall Drive including sandblasting of existing striping, slurry seal of new pavement and striping of new lanes prior to recordation of first phase of development being proposed. (Added to comment EE) 1. Construct sidewalk along Mainplace Drive necessary to support that phase of development being proposed. The sidewalk shall connect to an existing City sidewalk directly or through an accessible path of travel through private property with proper pedestrian signage and easements. (New comment EE) 2. Complete street vacation process for portion of Main Place Drive to be abandoned in advance of the recordation of parcels 1, 2, and/or 9. (Added to comment EE) 3. Complete construction of, or provide a bond for all public and private water and sewer improvements necessary to support that phase of development being proposed. (Added to comment EE) 4. Provide required easements, through a final map, separate instrument or equivalent document for all public water and sewer improvements necessary to support that phase of development being proposed. (Added to comment EE) 5. Provide required CC&R for maintenance and cost sharing responsibility for all private water and sewer improvements necessary to support that phase of development being proposed. (New comment EE) 6. Complete construction of, or provide a bond for all public improvements as shown on the site plan, tentative map and all requirements hereon necessary to support that phase of development being proposed. (Added to comment EE) C. Prior to Submittal into Building plan check, complete the following: Submit to the Public Works agency any of following as applicable to the project: begin review process of surface drainage/grading/utility plans, erosion control plan, water quality management plan, street improvement plan, copy of the Storm Water Pollution Prevention Plan, State Water Board WDID number, street vacation, CC&Rs, easements and parcel map as described below under “Section C. Prior to issuance of building permit”, by making the initial submittal of the listed plans and maps, and paying the required fees. D. Prior to issuance of a building permit, complete the following: 1. Provide two copies of the approved WQMP that include the following: a. Site Assessment. b. Site Design BMPs. c. Applicable Routine Source Control BMPs. d. Selection and sizing of the Treatment Control BMPs. e. Mechanism(s) by which funding for long-term operation and maintenance of all Structural BMPs will be provided. f. Operation and Maintenance (O&M) Plan to describe the long-term operation and maintenance requirements of all applicable Structural BMPs and to identify the entity in charge of implementation. Note: All new developments and existing facilities with significant redevelopment, irrespective of their size or category (Priority or Non-priority) shall provide and have approved a WQMP prior to the issuance of a grading permit. The WQMP document shall describe all applicable BMPs consistent with the approved surface drainage/grading plan. contact Mindy Ly at (714) 647-5665 for assistance. 2. Submit, for review and approval, a surface drainage/grading/erosion control plan, prepared by a registered civil engineer, showing the direction and means of flow to the adjacent street. The plan is to include existing and proposed elevations at and adjacent to all property lines. Drainage routed to the street must be directed beneath the sidewalk and through the curb. The plan shall depict all applicable “Site Design,” structural “Source Control,” and “Treatment Control” BMPs in accordance with the most current Orange County DAMP and the City of Santa Ana LIP. 3. Complete street vacation process for portion of Main Place Drive to be abandoned prior to the issuance of building permits on parcel 1 or parcel 9, adjacent to the portion of Mainplace Drive to be vacated. . (Added to comment EE) 4. Submit and have approved Street Improvement Plans, prepared by registered civil Engineer(s) for construction of all improvements identified in the approved site plan, and traffic and drainage mitigation measures necessary to support that phase of development being proposed. (New comment EE) 5. Construct, or post a bond for, all improvements approved per the site plan, street improvement plans, and mitigation measures necessary to support that phase of development being proposed. (New comment EE). 6. Process and record the following: a. Final Map for the parcel that the building is located on. b. Covenants, Conditions, Restrictions and Easements (CC&Rs) or equivalent document for the maintenance and cost sharing responsibility of the future common utility facilities serving the proposed sites. c. Street abandonment deeds and legal descriptions if the building is located on parcel 1 or parcel 9. d. Easements for all public water and sewer improvements either by separate instrument or equivalent document. e. Agreement for installation of public improvements along with bonds or cash deposit. 7. Pay the required fees as follows: a. Plan Check Fee (WQMP, final map, CC&Rs, grading, dedication, and street improvement). b. Transportation System Improvement Area (TSIA) fees. c. Sewer Connection Fee - Based on the number of plumbing fixture units at the current cost per unit. The Public Works Agency will require a set of both plumbing and floor plans showing existing and new plumbing fixtures for all proposed development, including retail shops, office buildings, hotel and residential units. d. Orange County Sanitation District (OCSD) - Please check with OCSD for the latest fee for all new improvements.) e. Revise the site plan to depict and add a note on the plans to read, appropriate Back Flow Preventer required for all fire services, domestic and landscape water meter per grading and street improvement plans. f. Fair share fees, if required. g. Any proposed project, which includes a Food Service Establishment, shall comply with City’s Ordinance No. NS-26-70 for Fat, Oil, and Grease (FOG) Control Program, and its subsequent requirement for construction of a Grease Interceptor. Developer shall contact City’s Planning and Building Department to incorporate design of the required grease interceptor of adequate size, into the project’s plumbing plans, and to determine an appropriate location for it within the project site. h. Drainage Assessment area fee. Note: The above fees are current and subject to change. The applicant must pay the prevailing rate at the time payment is made. Federal Clean Water Protection Enterprise Fee Surcharge of 26% added to public improvement plan check, sewer lateral/water service, street work permit, and grading permit fees. 8. Street work shall be required to be performed by a licensed contractor. The contractor must provide the following prior to issuance of the street work permit. a. A City of Santa Ana business license. b. A Certificate of Insurance of general liability containing requirements as set forth by the City Attorney. c. A Contractors license (with approved classification). d. Proof of Worker’s Compensation Insurance. e. Two (2) sets of the approved street improvement plans and traffic control plans. If there are any new connections to the City’s Water Main, provide an approved application for installation of Water Service. For an application, Contact Water Division, at (714) 647-3320, for assistance. 9. Should the developer seek a building permit release or recordation of the final map prior to completing the off-site improvements, the developer must provide a cash bond (or cash deposit) in an amount specified by the City of Santa Ana upon approval of all improvement plans and unit quantities. This cash bond (or cash deposit) shall guarantee the construction of all necessary improvements. The cash deposit shall be released after the passage of the mechanics lien period from the date that all improvements have been completed and the street work permit has been signed off by the Public Works Agency’s Construction Inspector. The deposit amount will be determined based upon grading and street improvement plans. General requirements (Water): 1. A complete Water Supply Assessment (WSA) required for this project. The developer is required to complete WSA prior to any permit issuance. 2. An updated 2000 Master Plan Analysis required. 3. Arrange for installation of any needed new, relocation or upgrading of any existing domestic or irrigation WATER SERVICES and WATER MAINS as required by the Public Works Agency. These facilities will be designed and installed in conformance with the City of Santa Ana Standards and approved plans. The developer shall abandon all non-used existing water services and meters at the main, per City Standards, salvage and return the meter to the City Yard. The developer’s engineer (License Civil Engineer) and contractor (required General Engineering “A” or a “C–34” Contracting License) will do design and installation of new water services following the issuance of a water application and a street work permit (if applicable). Demand calculations per gallon per minute for size determination are required for all domestic and irrigation water meters. Contact Water Division, at (714) 647-3320, for assistance. Note: Separate landscape irrigation water service/meter shall be used to irrigate all non- residential/commercial irrigated landscapes of 1,000 sq. ft. and residential irrigated landscape of 5, 000 sq. ft. or greater. It is required, a proper size water meter to be designed to supply the project’s landscape irrigation system. Note: The City of Santa Ana recommends the use of Weather Based Irrigation Controllers” Smart Timers” and Rotating Nozzles for Pup-up Spray Heads to be used on your irrigation systems. For a listing of approved equipment and possible rebates, please go to wwww.bewaterwise.com; Contact Water Quality Inspector at (714) 647-3341 for assistance. 4. Arrange for installation of any new, relocation or upgrading of any existing FIRE PROTECTION FACILITIES as required by the City of Santa Ana Fire Department. It is required, that these facilities to be installed in conformance with the City of Santa Ana Standards and approved plans. The developer’s engineer (License Civil Engineer) and contractor (requiring General Engineering “A” or a “C–34” license) will do design and installation. All residential units require individual meters, master meter for the building with individual private meters for each unit. Provide fire flow calculations for fire line and backflow device suggested sizing. Contact OCFA Plan Check, at (714) 573-6126, for assistance. 5. Prior to turning on any water meters (domestic and irrigation) and/or fire services, arrange for installation, testing and certification of all needed BACKFLOW PROTECTION DEVICES, whether such devices are shown on the project plans or not. The developer in conformance with the code, regulations and the City of Santa Ana requirements will install approved backflow devices on-site. (Please obtain latest list of approved backflow prevention assemblies from USC foundation for Cross Connection Control and Hydraulic Research.) General requirements (Sewer): 1. All new development projects fronting OCSD sewer shall construct a new City owned sewer main and be served by a separate and new sewer lateral connection(s) to serve each individual lot or parcel. Use of a common or shared sewer lateral/system among separate commercial/industrial parcels or residential lots (with no direct public sewer access) is only allowed if a CC&R for maintenance and cost sharing responsibility of such laterals/systems is prepared and recorded. (Added to comment by Rudy Rosas) 2. A complete Sewer Feasibility Study (SFS) required for this project. It is required to complete SFS prior to any permit issuance. 3. The Developer shall arrange for the design and construction of a new sewer mains as well as sewer lateral(s) per City of Santa Ana Standards and approved Improvement Plans, following the issuance of a Street Work Permit. The developer’s engineer (License Civil Engineer) and contractor (requiring General Engineering “A” or a “C–34” license) will do design and installation. 4. Use of a common or shared sewer lateral/system among separate commercial/industrial parcels or residential lots (with no direct public sewer access) only allowed if a CC&R for maintenance and cost sharing responsibility of such laterals/systems prepared and recorded. 5. OCSD officials shall approve construction of a new or using an existing OCSD sewer lateral connection in advance (if applicable). The developer shall submit design plans to OCSD for review and approval. After approval of the design connection plans by OCSD, the City of Santa Ana will process an OCSD connection permit. Upon payment of applicable OCSD permit inspection fees, a connection permit will be issued to the developer by OCSD 6. Any existing sewer lateral(s) serving the project site shall be capped and abandoned at the main line per City of Santa Ana standards, (contact Mir Fattahi for the latest sewer abandonment standard.) Contact Water Division, at (714) 647-3320, for assistance. D. Prior to release of utilities or a certificate of occupancy, complete the following: 1. Complete construction of all the required improvement in the public right-of-way necessary to support that phase of development being proposed and provide a copy of the signed off street work permit. (Added to comment EE) Please contact Ehab Elias, at (714) 647-5627, for assistance regarding the above requirements. T:\Development Services\Development Projects\MainN2800_2018- 017_MainPlaceMallRevitalizationMasterPlan_EE\MEMO_MainN2800_2018-017R_MainPlaceMallRevitalizationMasterPlan_EE.doc EXHIBIT 2 5/2/2019 . apps.spatialstream.com/production/dashboard/8/9/0/CurrentBuild/html/Reporting.html 1/1 Amendment Application No. 2018-04, Tentative Parcel Map No. 2018-01, andDevelopment Agreement No. 2018-02, "MainPlace Specific Plan"2800 North Main Street Exhibit 2 - Vicinity Zoning and Aerial View © 2019 Digital Map Products. All rights reserved. Santa Ana Boundary Zoning 625 feet EXHIBIT 3 EXHIBIT 3 Draft MainPlace Specific Plan (SP-4) The MainPlace Specific Plan (SP-4) is available online at: https://www.santa-ana.org/sites/default/files/pb/planning/Final_MainPlace_SP_Online_Viewing.pdf EXHIBIT 4 © CENTENNIAL MAINPLACE PREPARED FOR CENTENNIAL 8750 N. CENTRAL EXPRESSWAY, SUITE 1740 DALLAS, TX 75231 972-888-8044 OROBINSON@CENTENNIALREC.COM TENTATIVE PARCEL MAPKnow what's before you dig.below.Call 811RBASIS OF BEARINGSASSESSOR'S PARCEL NUMBERSLEGENDSHEET INDEXPROJECT TEAMCENTENNIAL MAINPLACETENTATIVE PARCEL MAP NO. 2018-139FLOOD ZONELEGAL DESCRIPTIONABBREVIATIONSPROJECT SUMMARY:BUILDING SETBACK REQUIREMENT:””””””””””””””””””“”””EXISTING MAIN STREETSECTION A-AEXISTING BEDFORDTYPICAL SECTION1TITLE SHEET MAIN STREETMAINPLACE DRIVESTATE ROUTE 22 FREEWAYMAINPLACE DRIVEINTERSTATE 5 FREEWAYBEDFORD LAWSON WAY M A I N P L A C E D R I V E VICINITY MAPN.T.S.TOWN AND COUNTRY ROADLA VETA AVENUEMEMORY LANEPROJECT SITENOT TO SCALEN. BROADWAYEXISTING MAINPLACE DRIVEEXISTING SECTIONESTIMATED EARTHWORK QUANTITIESBENCHMARKUTILITY PURVEYORSOWNER'S STATEMENTGENERAL NOTES:PARCEL AREA TABLE:MAIN PLACE DRIVE PROPOSED SECTION R2980.0'R2965.8'MAIN STREETMAINPLACE DR IVE 22 FREEWAY MAINPLACE DRIVE BEDFORDMAINPLACE DRIVEINTERSTATE 5 FREEWAYTITLE REPORT PARCEL A-14.119 Ac.TITLE REPORT PARCEL A-13.284 Ac.TITLE REPORT PARCEL A-11.984 Ac.TITLE REPORT PARCEL A-13.401 Ac.TITLE REPORT PARCEL A-11.075 Ac.TITLE REPORT PARCEL A-13.171 Ac.TITLE REPORT PARCEL A-13.007 Ac.N1°05'32"E'80.00'R=108.00'L=34.30'Δ=18°11'42"N1°05'32"E' 22.89'N41°19'54"W' 37.14'R=108.00'L=34.30'Δ=18°11'42"R=92.00'L=29.22'Δ=18°11'42"S1°05'32"W' 16.42'N89°03'33"W' 575.23'S1°05'32"W' 274.98'R=92.00'L=29.22'Δ=18°11'42"R=108.00'L=34.30'Δ=18°11'42"N1°05'32"E' 96.27'S26°50'45"E' 322.43'S88°15'03"E' 81.43'N4°52'33"E' 17.03'R=174.00'L=102.29'Δ=33°40'54"R=474.00'L=67.32'Δ=8°08'14"S7°51'00"E' 198.05'N89°03'41"W' 180.49'S34°09'21"W' 229.43'R=274.00'L=217.62'Δ=45°30'22"S79°39'43"W' 136.20'R =3 7 4 .0 0 ' L =7 3 .61' Δ =11°1 6 '3 6 "R=448.00'L=124.57'Δ=15°55'54"S89°02'42"E' 525.50'N1°05'32"E' 226.20'N1°45'41"E' 45.34'R=2974.00'L=311.57'Δ=6°00'09"S20°50'36"E' 238.65'N1°05'32"E'4.83'S88°55'27"E' 362.15'S1°04'33"W' 302.66'N88°45'28"W' 426.35'N1°05'13"E' 258.75'R=34.50'L=48.66'Δ=80°48'56"R=225.50'L=36.22'Δ=9°12'13"N0°30'11"W' 224.78'PARCEL 52.79 ACRESN88°13'05"W' 204.51'R=210.0 0' L=224.9 4' Δ=61°22'2 0"S43°01'01"W' 37.42'PARCEL 21.62 ACRESR=530.63'L=84.39'Δ=9°06'44"R=463.29'L=66.86'Δ=8°16'08"R=448.00'L=22.66'Δ=2°53'52"S1°05'14"W' 76.64'N89°03'41"W' 18.08'S43°54'28"E' 24.04'S1°05'32"W' 35.74'S46°05'32"W' 24.04'S1°05'32"W' 202.23'N0°30'11"W' 68.60'N45°17'41"E' 23.71'N0°30'11"W' 67.73'N44°42'19"W' 24.38'N46°05'32"E' 35.36'N1°05'32"E' 43.64'S26°50'45"E' 453.61'S88°15'03"E' 201.24'R=210.00'L=225.06'Δ=61°24'18"PARCEL 31.90 ACRESPARCEL 41.75 ACRESR=474.00'L=40.17'Δ=4°51'22"S26°50'45"E' 453.61'S5°35'09"E' 85.53'PARCEL 622.82 ACRESPARCEL 15.44 ACRESPARCEL 74.05 ACRESPARCEL 83.08 ACRESPARCEL 101.66 ACRESPARCEL 91.93 ACRESR=92.00'L=29.22'Δ=18°11'42"R=174.00'L=25.28'Δ=8°19'27"N0°56'19"E' 6.62'N89°10'53"W' 87.33'A A © CENTENNIAL MAINPLACE PREPARED FOR CENTENNIAL 8750 N. CENTRAL EXPRESSWAY, SUITE 1740 DALLAS, TX 75231 972-888-8044 OROBINSON@CENTENNIALREC.COM TENTATIVE PARCEL MAPKnow what's before you dig.below.Call 811RLEGENDNORTHREFERENCE DOCUMENT:EASEMENT SCHEDULE:2PARCEL AREA TABLE:CONCEPTUAL PUBLIC IMPROVEMENTS ANDUTILITY QUANTITIES:GENERAL NOTES: MAINPLACE DR IVE INTERSTATE 5 FREEWAY155.7± FFE155.7 ± FFE144.5 ± FFE154.0 ± FFE© CENTENNIAL MAINPLACE PREPARED FOR CENTENNIAL 8750 N. CENTRAL EXPRESSWAY, SUITE 1740 DALLAS, TX 75231 972-888-8044 OROBINSON@CENTENNIALREC.COM TENTATIVE PARCEL MAPKnow what's before you dig.below.Call 811RNORTH3PRELIMINARY GRADING PLAN3564 LEGENDALL UTILITY AND DRAINAGE LINE LOCATIONS,DEPTHS, AND SIZES ARE APPROXIMATE. BEDFORDMAINPLACE DRIVE155.7± FFE155.4 ± FFE154.5 ± FFE155.0 ± FFE155.7 ± FFE145.0 ± FFE154.5 ± FFE© CENTENNIAL MAINPLACE PREPARED FOR CENTENNIAL 8750 N. CENTRAL EXPRESSWAY, SUITE 1740 DALLAS, TX 75231 972-888-8044 OROBINSON@CENTENNIALREC.COM TENTATIVE PARCEL MAPKnow what's before you dig.below.Call 811RNORTH4PRELIMINARY GRADING PLAN3564 LEGENDALL UTILITY AND DRAINAGE LINE LOCATIONS,DEPTHS, AND SIZES ARE APPROXIMATE. MAIN STREETMAINPLACE DRIVE 155.7± FFE155.5 ± FFE155.0 ± FFE155.0 ± FFE154.0 ± FFE© CENTENNIAL MAINPLACE PREPARED FOR CENTENNIAL 8750 N. CENTRAL EXPRESSWAY, SUITE 1740 DALLAS, TX 75231 972-888-8044 OROBINSON@CENTENNIALREC.COM TENTATIVE PARCEL MAPKnow what's before you dig.below.Call 811RNORTH5PRELIMINARY GRADING PLAN3564 LEGENDALL UTILITY AND DRAINAGE LINE LOCATIONS,DEPTHS, AND SIZES ARE APPROXIMATE. MAIN STREET22 FREEWAY BEDFORD155.7± FFE155.4 ± FFE154.5 ± FFE155.0 ± FFE155.0 ± FFE155.0 ± FFE155.0 ± FFE155.0 ± FFE© CENTENNIAL MAINPLACE PREPARED FOR CENTENNIAL 8750 N. CENTRAL EXPRESSWAY, SUITE 1740 DALLAS, TX 75231 972-888-8044 OROBINSON@CENTENNIALREC.COM TENTATIVE PARCEL MAPKnow what's before you dig.below.Call 811RNORTH6PRELIMINARY GRADING PLAN3564 LEGENDALL UTILITY AND DRAINAGE LINE LOCATIONS,DEPTHS, AND SIZES ARE APPROXIMATE. PARCEL 52.79 ACRESPARCEL 622.82 ACRESPARCEL 101.66 ACRESMAINPLACE DR IVE INTERSTATE 5 FREEWAY © CENTENNIAL MAINPLACE PREPARED FOR CENTENNIAL 8750 N. CENTRAL EXPRESSWAY, SUITE 1740 DALLAS, TX 75231 972-888-8044 OROBINSON@CENTENNIALREC.COM TENTATIVE PARCEL MAPKnow what's before you dig.below.Call 811RNORTH7PRELIMINARY UTILITY PLAN79108 LEGENDALL UTILITY AND DRAINAGE LINE LOCATIONS,DEPTHS, AND SIZES ARE APPROXIMATE. PARCEL 622.82 ACRESPARCEL 74.05 ACRESPARCEL 83.08 ACRESPARCEL 91.93 ACRESBEDFORDMAINPLACE DRIVE© CENTENNIAL MAINPLACE PREPARED FOR CENTENNIAL 8750 N. CENTRAL EXPRESSWAY, SUITE 1740 DALLAS, TX 75231 972-888-8044 OROBINSON@CENTENNIALREC.COM TENTATIVE PARCEL MAPKnow what's before you dig.below.Call 811RNORTH8PRELIMINARY UTILITY PLAN79108 LEGENDALL UTILITY AND DRAINAGE LINE LOCATIONS,DEPTHS, AND SIZES ARE APPROXIMATE. PARCEL 52.79 ACRESPARCEL 31.90 ACRESPARCEL 41.75 ACRESPARCEL 622.82 ACRESPARCEL 101.66 ACRESMAIN STREETMAINPLACE DRIVE © CENTENNIAL MAINPLACE PREPARED FOR CENTENNIAL 8750 N. CENTRAL EXPRESSWAY, SUITE 1740 DALLAS, TX 75231 972-888-8044 OROBINSON@CENTENNIALREC.COM TENTATIVE PARCEL MAPKnow what's before you dig.below.Call 811RNORTH9PRELIMINARY UTILITY PLAN79108 LEGENDALL UTILITY AND DRAINAGE LINE LOCATIONS,DEPTHS, AND SIZES ARE APPROXIMATE. PARCEL 21.62 ACRESPARCEL 31.90 ACRESPARCEL 622.82 ACRESPARCEL 15.44 ACRESPARCEL 91.93 ACRESMAIN STREET22 FREEWAY BEDFORD© CENTENNIAL MAINPLACE PREPARED FOR CENTENNIAL 8750 N. CENTRAL EXPRESSWAY, SUITE 1740 DALLAS, TX 75231 972-888-8044 OROBINSON@CENTENNIALREC.COM TENTATIVE PARCEL MAPKnow what's before you dig.below.Call 811RNORTH10PRELIMINARY UTILITY PLAN79108 LEGENDALL UTILITY AND DRAINAGE LINE LOCATIONS,DEPTHS, AND SIZES ARE APPROXIMATE. PARCEL 52.79 ACRESPARCEL 21.62 ACRESPARCEL 31.90 ACRESPARCEL 41.75 ACRESPARCEL 622.82 ACRESPARCEL 15.44 ACRESPARCEL 74.05 ACRESPARCEL 83.08 ACRESPARCEL 101.66 ACRESPARCEL 91.93 ACRESPARCEL 52.79 ACRESPARCEL 21.62 ACRESPARCEL 31.90 ACRESPARCEL 41.75 ACRESPARCEL 622.82 ACRESPARCEL 15.44 ACRESPARCEL 74.05 ACRESPARCEL 83.08 ACRESPARCEL 101.66 ACRESPARCEL 91.93 ACRESMAIN STREETMAINPLACE DRIVEMAINPLACE DRIVE BEDFORDMAINPLACE DRIVEINTERSTATE 5 FREEWAYBROADWAY© CENTENNIAL MAINPLACE PREPARED FOR CENTENNIAL 8750 N. CENTRAL EXPRESSWAY, SUITE 1740 DALLAS, TX 75231 972-888-8044 OROBINSON@CENTENNIALREC.COM TENTATIVE PARCEL MAPKnow what's before you dig.below.Call 811RGARBAGE TRUCK EXHIBIT11 EXHIBIT 5 £xQrn \%~s / / FASH ION SQUARF COMMERCIAL CENTF C fl&JPtatC) VOLUME I K - PREPARED FOR THE CITY OF SANTA ANA COMMUNITY REDEVELOPMENT AGENCY 0 PREPARED BY ULTRASYSTEMS. INC. 1B545 VON KARMAN AVENUE IRVINE, CALIFORNIA 92714 asS -700D 6- FINAL ENVIRONMENTAL IMPACT REPORT CITY OF SANTA ANA REDEVELOPMENT PROJECT L FASHION SQUARE COMMERCIAL CENTER Li Li U C I; PREPARED FOR: THE CITY OF SANTA MA -~ u COMIIUNITY REDEVELOPMENT AGENCY PREPARED By: ULTRASYSTEMS, INC. 168~45 VON KARMAN AVENUE IRVINE, CALIFORNIA 92714 SEPTEMBER, 1933 4123 TABLE OF CONTENTS * Section Page 1.0 INTRODUCTION....................................................1 2.0 GENERAL SUMMARY OF ENVIRONMENTAL IMPACTS AND MITIGATION MEASURES.................................3 2.1 Land Use................................................3 2.2 Soils and Geology.......................................4 2.3 Hydrology...............................................4 2.4 Biota...................................................S 2.5 Archaeology.............................................5 2.6 Traffic and Circulation.................................6 2.7 Noise...................................................8 -L 2.8 Air Quality.............................................8 2.9 Shade/Shadow, Glare, Illumination....................10 2.10 Aesthetics.............................................11 2.11 Housing/Population.....................................£2 L 2.12 John Wayne Airport.....................................12 2.13 Public Services and Utilities..........................13 2.14 Energy Conservation....................................16 3.0 PROJECT DESCRIPTION............................................18 3.1 Location and Boundaries................................18 LI 3.2 Discretionary Actions..................................18 3.3 Statement of Objectives................................25 3.4 Project Characteristics................................27 [2 4.0 REGIONAL SETTING AND RELATED PROJECTS..........................30 5.0 DISCuSSION OF THE ENVIRONMENTAL SETTING, IMPACTS AND MITIGATION MEASURES................................33 5.1 Land Use...............................................33 5.1.1 Environmental Setting.......................33 5.1.2 Impacts.......................................49 5.1.3 Mitigation Measures...........................56 5.1.4 Significant Environmental Effects . . 57 5.2 Soils and Geology......................................58 5.2.1 Environmental Setting.......................58 5.2.2 Impacts.......................................59 5.2.3 Mitigation Measures...........................60 5.2.4 Significant Environmental Effects . . 60 i -y \ TABLE OF CONTENTS (CONTINUED) Section Page 5.3 Hydrology.............................................61 5.3.1 Environmental Setting.......................61 5.3.2 Impacts......................................61 5.3.3 Mitigation Measures..........................62 1 5.3.4 Significant Environmental Effects . . . 62 5.4 Biota.................................................63 5.4.1 Environmental Setting.......................63 5.4.2 Impacts......................................63 5.4.3 Mitigation Measures..........................64 5.4.4 Significant Environmental Effects . . . 64 5.5 Archaeology...........................................65 5.5.1 Environmental Setting.......................65 5.5.2 Impacts......................................65 5.5.3 Mitigation Measures..........................65 5.5.4 Significant Environmental Effects . . . 65 5.6 Traffic and Circulation...............................66 5.6.1 Environmental Setting.......................65 5.6.2 Impacts......................................84 L 5.6.3 Mitigation Measures.........................111 5.6.4 Significant Environmental Effects . . . 117 1. 5.7 Noise................................................119 5.7.1 Environmental Setting......................119 5.7.2 Impacts.....................................121 5.7.3 Mitigation Measures.........................121 5.7.4 Significant Environmental Effects . . . 123 L 5.8 Air Quality..........................................124 5.8.2 Environmental Setting......................124 5.8.2 Impacts.....................................127 5.8.3 Mitigation Measures.........................138 5.8.4 Significant Environmental Effects . . . 138 5.9 Shade/Shadow, Solar Glare, Illumination . . . . 139 5.9.1 Environmental Setting......................139 5.9.2 Impacts.....................................139 5.9.3 Mitigation Measures.........................143 5.9.4 Significant Environmental Effects . . . 144 ii 4~1 TABLE OF CONTENTS (CONTINUED) Section Page 5.10 Aesthetics...............................................145 5.10.1 Environmental Setting..........................145 5.10.2 Impacts.........................................145 5.10.3 Mitigation Measures.............................147 5.10.4 Significant Environmental Effects . . . . 147 5.11 Housing/Population.......................................148 5.11.1 Environmental Setting..........................148 L 5.11.2 Impacts.........................................165 5.11.3 Mitigation Measures.............................171 5.11.4 Significant Environmental Effects . . . . 171 L 5.12 John Wayne Airport.......................................172 5.12.1 Encironmental Setting..........................172 L 5.12.2 Impacts.........................................172 5.12.3 Mitigation Measures.............................174 5.12.4 Significant Environmental Effects . . . . 174 5.13 Public Services and Utilities............................175 5.13.1 Natural Gas....................................175 5.13.1.1 Environmental Setting..............175 5.13.1.2 Impacts..............................175 5.13.1.3 Mitigation Measures..................176 5.13.1.4 Significant Environmental Effects..............................176 5.13.2 Electricity.....................................178 5.13.2.1 Environmental Setting..............178 L 5.13.2.2 Impacts..............................178 5.13.2.3 Mitigation Measures..................179 5.13.2.4 Significant Environmental Effects..............................179 5.13.3 Telephone.......................................181 5.13.3.1 Environmental Setting..............181 5.13.3.2 Impacts..............................181 5.13.3.3 Mitigation Measures..................181 5.13.3.4 Significant Environmental Effects..............................182 iii 4 TABLE OF CONTENTS (CONTINUED) Secti on Page 5.13.4 Water...........................................182 * 5.13.4.1 Environmental Setting..............182 5.13.4.2 Impacts..............................182 5.13.4.3 Mitigation Measures..................185 5.13.4.4 Significant Environmental Effects..............................185 U 5.13.5 Sewer...........................................186 1.; 5.13.5.1 Environmental Setting................186 5.13.5.2 Impacts..............................186 5.13.5.3 Mitigation Measures..................189 C. 5.13.5.4 Significant Environmental Effects..............................189 5.13.6 Solid Waste.....................................190 5.13.6.1 Environmental Setting................190 5.13.6.2 Impacts..............................190 5.13.6.3 Mitigation Measures..................191 5.13.6.4 Significant Environmental Effects..............................191 4 L. 5.13.7 Police..........................................193 5.13.7.1 Environmental Setting..............193 5.13.7.2 Impacts..............................193 5.13.7.3 Mitigation Measures..................194 5.13.7.4 Significant Environmental Effects..............................194 5.13.8 Fire............................................194 5.13.8.1 Environmental Setting..............194 5.13.8.2 Impacts..............................195 5.13.8.3 Mitigation Measures..................196 5.13.8.4 Significant Environmental Effects..............................196 5.14 Energy Conservation......................................197 5.14.1 Environmental Setting.........................197 5.14.2 Impacts.........................................191 5.14.3 Mitigation Measures.............................198 5.14.4 Significant Environmental Effects . . . . 198 iv TABLE OF CONTENTS (CONTINUED) Section Page 6.0 ALTERNATIVES TO THE PROPOSED ACTION...............................199 6.1 No Project................................................199 k 6.2 Alternative Location......................................199 6.3 Alternative Development Concepts..........................201 6.3.1 In General........................................201 Ii 6.3.2 Traffic and Circulation...........................202 7.0 THE RELATIONSHIP BETWEEN LOCAL SHORT-TERM USES Li OF MAN'S ENVIRONMENT AND THE MAINTENANCE AND ENHANCEMENT OF LONG-TERM PRODUCTIVITY.............................208 L. 8.0 ANY SIGNIFICANT IRREVERSIBLE ENVIRONMENTAL CHANGES WHICH WOULD BE INVOLVED IN THE ii. PROPOSED ACTION SHOULD IT BE IMPLEMENTED..........................209 9.0 THE GROWTH-INDUCING IMPACT OF THE PROPOSED ACTION . . . 210 L 10.0 ORGANIZATIONS AflO PERSONS CONTACTED..............................211 APPENDICES C APPENDIX I - PLANT AND ANIMAL SPECIES APPENDIX II - TRAFFIC DATA APPENDIX III - NOISE DATA Li APPENDIX IV - CORRESPONDENCE [. I. L V LIST OF FIGURES -4 Figure Page 1 Regional Map..............................................19 2 Local Map.................................................20 3 Site Map..................................................21 -[ 4 Aerial Photo of Project Area..............................22 5 Basic Concept Drawing.....................................28 6 Cumulative Project Location Map...........................32 7 Fashion Square Shopping Center............................34 U 8 Mainstreet Shopping Center................................35 9 Existing On-Site Land Uses................................36 10 Existing On-Site Land Uses................................37 111 Existing On-Site Land Uses................................38 12 Existing On-Site Land Uses................................39 it. 13 Surrounding Land Uses.....................................41 14 Surrounding Land Uses.....................................42 15 Surrounding Land Uses.....................................43 16 City of Santa Ana Land Use Map............................44 17 City of Santa Ana Zoning Map..............................47 C 18 Redevelopment Plan Map....................................48 19 KLST Patnership, Ltd., and Comet, Inc., Parcel Ownerships.........................................53 20 Regional Roadnet..........................................67 21 Local Roadnet.............................................68 22 Existing Bus Routes and Stops.............................78 23 TSIP Improvement Plan.....................................81 vi LIST OF FIGURES (Continued) Figure Page 24 1995 Travel Forecast.............................................91 25 Freeway Access to Fashion Square.................................95 L 26 Fashion Square Driveway Assignments (PM Peak Period). . 100 27 Redistribution of Fashion Square Freeway L Trip Assignments................................................103 28 Noise Exposure Contours of 65 dB(CNEL)..........................120 L 29 Typical Wind Patterns in General Vicinity of Project Site....................................................125 (ix 30 Aerial Photo of the Project Area Indicating Residential Areas in the Project Vicinity......................142 II 31 John Wayne Airport Approach and Clear Zone Plan . . . . 173 II 4 I U U V Li Ii -I vii WI - trw LIST OF TABLES Table Page I Acquisition and Disposition of Portions of the Site . . 24 2 Tentative Development Schedule...................................29 C 3 Cumulative Projects..............................................31 L 4 Arterials Serving the Study Area.................................72 S Intersection Capacity Utilization................................76 U 6 City Code Parking Requirements...................................77 7 Distance of Employee Residences from North Main Street......................................................79 8 Phase Two Transportation System Improvement Program . . 82 9 Fashion Square Trip Generation...................................88 10 Office Trip Generation Rates (PM Peak Period)................89 ti. 11 Fashion Square Freeway Travel Demand (PM Peak Feriod) . 92 12 Portion of Total Travel Assigned to Freeways (PM Peak Period).................................................93 13 Comparison of Freeway Assignment vs Travel C Assignment vs Travel Demand at Various Locations . . . 93 14 Distribution of Access to Fashion Square.........................94 15 Arterial Directional Design Hourly Volumes......................98 16 Comparative Impact of Fashion Square on Critical Main Street Intersections......................................101 17 Sunmiary of Existing Air Quality Data - 1981.....................128 18 Estimated Air Pollutant Emissions from On-Site Use of Natural Gas.............................................130 iJ 19 Estimated Air Pollutant Emissions from Off-Site Generation of Electricity........................................131 20 Estimated Air Pollutant Emissions from Motor Vehicles . 132 21 Sumary of Project Air Emissions in Pounds Per Day . . 136 a -t viii LIST OF TABLES (CONTINUED) Table Page 22 Summary of Project Combined with Cumulative Projects Mobile Source Emissions in Pounds Per Day . . . 137 23 Estimated Maximum Building Heights.............................141 24 Office Related Occupations.....................................149 Li 25 Retail Related Occupations.....................................150 26 Health Related Occupations.....................................151 U 27 Hotel Related Occupations......................................152 28 Average Wage for Various Business Categories...................153 29 Combined Industries............................................154 I - 30 Occupation of Primary Wage Earner..............................156 31 Location of Primary Wage Earner................................157 32 Journey to work................................................158 33 Vacancy Rates..................................................161 34 Housing Costs..................................................162 U 35 Affordable Housing.............................................163 36 Fair Market Rents..............................................163 L 37 Maximum Income Section 8 Housing Assistance....................164 38 Estimated Employment Generation Project Specific . . . 166 U 39 Occupational Profile..........................................166 40 Estimated Employee Generated Cumulative Projects . . . . 169 41 Occupational Profile Cumulative Projects......................170 42 Project Natural Gas Consumption..............................176 43 Cumulative Natural Gas Consumption...........................177 44 Project Electrical Consumption...............................179 45 Cumulative Electrical Consumption..............................180 ix LIST OF TABLES (CONTINUED) Table Page 46 Project Water Consumption......................................183 47 Cumulative Water Consumption...................................184 C. 48 Project Sewage Generation......................................187 L 49 Cumulative Sewage Generation...................................188 50 Project Solid Waste Generation.................................191 L 51 Cumulative Solid Waste Generation..............................192 52 Fire Stations Serving the Site.................................194 L 53 Comparison of DDHV for Main Street of 33% Reduction in Fashion Square....................................203 I. 54 Typical Trip Generation Rates for Fashion Square Land Use........................................204 It it I. .4 x a 1.0 INTRODUCTION This Environmental Impact Report CEIR) has been prepared to evaluate the environmental impacts of the proposed "Fashion Square Commercial Center" project. The proposed "Fashion Square Commercial Center" project involves the demolition of the existing Main Street Shopping Center, rehabilitation of Fashion Square Shopping Center and a maximum permitted development of 3,100,000 square feet of office and retail space and 1,200 hotel rooms. This EIR is prepared as a "subsequent environmental impact report" to address the environmental impacts of an undertaking which is in furtherance of the Redevelopment Plan of the Santa Ana Redevelopment Project (as amended in June, 1975) and which is located within the project area established by that amended Redevelopment Plan. An environmental impact report was certified for the amended Redeveloirnent Plan on May 15, 1975, and is now a public record available for inspection in the offices of the Coninunity Redevelopment Agency of the City of Santa Ana ("Agency"). This EIR is designed to be complete in itself, rather than merely as a supplement to the amended Redevelopment Plan EIR. For purpose of convenience, the word "project" is used herein to referto this specific undertaking in furtherance of the amended Redevelopment Plan rather than to refer to the Santa Ana Redevelopment Project as a whole. L This EIR has been prepared for the City of Santa Ana Community L. Redevelopment Agency in accordance with the Guidelines for Implementa- tion of the California Environmental Quality Act of 1970 (California Administrative Code, sections 15000 et. seq.). The following organizations with this project in the capacities indicated: 1 Lead Agency Community Redevelopment Agency City of Santa Ana 20 Civic Center Plaza Santa Ana, California 92701 (714) 834-4228 Project Participants Federated Department Stores, Inc. and Santa Ana Venture 3315 Fairview Road Costa Mesa, California 92626 (714) 546-0110 Traffic Consultant Barton-Aschman Associates, Inc. 180 South Lake Avenue, Suite 260 Pasadena, California 91101 (213) 449-3917 JEF Engineering 601 Sandlewood Avenue La Habra, California 90631 (714) 738-7139 Environmental Consultant Ultrasystems, Inc. 2400 Michelson Drive Irvine, California 92715 (714) 752-7500 2 2I 2.0 GENERAL SUMMARY OF ENVIRONMENTAL IMPACTS AND MITIGATION MEASURES 2.1 Land Use The project would result in the demolition of Nainstreet Center, rehabilitation of Fashion Square and provide a maximum development of 3,100,000 square feet of office/retail coninercial use and 1,200 hotel rooms on the site. The project is consistent with the Community Shopping Center land use designation for the site while a small portion of the site would require a zone change from Rd (Single ii Family Residential) to C-2 (General Connercial). The tenants of Main Street Center and some Fashion Square tenants will require relocation due to the project. The project would accomplish the objectives of the Redevelopment Plan by revitalizing and restoring the economic, physical and social health of the Redevelopment Project Area. Without mitigation, the project would result in the loss of approximately 198 parking spaces used for parking for the KLST-owned Fidelity Federal Savings building, but mitigation measures are available which would allow that building to retain an acceptable level of parking L spaces in accordance with City code standards. Mitigation Measures (a) The project should be landscaped similar to or more extensive than the existing landscaping in order to buffer the development from surrounding residential areas as much as possible. (b) All tenants displaced by the project will be provided assistance in accordance with State law and Santa Ana Redevelopment Agency policies. Cc) The Agency and the Project Participants should offer KLST land (including the Agency owned land to the south of the Fidelity Savings Building and a portion of the project site in the near vicinity) 3 at fair market value (or fair rent, if a lease arrangement is preferred) in trade-off against the acquisition of Sales Parcels 3 and 5. The land area so offered should be sufficient to allow a total of at least 351 parking spaces serving the Fidelity Savings building assuming a maximum permitted amount of small car spaces, with the Agency and/or Project Participants bearing any necessary design and installation costs. I 2.2 Soils and Geology I - Impicts U There are no anticipated soil and geology impacts with the proposed project. C: Mitigation Measures No mitigation measures are proposed. I-.--. 2.3 Hydrology I.. Impacts C The existing drainage facilities that serve the site should be adequate to acconnodate the additional runoff generated by the project. Mitigation Measures No mitigation measures are proposed. 4 - . 2.4 Biota Impacts The project would not result in any significant vegetative impacts. The proposed project will to provide a landscaping plan that requires Agency approval per the Participation Agreement. During demolition and construction phases of the project, small grounddwelling [ animals and birds would be forced to migrate to outlying areas. When the project is completed and the project area is re-landscaped, wildlife would probably return. Mitiaation Measures The Participation Agreement requires the Project Participant to provide adequate landscaping on the site and provides for the - Redevelopment Agency to approve all preliminary and final landscaping plans submitted by the Participant. 2.5 Archaeology Project Impacts Sr Since most of the site is already developed and there are no t recorded sites on the property, no impacts are anticipated. Mitigation Measures No mitigation measures are proposed. S 2.6 Traffic and Circulation Impacts The project will have significant traffic impacts on the arterial highway and freeway system surrounding the site. Increased L traffic will create the need for a substantial investment in improve- ments to the existing highway and transit system and creation of a TSM/Parking Management Program capable of achieving a 20 percent shift to a ride sharing/transit mode. Even with full implementation of all reconnended transportation improvements, the project will cause a significant change in existing travel patterns. Although the project has a significant impact of the streets imnediately surrounding the F: site, an even greater impact occurs on the freeways. Approximately 70 percent of the project is directly oriented to the freeways. If the freeway capacity is not increased, this traffic will be diverted to local arterials causing major congestion on Main Street. I; Mitigation Measures C. 1. Pay a one percent assessment fee to the areawide TSIP Program for implementation of improvements. L 2. Provide funding for construction of two new freeway ramps --I on the west side of Fashion Square. 3. Widen Main Street in front of Fashion Square to provide L four southbound lanes and a 26 foot wide median. 4. Construct a public road around Fashion Square. 5. Widen the Main Street entrance to Fashion Square and provide funding to construct a left turn lane on Town and Country Road and modify the signal phasing. 6 6. Provide funding to install traffic signals on La Veta Avenue at Bedford Road and the southbound Rte 57 Fwy off-ramp. 7. Develop and implement an aggressive TSM Program to maximize use of transit, ride sharing and staggering of work hours with a goal of achieving a 20 percent reduction in overall trip generation. L. S 8. Develop an on-site pedestrian circulation plan with buildings designed to acconnodate second level access C. from a transit station and/or a pedestrian bridge located in the vicinity of Main Street/Town and Country road. t-S I-- I-. L-. I-- 7 2.7 Noise Project Impacts The project will generate additional noise in the local area due to demolition of existing on-site structures, construction activity, construction traffic and project-generated traffic. Since construction activities are limited to daytime hours and there are no "noise sensitive" land uses inmediately adjacent to the site, no adverse noise C impacts are anticipated during phase development of the project. The project may be expected to increase traffic noise levels along Owens 1. Drive east of Main Street. Since the development plans are for commercial uses, the majority of traffic noise related to the project would occur during the daytime hours. Late night and early morning hour noise levels are not expected to be much different than existing conditions. Therefore, residents on Owens Drive closest to Main Street C. could anticipate increased noise levels only during the daytime. iS - Mitigation Measures t-. No mitigation measures are proposed. r. 2.8 Air Quality Project Impacts C-: - L. The construction phase of the project would produce two sources of air pollution emissions. These are exhaust emissions from construction and grading equipment and dust generated as a result of k earth movement and equipment traffic on local streets. The dust emissions may cause a nuisance to people and businesses located on adjacent properties or along roadways used by the earth-moving equipment 51 8 or to motorists who park motor vehicles in the vicinity of the project. Upon completion of construction, the dust emissions would cease. The exhaust emissions would be of short-term duration during the construction phase only. The stationary on-site emissions resulting from natural gas L consumption by the project is approximated to considered to be negligible when comparing this to the 1987 total emissions inventory projected for Orange County. The contribution of all other on-site generated air pollutants to the projected County emissions inventory is considered negligible (i.e., less than 0.1 percent). The stationary emissions resulting from project electrical K energy consumption would occur off-site at electrical power-generating plants located throughout the utility's generating network. The emissions associated with project traffic would incrementally contribute to primary pollutant concentrations near local intersections during peak traffic periods and also result in incremental air quality deterioration. Li The proposed project is consistent with the AQMP population forecast for this area of Orange County. The project is also consistent with SCAG-78 land use projections in Orange County. U The aggregate long term contribution of the estimated project K emissions to the 1987 Orange County emission inventory ranges from a negligible amount of organic gases to 0.7 percent of nitrogen oxides, depending upon the type of pollutant. The proposed project's air quality emissions would not have a significant adverse impact on the environment. 9 Mitigation Measures Since increased air emissions resulting from the Project are due primarily to (1) increased traffic and (2) increased use of electricity, and since mitigation measures for these areas of concern are discussed elsewhere in this report, no additional mitigation C measures are proposed here. 2.9 Shade/Shadow, Solar Glare, Illumination F Project Impacts L Depending upon the height and the location of the buildings, I; there could be shade/shadow impacts to surrounding land uses, including residential areas. There could be on-site and off-site solar reflection impacts if glass and/or reflective mirrors are used on the exterior of the V proposed buildings. These solar reflection impacts cot.ld include "blind' spots for motorists, as well as a nuisance and annoyance for pedestrians and shoppers. These reflections could also extend to adjacent residential areas. The project would also result in increased illumination due to V aesthetic, security lighting and illumination after dark from the office buildings due to cleaning crews and people working in the buildings. Li However, any increase in illumination is not anticipated to have any significant impacts on surrounding land uses due to the existing illumination in the area. Mitigation Measures Development plans submitted to the Agency for approval pursuant to the Participation Agreement should be accompanied by a 1 10 shade/shadow analysis in order to determine the best building locations and heights for the structures which could result in the least £ shade/shadow impact, if any, to the surrounding land uses. Non-reflective building exteriors should be used, unless the buildings are oriented so that their surfaces are directed away from other structures, roadways and residential areas in the project area. All on-site lighting should be directed downward and shielded CI from surrounding land uses. Low-intensity lighting in the parking areas should be utilized and flood lighting should be discouraged. r. 2.10 Aesthetics It Project Impacts The project site would be altered by the removal of the existing Mainstreet Center and several surface-level parking lots. A L Consistent with the Redevelopment Plan objectives the project woild support the aesthetic quality of the North Main shopping area. Since there are existing high-rise buildings in the project area, the development of high-rise buildings on the site should not result in an adverse impact. V Mitigation Measures L The Participation Agreement incorporates standards and controls which would preclude any development which is unacceptable to the community on aesthetic grounds. Pursuant to the Participation Agreement, all buildings would be constructed of high architectural quality with landscaped areas. The * structures must be effectively and aesthetically designed. The shape, scale of volume, exterior design and exterior finish of each building * must be consistent with, visually related to, physically related to and 11 an enhancement to each other and the surrounding project area. Landscaping would be provided to integrate this project with adjacent projects. Architectural, landscape and site plans must be approved by the Agency. 2.11 Housing/Population & Project Impacts L The project is anticipated to generate an estimated 8,630 employees. However, due to the relatively high unemployment rate which Lu has added to the ample labor supply already existing in the City, the proposed project would draw its employees from a resident labor supply U to a great extent. I:: Even though most of the job opportunities created by the1 project will be filled by persons already residing in the area, the project will result in some increase in the demand for housing. Some of the new employees will be persons residing a considerable distance from the project who will desire to move into Santa Ana or other neighboring V coninunities in order to shorten their cormiuting distance. By contribut- ributing to the general demand for housing in the area, such persons will add somewhat to the existing housing market problems, such as the T difficulties of finding affordable housing and upward pressures on V housing costs. L Mitigation Measures No mitigation measures are proposed. 2.12 John Wayne Airport Project Impacts Like any other development in Orange County, the project may result in increased demand at the airport. The impact of this 12 development, relative to that of county-wide development, is not considered significant. Any structure constructed on the site over approximately 58 feet in height would require Federal Aviation Administration approval. The Federal Aviation Administration would make a determination as to the aeronautical hazard of any proposed structures which intrude above the imaginary horizontal surface of 203 feet above sea level. Flashing-red obstruction lights might be required as a precaution for aircraft safety. L Mitigation Measures U No mitigation measures are proposed. C 2.13 Public Services and Utilities Natural Gas K Project Impacts The project would consume approximately 86,210,000 cubic feet K of natural gas per month. The project would not have a significant impact on Southern California Gas Company's ability to provide gas .3 Li service to the project. Mitigation Measures LI No mitigation measures are proposed other than the energy conservation measures discussed in Section 5.14 (Energy) of this report. Electricity Project Impacts The project would consume approximately 13,054,240 Kwh of electricity per month. The project would be served by existing 13 ±1 facilities located in the area and the electric loads of the project are * within parameters of projected load growth which Edison is planning to meet in this area. Mitigation Measures No mitigation measures are proposed other than the energy conservation measures discussed in Section 5.14 (Energy) of this report. Telephone I r. Project Impacts Although the project would be served from existing facilities, reinforcement of the existing telephone network would be necessary. The degree of reinforcement would vary from new cables being pulled through * It existing conduit systems to the installation of new conduit and cable systems. I.- I. Mitigation Measures 15. No mitigation measures are proposed. * ii. Water ______________________ Project Impacts The proposed project is estimated to consume approximately 490,000 gallons of water per day. The project would be served by existing water mains in the area, however, someimprovements to the system may be required at the time of development in accordance with the City's standard building permit approval process. Mitigation Measures No mitigation measures are proposed. 1 14 Sewer Project Impacts The project is estimated to generate approximately 490,000 gallons of sewage per day. The existing sewage system does not have the capacity to serve the project and therefore, additional sewer facilities would be required. The size and location of the required sewer facilities would be determined when final site plans become available. Mitigation Measures ii- No mitigation measures are proposed. C.; Solid Waste Project Impacts The proposed project would result in a net generation of approximately 33 tons of solid waste per day. Since the County anticipates having adequate landfill capacity to last beyond the year 2000, no significant adverse impacts are anticipated. However, the project would have an incremental impact on the reduction of the life capacity of the Coyote Canyon landfill site. Mitigation Measures No mitigation measures are proposed. Police Project Impacts The types of crimes that can reasonably be expected to increase due to the project would be larceny, crimes against persons, 15 auto thefts, auto burglaries and conuiercial burglaries. These anticipated increases in crimes would increase demand on police services, but the project would also generate additional tax revenues available for augmenting such services. Mitigation Measures L. The applicant should provide a private security force that would respond to business and customer needs. The presence of a L security forctwould also have a deterrent effect on crime. LI Fire -t Project Impacts In addition to Fire Station #1, the project would require an initial response from an additional engine company and an additional truck company. Fire Station #5 would be one of the additional Li responding companies, as well as Station 12. The project would also increase demand for paramedic services. However, the project would also generate additional tax revenues available for augmenting such services. Mitigation Measures -L The project developers shall maintain the current underground water reservoir with auxiliary pumps (or provide its equivalent at an alternative location) and expand such system upon development of the Li site as necessary for compliance with Fire Code requirements. ii 2.14 Energy Conservation The proposed project can be expected to result in an increase in energy consumption. The estimated net increase in energy consumption figures associated with the project are 8,656,292 Kwh per month of electricity and a natural gas consumption of 62,507,440 cubic feet per month. 16 Mitiqation Measures The orientation of building glazing areas, overhangs, and site landscaping should be selected in order for solar radiation to reach indoor areas during the winter months to reduce heating loads. The same principal should be incorporated for the sumner months so that building glazing, overhangs and landscaping will reduce the amount of solar radiation reaching the interior of the buildings which will reduce air L conditioning loads. I- 1. Lu :4 is 12 I, U L -I .1 17 3.0 PROJECT DESCRIPTION 3.1 Location and Boundaries The +63-acre project site is located within the City of Santa * Ana, California, as shown on the Regional Location Map (Figure 1). The project is located west of Main Street, south of the Garden Grove Freeway, east of the Santa Ana Freeway, and north of Roe Drive as show on the Local Vicinity Map (Figure 2); This figure also indicates that the City of Orange is located north and east of the site. Figure 3, Site Map, locates the project boundaries and the various parcels within the site. The aerial photo of the project area, Figure 4, shows the relationship between the proposed project site and its inmnediate IL. surroundings. 3.2 Discretionary Actions The only agencies who will be using this EIR for decision making are the Redevelopment Agency and the City of Santa Ana. The primary discretionary action by which the Community Redevelopment Agency C9 will determine whether or not to carry out the proposed project is its decision on whether to approve a proposed "Participation Agreement" between the Agency and the Project Participants. This "Participation Agreement" has received preliminary approval by the Project Participants, subject to the incorporation of mutually acceptable measures designed to mitigate significant environmental effects. Basically, it requires the Project Participants to undertake a prescribed minimum redevelopment of the project site and permits them to undertake the maximum redevelopment described in Section 3.4 of this I' report. The Agency's primary role is to acquire the project site (apart from the parcel already owned by the Participants) and to sell it to the Participants. This preliminary approved "Participation Agreement" is a * public record on file with the Agency's Executive Director and available * for inspection upon request. 18 S A's i~~E~'*t t so U *tlh S $ V - 17 4 A~ Ci.r ~.. S [ *7Th SIERI~A BRAnBUR? MONRO~1A...o E / ___ `A ~ - t .... -~ ., .!~IN~A. ~ ~`~*~* A'flLo~a - I ~ GABRWL ~LE E.. * LA VEeN T ~ ONTCLA~ U OAj~MyR~ - * - ..-. ~. W~INA. *~* . HOSJTEREY NA le i s5a~caC . ow-'] e ,. -i-- 1 AOJTESU- -, A ~ * WAtNUT * N CkhINO - COSNERCE ~4~tt 1 `4 WNITTIER / *1**.. 5.qAfl GEL 0 GA~~EN ~ - I IGAsAY NO V 12I ~> ,~ALWDA ~ CORONA I 1 o I ___ $~GNAt * LOS AtAJA'TOS - N BEACH Y j S 5S~'P" EgTN#4STER I I `I -~ ~ Source: Title: REN IF MAP SERVICE REGIONAL MAP 1 * - I - 19 * ~~Lta~-~ ~ ..a.- CS~~ C~ii~~~j8 -~ ,"`ih1 I> l~'la1 8 a - - . p L.;.~'"\ ~ iS F< 135 ~. :~ o L. &n*avg h~\ ~{ a-. ~.5 f uw.fl 415 ,,~ - -p I.- 3 I j .3 to.nor -.S0e.... -h 0 Al ~ I- dAiS DS3TRn lIvis :Cli. 4 dl *pm - *. - * q- -- Mall ***~ .t~r 20 3 FREEWAY .1 C a- I Ct >1 C C SALES PARCEL I ¼ k LI PARTIC*ATION I I SALES PARCEL 2 L 4 I' I ½ `KTh SCAm 0 `V I SITE BOUNDARY 0 a- Source: Title: COhIMUII ITY REDEVELOPMENT AGENCY SITE ~ 3 - 91 s»=CITY LIMIT BOUNDARY - * p p -I I -.-*-* t - -- GARDEN GROVE FREEWAY - * PROJECT BOUNDARY 4 w `a * . -, PARK INC STRUCTURE - . TOWN & COUNTRY ROAD .±iThI,4 I I -Pt * `~ ~` TOWN & COUNTRY CENTER -~ * - ~: FA `I \ kk\ i... CITY OF ORANGE LiJ I- Co ~ CITY OF SANTA ANA Us S L.a DR I YE * Km NORTH SCALE: 1 INCH EQUALS 400' Source: Title: VTN AERIAL PHOTO OF THE PROJECT AREA 4 22 1 At the same time as the Agency determines whether to approve the "Participation Agreement", the City Council of the City of Santa Ana will determine whether to approve the terms of sale of the project site to the Participants. The Participants may also ask the City to approve a "Development K Agreement" that will secure their rights under the Participation Agreement against subsequent application of' possibly inconsistent land use restrictions. £ A zone change will be required for connercial development to occur within the small area zoned R-1, single-family residential, located in the northwest portion of the site. In addition, a U Conditional Use Permit (CUP) is required for the proposed hotel use. `U The developer may want to subdivide the project site and a subdivision map may be required from the City. L In accordance with and subject to all the terms, covenants and conditions of the Participation Agreement, the Agency agrees to acquire or has acquired the Sales Parcels 1, 2, 3, 4, 5, and 6 as shown on * Figure 3, Site Map. The owners of those parcels are shown in Table 1, L Acquisition and Disposition of Portions of the Site. `U 23 TABLE 1 ACQUISITION AND DISPOSITION OF PORTIONS OF THE SITE Sales Parcel 1 - Fee title, presently owned by Bank America Realty h Investors. Li Sales Parcel 2 - Fee title, presently owned by Bruce Walkup. ii' Sales Parcel 3 - Fee title, presently owned by KLST Partnership, Ltd. 1: Sales Parcel 4 - Fee title, presently owned by Agency. Sales Parcel 5 - Fee title, presently owned by Comet, Inc. a California V Corporation. -1~ Sales Parcel 6 - Fee title, presently owned by the State of California, Department of Transportation. L The Agency also agrees to acquire or to cause the City to acquire sufficient interests in real property for the Perimeter Road, Ii some of which real property is now owned by the City and some of which real property has been previously dedicated to the City for street L purposes. The Perimeter Road is also shown on Figure 3, Site Map. U It should be noted that Sales Parcel 5, which is the westerly 60 feet of Assessor Parcel 002-210-29, is a portion of property involved in a long term parking lease arrangement between the owner, Comet, Inc., and KLST Partnership, Ltd. KLST Partnership, Ltd., is the owner of the Fidelity Federal property and Sales Parcel 3. 24 3.3 Statement of Objectives The purpose of the proposed project is to implement the Amended Redevelopment Plan for the City of Santa Ana Redevelopment Project by providing for the rehabilitation and redevelopment of the Fashion Square Corinercial Center site. The site shall be designed and developed consistent with the Redevelopment Plan as a mixed use coninercial complex. The complexi will be designed to insure that the individual buildings in the complex will have a distinctive, but cohesive architectural appearance. Since the project is in a redevelopment area as designated by the City of Santa Ana Corrinunity Redevelopment Agency, the project objectives will be to support the objectives of the Redevelopment Plan, which are: -1 - To work in development and revitalization of the downtown core and northern core (Fashion Square) so that the two areas are complementary in terms of land use and develop- ment of that use rather than contradictory and competitive. - To strengthen vehicular access between the northern retail A center (Fashion Square) and the downtown area, and to implement a program of improved traffic circulation and -t freeway access between north and central Santa Ana, in order that service of both areas is more available to all persons in and surrounding the Project Area. - To strengthen the revitalization of the central city and the North Main shopping area by implementing a program of beautification and improvement. - Restore the economic, social and physical health of the Santa Ana Redevelopment Area. 25 - Make the area a source of pride to persons residing and working in Santa Ana or visiting the City. - Guide development towards an urban environment preserving the aesthetic and cultural qualities of the City. - Assist in the re-establishment of businesses within the Project Area. - Stimulate and attract private investment, thereby improving the City's economic health, employment opportunities and the tax base. La - To preserve the retail vitality of the connunity by provid- ing the Redevelopment Agency the tool by which the Agency Li may participate in a plan to increase the existing shopping area known as Fashion Square. i 1~ These objectives shall be accomplished through removal of structurally substandard buildings, elimination of blighting influences, provision of land for needed public facilities, provision of substantial offstreet parking through the use of multi-story parking structures, 1~; removal of impediments to land disposition and development, achievement of changes in land use, improvements to major arterials and secondary streets .~ * Amended Redevelopment Plan for the City of Santa Ana Redevelopment Project, amended June 2, 1975, p. 4. 26 3.4 Project Characteristics The project proposes the rehabilitation and redevelopment of the site as a mixed use comnercial complex consistent with the Redevelopment Plan. The ultimate maximum density of development of the site shall not exceed 1,500,000 net leasable square feet of office space, 1,600,000 gross leasable square feet of retail space, and 1,200 hotel guest rooms, with supportive facilities. All such development shall be in accordance with architectural and design plans, landscaping plans, and sign criteria approved by the Agency, as set forth in the Participation Agreement.* This EIR will discuss the potential environmental impacts of the proposed project based upon the previously mentioned maximum permitted development of the site. The project will require the demolition of the existing ijain Street Center (163,403 square feet of leasable area) and the construction of new retail and/or office buildings in its place. The existing Fashion Square Center (521,725 square feet of leasable area) will be substantially renovated, structurally altered and, in part, demolished, so as to incorporate the center into an improved, modernized, integrated shopping mall. Figure 5 shows a Basic Concept Drawing of the proposed Development Plan. 1-. Based on current estimates, it is assumed in this EIR that 1-4 approximately 400,000 square feet of the existing Fashion Square will be retained and approximately 1,200,000 square feet of new conmercial S develoment will be added if the project is, in fact, developed to the maximum. * City of Santa Ana Redevelopment Project, Santa Ana, California, Fashion Square Commercial Center Site Participation Agreement By and Between Community Redevelopment Agency, City of Santa Ana and Federated Department Stores, Inc., and Santa Ana Venture, pp. 15-17, and Attachment No. 2, p. 4. 27 4 ~ 12 z I .eO ~ IC 0«= `C C 0- LI C.) I:: I 2: `I I-i U! S * I It ii - *-*-~-*- - -- I. _ C.) - - -* * ______ - - Co Lu ~1fl -I-c--- * In -~ KY LI I 4) A I; I- C: p -. I--i * ** A Ii -I K -7 L - -J -J ~1~~I~ *` I 0«= L V - * LI S `K w - 4 I * * -- Co K-fl CD `xl * "~-1 2: ii C / `W\ ---I- LI cc 0 I, S / C H i 0 A - A- U) II U ii 4) I- 0 Co II 28 - I. Table 2, Tentative Development Schedule, indicates the projected phasing for the various stages of development for the project.. The timing for project development is tentative since it is contingent on the acquisition of property and the economic conditions to provide a market for the proposed commercial development. k TABLE 2 L TENTATIVE DEVELOPMENT SCHEDULE L Use Additional Footage A roximatel Time jjp~4n Retail 800,000 sq. ft. 1985 - 1986 400,000 sq. ft. 1986 - 1988 Total Tc~OY~7t L Office 300,000 sq. ft. 1985 - 1986 500,000 sq. ft. 1986 - 1987 1987 - 1989 Total 1,500,OOOsq.ft. U Hotel 600 rooms 1985 - 1986 600 rooms 1988 - 1989 ii Total 1,200 rooms IL I I: L .1 29 4.0 REGIONAL SETTING AND RELATED PROJECTS There are a number of other current and potential projects in the vicinity of the proposed Fashion Square Corimercial Center Site project which could be expected to contribute to cumulative environmental impacts in the general area. These "cumulative projects" include a variety of proposed uses (i.e., Residential, Office, Connercial/Retail, and Hotel) located within the City of Santa Ana and the City of Orange. Table 3, Cumulative Projects, sunnarizes these "cumulative projects", giving a brief description of their relative size (approximate square footage), proposed use, and their present status. Figure 6 shows the location of the cumulative projects in relationship to the proposed subject. The "cumulative projects" listed in Table 3, in addition: to the proposed Fashion Square Coninercial Center Project, will provide the basis for thecumulative impact analysis discussed in the Impacts Sections of this EIR. It should be noted, however, that some of these "cumulative projects" are quite speculative and may never be developed to the extent described in Table 3. In particular, the "Hurwitz site" is not currently proposed for any specified development and the numbers given L for that site represent merely a preliminary development proposal which -. was subsequently abandoned. t The approach taken in this report was to assume a maximum Z.J density scenario in order to determine the maximum possible magnitude of environmental effects. The listed "cumulative projects" should therefore be viewed only as illustrative of the types and magnitude of future development which could occur in the vicinity of the Fashion Square project if and when economic conditions ever become favorable to such large-scale new development. 30 *0 TABLE 3 CUMULATIVE PROJECTS NAME SQUARE PROPOSED USE FOOTAGE STATUS 4. Hurwitz Site Office 2,300,000 Proposed Hotel 450 Rooms Retail 500,000 Homes and Narver Expansion Office 98,239 Proposed L Continental Center General Office 754,850 Approved Tooley Office 400,000 Approved Medical Offices Medical Offices 86,600 Under Construction V Town and Country Residential 500 units Approved * * Condominiums Fashion Square Retail (additional) 1,100,000 Proposed Office 1,500,000 Li Hotel(s) 1,200 rooms `A L 31 LU - - -- I F- O'-4 DC 0 Co U) 24 2: 2:0«= C.) 2: >- CLI CI- ~ F- o - lu - r (JLJJ - - 2: 00 0«=2: t.JC 0 - - tI j.iI44L.u j'- AV- NhI~flI~ - C 4 I Cl? ~ -A;. I ~--w~~~tJ C- (2 4) L *i;~~~ jJ.S 3f -I `I - `3, (~) t.4.y~b. j 2: :oo, 3$NV80 01 p1, I- 4 31Y1S* n r j I ~ 32 ~j) * 5.0 DISCUSSION OF THE ENVIRONMENTAL SETTING, IMPACTS AND MITIGATION MEASURES 5.1 Land Use 5.1.1 Environmental Setting The existing land uses on the project site include Fashion Square Shopping Center, Main Street Shopping Center, vacant land and a 442 foot by 446 foot three level parking structure that provides approximately 1400 parking spaces and surface level parking lots. Fashion Square covers approximately ±35.91 acres and has 51 stores totalling 521,725 square feet of leasable area.* A map of the existing Fashion Square Shopping Center showing the existing businesses is shown in Figure 7. Mainstreet Center covers ±14.92 acres and has 163,403 square feet of leasable area.** A map of existing Mainstreet Center showing the existing businesses is shown in Figure 8. The vacant iand and surface level parking lots cover approximately ±12.71 acres. The U parking structure is located irrnediately west of Fashion Square Shopping Center (refer back to Figure 4). Overall, the project site consists of * ±63.54 acres. Surface level photographs of these existing on-site land uses are shown in Figures 9 through 12. The land uses surrounding the project site include the Garden Grove Freeway, office buildings, and residential homes north of the V site. The City Limit boundary for the City of Santa Ana and the City of Orange parallels the Garden Grove freeway along the north side of the freeway. The office buildings and the residential homes north of the Garden Grove Freeway are within the City of Orange. East of the site is the Town and Country Center, a vacant 18-acre parcel of land, Polly's Pie restaurant, residential homes, and commercial uses. The Town and Country Center is within the City of Orange. The other land uses east of the site and south of Town and Country Center are in the City of Santa Ana. * Santa Ana Fashion Square, Santa Ana, California, piii, Report by Landauer Associates, Inc., July 20, 1979. ** Mainstreet Center and Adjacent Vacant Lane, Santa Ana, California, p. 13 Report by Landauer Associates, Inc., July 20, 1979. 33 I Bullock's 19 Red Balloon 2 I. Magnin 20 Wetherby Kayser 3 Monte Factor 21 See's Candies 4 Gibraltar Savings 22 Joan Buck * 5 Casual Corner 23 Rooney & Borden 6 Higgi Hair Salon 24 Dr. Ring (Optometrist) 7A Shelly's Tall Girl 25 Dedrick's Tux lB Anthony's Shoe Sets-vice 26 8 Hunter s Books 27 Air Step Shoes * 10 Security Bank 30 C.H. Baker Shoes 11 Jurgensens 31 Draper's 12 Russo's Pets 32 J. Herbert Hall 14 ElThn Bak I 33 Kaplan's Deli 15 General Photography 35 Mary Millerick Nutrition Center 40 Judy's 16 Horstmans Hallmark Center 17 * 50 ~ L 18 Jewel Palace 51 Glendale Federal * Vacant L L C -I- - - - - - - - - SPNB 5 24 78 7A K' - to 11 12141516 1? 1819 20 21 Cs, H I.; I MAGNIN N [b1~ I- j .~ PARKING STRUCTURE Km NORTH * Source: Title: EXISTING FASHION SQUARE ~i) LANDAUER ASSOCIATES, 7 INC. SHOPPING CENTER a) Li F- Co ,*lJ Co 22 Li F- Co LA- n 0 cc 2: Li C 2: cc LU 0 I- L3 U F- Co Co Li 2: r 0 F-LI CD [3 ~, F- 2: t-.--4 I- - Co LU - <F- it I- C `ii F- no C 0 022: o 0 Li F- OF- C ajcc C) 0 nO - o o0~ 4) -S 0«= 0-F- F- o Co 2: F-LU C Co~ -4 I- 2: inC C ~Co it. 0 F- C LU 0*- LI 0«= LILt F- 0 F- F- C CLI "icc cc LI CI 2: F- 2:F- - `-.2: 0 00 Co F- 0< Li LI F- Lii Co `I cc I- Co Co C 2: 0«= I-. F- *4t -1 `2 `2 0 cc U- r I- o 4J Co u CD 1- 2: 0 Co 0 0 .4 35 ! ' j. I MAtl SHOP� M·OHICE N-OfflCE Of THE CENTER O-OFFICE P·OFFICE Q·MA.P SlORE R •CANDY STORE S - OFFICE AJ.H& CR,UTS . nu, SHo, . FURNITURE McMAHAN'S · FURNITURE �-� WA� ���� O»Jv�� n���� � <Jjfil@hjff� . ij���mm� : \ "F'(l ...,.....,I ���-,--:-: '----.----------�--::----------r-------i . � Source:T1t1e: :•�, LANDAUER ASSOCIATES, INC. EXISTING MAINSTREET SHOPPING CENTER 8 -4 L MALL SHOPS -. M- OFFICE 9 N-OFFICE OF THE CENTER ____ ELI 0-OFFICE - P OFFICE - BOWLING flY Q-MAP SIORE ALLEY A-\\\\\\\~A\\V% LII n-CANDY STORE S-OFFICE ~ STORE t~7i½24 LIII; C Z 1 * F-,.. LI Cl z BOOK STORE I-i Li I q I 4 Source: Title: `I LANDAUER ASSOCIATES, INC. EXISTING MAINSTREET SHOPPING CENTER 8 0 Co LU Co L. C 2: .4 C Lii F- in -4 0«= Co Z2 F- 2: C) 0 L CD F- 2: Co~ - Lii F- cc CD Co C 2: U 0~ LI Co 0«= C 2: 0.' 2 U r 2: 4) Co C .- C 4-) LA- LI - cc - F C- C I-. a Li., Co LU 2: 0«= 0 F- Co Li to 2: C Li- C `2 Li- `-4 Ci- 0 Li 0 Li-) 0 F- - Co Co C C-, LU F 2:- Co - U `2 in 0 :3 0«= Co LU `2 LU F- F- F- Co Co Li F- 3 C (0 C CD r cc 2: F- F- 0«= -J 0 0 2: 0 CD 2: -4 4) U I- 0 Co a 37 F- U) LI LI cc 22 4: F- cc a 0 (0 2: 2: Lii 0 22 - F- 22 (0 r Co 0 Li- cc Co Li. L~ 0 Lii 0«= 2: 4: 0«= OLI F- - cc F- U 2:Co o 0 0 220 2: CoW LI 0 C-) ti-C F CD- cc U F-C- F- F- (A F- - (/)F- Co C LI LI L LILA-. CD0 CI 2:0«= 4LI :22: 00«= 0 00 0 ~J0 .4 GJ 4-) -L F- L F- F- L Lii Co LU LU cc I- (A cc 2: I- U C r 2: 0«= - F- 0 Co 0«= `2 LI Li~ 2: F- LI - Co 0«= cc 0. 0 cc Co F- 22 2: F- D 0 22 F- Co F-LI U- (00«= F- U F- f-Co * a) 02: LI CoO :3 CD CDX 2: 2:Co -. -cc ~(LAI. 0 0 0 0U- .4 38 I- am LU CD LA-) 2: F- 0- r 0. 2: o - 22 4: (1) `2 F- U. LA-) 0 LI F- 0«= F- U) LU 2: C C, r 2: (0 - LU in (0 22 -` F- - Z) C F- 02 2: 4: 4: 4: .4 in F- F- Lu - C F- Co .. (A F- I 2: 0 2: Co 0 o 2: CD 0«= 0 2: U- F- F- 0 (A to 0«= - LI LA-. * F Lii- CD Co 2:0«= Lii -ii-) :3 CD - 02: 2: cc- Ob~J 4LU 4, 02: - OLI ~j .40 F- cc LU F- 2: Lii 0~ CD ax CD 2: 2: - 0. 0- 0. 0. 0 0 22 22 (0 Co F- F i-JO- LU LU2: LI 0«= 1-0 F- Co0«= 0 (0 2:0 2: C 2: .-.~d - -4 <0 4: `2< `2 02 (A F- `2 Lii <Lii Lii 22 F- F "iF- (A- F- F- `-42: (0 4: U)-' C 0«= U-LU F- F- Li-0«= `-4 0< Z) (0 n ra - 2: OCo 0 cc U-2: `2 0 0 cc (022 Li- LUCo 4) < C) F- 2211. S. in F- 0«=22 0 OF- Co CD 0 .LF- (4k) -J 0142 .40 a 39 *0 South of the project site is Fidelity Federal and Savings office building, a motel and Ham's Restaurant. The Santa Ana Freeway is located west of the site. Figures 13 through 15 show surface level photographs of the surrounding land uses. The project site is designated as part of the "Mixed Use Corridor" land use according to the City of Santa Ana General Plan. Figure 16 presents the City of Santa Ana Land Use Map. The surrounding land use designations in the City of Santa Ana include "Mixed Use Corridor" east and south of the site, parks and recreational open space L. south of the site and the Santa Ana Freeway and Garden Grove Freeway west and north of the site, respectively. The surrounding land use L designations within the City of Orange include Low Density Residential and Major Conniercial north of the site and Major Coninercial east of the site. [I One of the policies of the Santa Ana General Plan's "Land Use" element is to "encourage higher density residential, office and commercial uses in Mixed Use Corridors." L The Mixed Use Corridors are a key component of the City's overall planning strategy and program, or Framework Plan. - The mixed use corridors: 1- L "provide important neighborhood facilities and services including shopping, recreation, cultural and entertainment U activities, employment and education1' "provide support facilities and services for the Industrial Districts including office and retail, restaurants and various other services." If The Mixed Use Corridors will vary in character and intensity along their length according to the degrees of access, market demand, relationships to adjacent residential uses, availabillity of land and relationships between existing and new land uses. 40 cc 2: <Ct) 2: LU LU (-1 2: LU F- > r LI C LAJ cc I- (A Lu 2: C C `2 .4 LI It 22 0 F- 2: F- 0 C - F- F- Co in LI LI in LICD U)0«= (A 0«=2: 0«=4: C) LIC) COO F0 0- -J 2:Co 2: 2:'-. - 4: `-C) 2: -I 4:02 `2 22.-. CD Co F22 2:- CDCD U) - 2:2: ~C 0 CU- 2: cc C) CC Co 22 F->- C)I- 0-4 (DO 00 02: .4< 43 I- 22 I- C) 0 (A Co LI (A C) ccc F-C. 2: LI C >LI .4 22 2: LU IL- - r F- 22 `2 C LA] 00«= F- F- 1~140 (0* 1-2: LICo F- Co LU (A 0«=(0 F- I-fl 2: F- 2:0 `2 4: LI-J CDLI 22 FLu- 0- 22 .4(0 `2F- IC 0 F- 0«=F- 220 U-C (3 I-LI I-c I- 00 Co 0 LU 0«= CD (DO 2:UJ 2:0«= .-.22 `-.0 .40 CLI gU- 00 ~.J02 41 `a. r (0 LI (A C) 0 2: C .4 (5 2: 0 2: C) 0 cc cc C) V (0 Li 2? 43 F- F- 2:(0 Li )(LI 0«=22 <F- a LA- .40 in >2: LIC .4-4 I- 1120«= 00 o L 2: ncc { (A LU 1/) 22 LII- `2 Lu u F- Co I- 22 4: 0«= F-F- (A <F- CDO 2:in cc-, 00 .4..] 0) U 1- 42 to (0 (A LU (A C) 0 (00. 2: LA LULI r22 CD OF- 2: 00 - 0 22< F-LI cc * 0I- 2:2: Ii C CI. cncc 2:C) -IC ~C F- 0 (A- CLAY LA .4cc V 43 I-- F- L-. I- F- 2:2: Li. [2 0 F-C F-C) * c~)0 V * OZ'- F-C - -it~ II 0«=0«= I-) 222: 2: Si C-f- "I 2: LIC) 220 F-L~ - I I--. 02: U- .4 C) LI 0C)< 000 J00«= 43 CD I I z I I - LA] H a z -J C C $11 I'i C `Huh I,. 4-) I- U U) j L , 4 11111 C Li r A 4: F- 2: 4: 0 (A V L (-I-) 4, U S.. (SI) 0 `-P. I 44 A key feature of detailed planning and develeopment of the Mixed Use Corridors will be the integration of land uses, pedestrian -, walkways, open spaces and building configurations with key transit routes and their associated stations or stops.* One land use implementation policy that pertains to this project is: Encourage higher density residential, office and connercial -~ uses in Mixed Use Corridors. p The Implementation Programs that are applicable to this project include: - Upgrade the economic and physical vitality of existing shopping centers. - Upgrade marginal or poorly-located coimnercial strips through design plans and implementation programs. I- Li - Utilize appropriate economic development programs to A assist in the financing, upgrading and recycling of 1: coninercial uses. *5~~ A Li - Promote the Main Street and First Street corridors as locations for higher density mixed use development. *1 U - Adequately zone land and prepare development plans for a major new linear activity center between the Downtown and -I Fashion Square. - Prepare specific plans for the Mixed Use Corridors. * City of Santa Ana General Plan, October, 1982. 45 A The project site is mostly zoned C-2 (General Conmnercial) with a small area on the site zoned R-1 (Single-Family Residential). Figure 17 presents the City of Santa Ana Zoning Map. The surrounding zoning within the City of Santa Ana is C-2 (General Connercial), R-1 (Single-Family residential) and Open Space south of the site, Open Space west and north of the site, and C-2 (General Commercial), R-1 (Single-family residential) and Open Space east of the site. Surrounding zoning within the City of Orange is Low Density Residential (R-1-6) and Major Commercial (C-2) north of the site, and Major Commercial (C-2) and (C-3) east of the site. Some of the uses allowed by the City of Santa Ana C-2 zoning designation are administrative and professional offices, retail and -s service uses, restaurants, schools, automobile parking garages, etc. The uses allowed with a conditional use permit in the C-2 zone include hotels, motels, trailer parks, outdoor and indoor recreational uses, and dwelling units when erected above the ground floor of a commercial structure. The project is in a redevelopment area as designated by the City of Santa Ana Community Redevelopment Agency. Figure 18 presents the Redevelopment Plan Map and indicates the location of the proposed project within the Redevelopment Area. I- The project is located in Height District II. All lots within Height District II shall be subject to the following height exceptions and regulations: Any structure may exceed thirty-five (35) feet in height if both of the following provisions are com- plied with: a. Each part of any structure exceeding thirty-five (35) feet in height shall be set in from one or the other or from both side property lines not less than 46 GROVE I Al RI 0 `Mt. * -A - *- R4 * *r' -.,L~' C»=-HDII * b. *I, t.oa1 t,* Ic 4 - ~.It cmi. ~W RI C---- ~~-` - RI RI RI --~O -~ L - -> RI I -* - *0-*'-'Z 6' RI 7,, .ftii - LP-so ` RI RI RI RI RI II RI CI. _______________ F~iII "½ ;RI -2 N o IT A RI RI RI RI Rl~P p ~CI RI RI RI * R2 Hi. P .nc .a R RI RI im m mmit m ~i mm m ZONING DISTRICT ~ -. LP fl(' MU(flaM OA ~-tACaA* ka-*atnnI~ At e.c.a *`.,ca,u.t P fctna.At Lid L.nflO R~ .Lsct H'~aL ```At I MI R tSI.tt~AMiLSU(cI~~.TAL CR ~i~O~t in.dtMTAS. U2 taII nT.'a& P2 t.ITLO wIA*SIPI*ffasItIfl ~IO4VTIn CI WSHIIfl COm**IAOaa fI~ fts R3 mo.SI ~cIITV n4AmPsA flaIls MWE,IAL C2 flAAt ~~~Mi*S* 4~D Hs*~ inmnna. n1s¶ R5~ .n, oc.s*ry aa'It* V ns.s .IIbdsmt CS aSTtAJ- ~Ifl..tfl -SO nrc nt, ____________ <It) P14 a,stwt C4 .tAMIfl a-tn w'n -. ~ CO tISmC of SI LL'ACWT C5 Ass' at Hfl4t 44011 - ns c.n.c z NORTH Source: Title: * 6~i~ CITY OF SANTA ANA ZONING MAP 17 47- * ClAP-- IOWINC oJSt.Ioy o OPt' SPCE CI CCVZRCIAL utIIDErIAJ. * `1 SINGLE FAMILY ARSIOEKTIAL CL CO@CThIIIY CO(ZSCIAL 12 LIMItED NAJLtIPLE YJILY IS*tflflItIAL C2 GtflIAt CWOCVCIAt A] inOflIUM DEnSITY MULTIPLE PAA:LY zsIDEnTIa C) CENflAL SUSINESS NOfi TN HIS lION DSNSIfl wJL1~Ittt FAMILY flSlDflTI*&I. Ft PLAMWIL D*VXLOPMIM? *4 SU*UflAJI APA*ThVC I *AnIWG NOOtFICTIW~ CD CIVIC DtVEtOPI4flfl 5015 5110*5? ThISTflCT II LY LIMITED *PDFESSIOVAL -. -. -- NAjOS fl1151.S Al ~flfl. &oncutr,..l- DI STRICT I L * I I- Li L*. -I I: C - p L 1~ t I S-P'SHST Source Title: CITY OF SANTA ANA 18 REDEVELOPMENT AGENCY REDEVELOPMENT AN MA a combined total distance equal to one-half (1/2) of the overall height of the structure, signs, included. b. Each part of any structure exceeding thirty-five (35) feet in height shall be set in from the front or the back or from both the front and the back property k lines not less than a combined total distance equal to one-half (1/2) of the overall height of the structure, signs included.* it 5.1.2 Impacts Project Impacts The project proposes development of commercial/retail U offices, specialty shops and 1,200 hotel rooms on the project site. In order to construct the proposed uses, the Main Street Shopping Center would require removal. The existing tenants of the Main Street Center and some of the Li tenants in the existing Fashion Square Center would require relocation upon project implementation. The Agency has already notified the -~ tenants on the site of the proposed project. The tenants will again be notified at the time of the public hearing for acceptance of the L Participation Agreement between the Redevelopment Agency and the project I Participants. The tenants will also be formally notified at the time Li the Agency makes an offer on the purchase of the site. Once the project site is acquired by the Agency, the tenants will have at least 90 days to relocate. Generally, tenants prefer to find their own location to relocate to, but the Agency will assist them in this effort. * The Proper Place of Multi-Story Structures, Special Study, 17, Planning Department, City of Santa Ana, October, 1961, p. 33. 49 The Agency will assist all persons (families, business concerns, and others) displaced by the project in finding other locations and facilities. The Redevelopment Agency will provide displaced tenants with relocation payments to compensate for moving expenses and assistance in finding new locations. The Agency administers such assistance in accordance with State law and regulations and as a matter of policy in accordance with the H.U.D. regulations that implement the Uniform Relocation Assistance and Real Property Acquisition Policies Act of 1970 (called the "Uniform Act"). Some of the displaced businesses may relocate while some may go out of business. If a business relocates, it may suffer financially from lost sales during the period that the business is relocating. Depending upon the individual business, this financial loss may or may not be significant. In addition to lost sales, the business may a!so experience reduced clientele at its new location. If a business relocates in the same general area as the proposed project, then it probably will not suffer from reduced clientele and sales. The project will be developed in several phases providing up CI to a maximum of 3,100,000 square feet of commercial-office use and 1,200 hotel rooms. Construction of the project is expected to begin in CI -~ mid-1983 and be completed by 1989. The project would meet the intent and the policy of the Mixed Use Corridor land use designation. The project would provide important employment and shopping needs to the City of Santa Ana as well as other cities. The project could provide support facilities for the Industrial Districts, although the project is removed from these areas. The project would integrate land uses, pedestrian walkways, open space and building configurations with key transit routes and bus stops located along Main Street. The project would meet one of the implementation policies by providing high density office and commercial uses. 50 The project would comply with the Implementation Programs that are applicable to this project. The project would upgrade the economic and physical vitality of the existing Fashion Square shopping center. Although the project would result in the removal of the Mainstreet Center, the proposed project would upgrade the area. This project, with financial assistance through the Santa Ana Redevelopment Agency, will L upgrade and recycle the commercial uses on the site. The project would also promote the Main Street corridor with higher density mixed use 19 development. The project would help initiate major new linear activity between Downtown and Fashion Square. The project should have a specific `C plan prepared for ultimate development of the site as reconnnended in the General Plan. 12 The proposed project would generally conform with the existing zoning designations for the property. However, the project would L require a zone change from R-1 (Single-Family Residential) to C-2 (General Commercial) for a small piece of property near the northwest rtu: corner of the site in order for the proposed project to be consistent with the zoning designation. The project would conform with the 12 surrounding land uses since the types of uses proposed (retail and cormiercial) are characteristic of the existing uses in the project area. The proposed development would accomplish the objectives of the Redevelopment Plan by revitalizing and restoring th& economic, social and physical health of the Redevelopment Project Area. The project specifically complies with the objective to provide the Agency `U the tool by which the Agency may participate in a plan to increase the * existing shopping area known as Fashion Square Center. The project should compliment the downtown area by expanding and varying the p economic base in the city. The existing surface level parking lot south of Mainstreet Center provides parking for customers, tenants and visitors of the Fidelity Savings office building. This parking lot is divided in ownership by KLST Partnership, Ltd. and Comet, Inc. as shown in Figure 51 C 19. The City of Santa Ana has an agreement with Comet, Inc. and lIST whereby Comet, Inc. agrees to provide parking, in addition to parking provided by lIST, for tenants of the Fidelity Savings building until the year 2023 or until recission of the agreement. The proposed project would eliminate the west parking lot owned by lIST (Sales Parcel 3) and 60 feet at the west end of the Comet, Inc. parking lot (Sales Parcel 5). The Fidelity Savings Building consists of approximately L 116,900 square-* feet of gross floor area. There are approximately 418 parking spaces in the total parking area serving the building, L representing an existing ratio of 3.6 parking spaces per 1,000 square feet of gross floor area. Approximately 198 of these spaces are located in the area proposed to be acquired for the Fashion Square project L (Sales Parcels 3 and 5). Assuming no redesign of the remaining parking area to include compact car spaces, the Fidelity Savings Building would U be left with 220 parking spaces, for a ratio of 1.9 spaces per 1,000 square feet of gross floor area. V The City of Santa Ana zoning ordinance requires one parking space per each 300 square feet of floor area for office buildings, but in practice, the City measures this requirement against about 90 percent c of gross floor area, with the remainder consisting of hallways, -- elevators, restrooms and similar non-office space. This results in an effective official city standard of 3 parking spaces per 1,000 feet of L gross floor area. Applied to the Fidelity Savings Building, this would call for 351 parking spaces. U have Thus, without mitigation, the Fidelity Savings Building would a shortage of 131 spaces below the City established standard for office buildings. This could result in impacts on surrounding areas, in that there may not be enough on-site parking for tenants, employees, and clientele of the building, who would therefore seek alternative parking in adjacent shopping centers and along public streets. It is quite speculative at this time whether this pattern would occur to the extent 52 of creating a severe parking problem in the area, since it depends both on the future availability of alternative parking in the area and on the actual future parking needs of the Fidelity Savings Building. For purposes of this environmental review, it will be presumed that the loss of parking spaces by the Fidelity Savings Building will amount to a significant effect on the environment only if it is not mitigated so as L to provide that building with at least the 351 spaces required under current City off-street parking standards. L (It is true, of course, that even with mitigation to the L extent of providing 320 spaces, the Fidelity Savings Building would still lose the 67 spaces it now has in excess of City standards, and that such decrease, while not deemed substantially adverse to the environment, does take away something of value to KLST. This, however, would be a loss of value for which the Agency would be required to1 I compensate KLST in the course of its acquisition of Sales Parcels 3 and S by purchase or eminent domain). Lit.; In order to provide 351 spaces to the Fidelity Savings K Building, it will be necessary to provide that building with additional land usable for off-street parking. The amount of land required will depend upon the City's requirements for parking space size and aisle width as well as the amount of additional spaces to be provided. The existing Fidelity Savings Building parking area is designed for I. V full-size car spaces. The City zoning code does allow, however, for up to 40 percent of parking spaces to have the smaller dimensions L prescribed for small cars together with some reduction in the width of aisles serving such small car spaces. The Redevelopment Agency currently owns the strip of vacant land between the Fidelity Savings site and the Owens Drive extension to the south. Of this land, approximately 26,300 square feet lies to the south of that portion of the Fidelity Savings site which would remain after the loss of Sales Parcels 3 and 5. The City's Planning Department has conducted a review which indicates that, if this 26,300 square foot 54 area were added on to the remainder of the existing Fidelity Savings parking area and the entire parking area were then redesigned to provide -. 35 percent small car spaces, then 259 total spaces could be provided. This still leaves 92 spaces to be provided, and the only land available for this purpose appears to be some part of the Fashion Square Project site itself. It is therefore recommended that the Agency and the Developer seek an agreement with KLST to provide additional off-street parking, sufficient to satisfy City code standards, for the Fidelity Savings Building by sale or lease, or some combination thereof, of both the vacant Agency land to the south and some portion of the Project site in the near vicinity. The amount of land involved will depend upon the extent to which the existing and additional parking area is redesigned for small car spaces, which is a matter to be negotiated by the interested parties. At the least, however, the Agency and the Project -t * Participants should offer KLST sufficient land at fair market value (or I- * fair rent) in trade-off against the land to be acquired for the Project (Sales Parcels 3 and 5), to allow for a total of 351 parking spaces, assuming the maximum number of small car spaces, with the Agency and/or the Project Participants to bear the cost of installation of the new and redesigned parking areas. 3- (It may prove advisable to offer more land for more spaces in L. order to avoid potential severence damages, but this is a legal and economic issue rather than an environmental concern). U Cumulative Impacts I Construction of the "cumulative projects" listed in Table 3 would result in a high intensity of commercial and office uses in the * project area. The proposed project in addition to the other proposed projects would convert existing vacant land into commercial uses, which would reduce open space in the area. However, the area is proposed for commercial uses by the respective general plans and, therefore, the 55 59 A proposed developments are not inconsistent with the proposed land use designations. The cumulative projects could result in cumulative impacts to adjacent land uses, especially residential areas. The cumulative impacts to local residents could consist of increased noise, reduced air quality, increased local traffic, increased illumination, etc., as described in the appropriate sections of this report. The proposed project would contribute to these cumulative impacts. 5.1.3 Mitigation Measures a) The project should be landscaped similar to, or more extensive than, the existing landscaping in order to buffer the development from surrounding residential areas as much as possible. b) All tenants displaced by the project will be provided assistance in accordance with State law and Santa Ana Redevelopment Agency policies. cj The Agency and the Project Participants should offer KLST land (including the Agency owned land to the south of the Fidelity Savings Building and a portion of the Project site in the near vicinity) at fair market value (or fair rent, if a lease arrangement is preferred) in trade-off against the acquisition of Sales Parcels 3 and 5. The land area so offered should be sufficient to allow a total of at least 351 parking spaces serving the Fidelity Savings Building assuming a maximum permitted amount of small car spaces, with the Agency and/or Project .3, Participants bearing any necessary design and installation costs. d) Ultimate development of the project site should occur through the specific plan process. The specific plan should provide information on how the project would incorporate pedestrian walkways, building configurations, and open space with key transit routes. 56 5.1.4 Significant Environmental Effects Unless agreements can be reached with KLST for the provision of additional off-street parking for the Fidelity Savings Building, the project will result in inadequate off-street parking for that building. U Li L**1 I-- I: I~1 I - L 57 p 5.2 Soils and Geology 5.2.1 Environmental Setting A soils and geology report has not been prepared for the proposed project. A soils and geology report* was prepared, however, K for the Fashion Square Parking Structure located west of Fashion Square Shopping Center within the proposed Fashion Square Corrmnercial Center U project boundaries. This section will surrinarize the information contained within that report and will serve as general information of the soil type on the project site. L Natural soils underlying the parking structure and presumably the project site are alluvial deposits associated with deposition by the Santa Ana River. The upper deposits are comprised of variable fine1 ( sand, silt and clay mixtures. In-place consistency was found to be' somewhat non-uniform, generally ranging from moderately loose or soft to -i compact. These upper non-uniform deposits extend to depths of 12 to 25 feet in thickness. The soils between 25 feet and 50 feet, the maximum depth explored, consisted of compact to dense, fine to course sands and gravels. -S Artificial fill,.*apparently associated with the original overall grading of the Fashion Square site was encountered in all the -t test borings made within the paved areas that were once located where the parking structure is now located. In general, the depth of fill was L greatest along the east edge of the parking structure site and then gradually decreased in depth toward the southwest. The fill material was predominantly comprised of variable silty sand and clayey sand mixtures with occasional sandy clay and clean sand layers. No t I * Soils and Foundation Investigation Fashion Square Parking Structures, Soils International, February 23, 1977. a 58 significant contamination was observed and the in-place consistency appears to range between moderately compact to compact. The remaining portion of the proposed project site (Main Street Center and the surface-level parking lot) probably contain some quantities of fill material from when these areas were constructed. The vacant parcel probably contains very little if any, fill materials. Except for some shallow subsurface fill material, the soil of that portion of the project site south of Fashion Square Center probably consists of Santa Ana River alluvial deposits as is characterized by the soil underlying the parking structure. 4 5.2.2 Impacts -I Project Impacts Since there were no identified soils and geology constraints or problems with the Fashion Square Center parking structure, it is not anticipated that there will be any adverse soils and geology impacts associated with the proposed project. Any potential impacts that may .1 occur would probably be mitigated with proper engineering techniques. As indicated in the Participation Agreement, "it shall be the sole responsibility of the participant, at the participant's expense to investigate and determine the soil and seismic conditions of the participation parcel and sales parcels and its suitability for the development to be constructed thereon." The Participation Agreement also states that "it shall be the sole responsibility of the participant, at the participant's expense, to do all work necessary to demolish, grade, clear, and prepare the Participation Parcel and Sales Parcels and to investigate and detennine the soil conditions of the Participation Parcel and Sales Parcels and 59 f 7~ the suitability of the Participation Parcel and Sales Parcels for the development to be constructed by the Participant. If the soil conditions of the Participation Parcel and Sales Parcels or any portion thereof are not in all respects entirely suitable for the use or uses to which the Participation Parcel and Sales Parcels will be put, then it is the sole responsibility and obligation of the Participant to take such L action as may be necessary to place the Participation Parcel and Sales Parcels in all respects in a condition entirely suitable for the L development thereof."* Any soil and/or geologic conditions that could create building and construction impacts will have to be disclosed and corrected at the Participant's expense in accordance with the City's standard building permit approval process. Cumulative Impacts The cumulative impact of this development end other identified developments in the area are not anticipated to have any impacts on Cu soils and geology in the area. * 5.2.3 Mitigation Measures No mitigation measures are proposed. Il-I 5.2.4 Significant Environmental Effects L No adverse impacts are anticipated. * City of Santa Ana Redevelopment Project, Santa Ana, California, Fashion Square Commercial Center Site, Participation Agreement by and Between Community Redevelopment Agency, City of Santa Ana and Federated Department Stores, Inc. and Santa Ana Venture, p. 14. 60 4 _ 5*3 Hydrology 5.3.1 Environmental Setting The project site is basically flat and almost entirely covered with buildings and parking lots. Runoff from the site drains in a C. southwesterly direction to a 36-inch storm drain in Arnett Drive. * Runoff from the storm drain in Arnett Drive discharges into Santiago Creek. There is also a 42-inch storm drain in Main Street that collected some runoff from the site which also discharges into Santiago Creek. The runoff generated from the northwest portion of Fashion Square drains into an open channel located within the freeway right-of- way (CALTRANS property) and empties into the Santa Ana River.t - C. 5.3.2 Impacts It Project Impacts Since the site is almost completely covered with development at the present time, the proposed project is not anticipated to result C in a significant amount of additional runoff. The existing drainage facilities that serve the site should be adequate to accoimnodate the CI additional runoff generated by the project. Any improvements which do prove to be necessary will be required to be made at the time of construction pursuant to the City's standard building permit approval process. L Cumulative Proposed Impacts The proposed project in conjunction with other developments in the area would result in an increase in the amount of stormwater runoff. The additional increase in runoff generated by the cumulative projects * John Burk, Senior Civil Engineer, City of Santa Ana, Public Works. 61 0 is not known at this time. Therefore, it is not known if the existing storm drain facilities in the area could adequately acconwnodate the additional increase in runoff. If the existing facilities are inadequate, then improvements to the facilities would be required, at the time of development of the cumulative projects pursuant to the City's standard building permit approved process. L 5.3.3 Mitigation Measures No mitigation measures are proposed. C- 5.3.4 Significant Environmental Effects (S No adverse impacts are anticipated. L 1: U 62 .0 _ 5.4 Biota 5.4.1 Environmental Setting The project site is located in a mature urban environment with residential and commercial land uses. As a result, the natural vegetation in the project area has been replaced with introduced ornamental trees, shrubs and grasses. This vegetation consists almost Ci entirely of species that were selected for their aesthetic qualities, adaptability to the urban environment and their ease of maintenance. it The trees on the project site provide nesting and roosting places for several urban bird species. c-i The urbanized character of the project site provides limited habitat for wildlife. Only small ground maimnals and birds that arq It adaptable and tolerant of mans activities are able to survive in the project area. Mammal species include mice and gophers while larger it. species are non-existent. Urban bird species include House Finch, Song Sparrow, Common Raven and Mourning Dove. A list of the plant and animal it. species observed or expected to occur on the site is listed in Appendix I. I~*i 5.4.2 Impacts Project Impacts L * The construction of the proposed project will not result in any reduction in the amount of ornamental trees, shrubs and grasses on the site, although the location will be changed. A project landscaping plan will be required subject to Agency approval per the Participation Agreement.* During the demolition and construction phases of the * City of Santa Ana Redevelopment Project Santa Ana, California, Fashion Square Commercial Center Site Participation Agreement By and Between Community Redevelopment Agency, City of Santa Ana and Federated Department Stores, Inc., and Santa Ana Venture, p. 16. 63 project, the small ground-dwelling animals and the birds would be forced to migrate to the outlying areas. When the project is completed and the project area is re-landscaped, wildlife would probably return. Cumulative Impacts I; The proposed project, in conjunction with other development in the area, would result in a cumulative reduction of existing vegetation and habitat during construction of these projects and consequently, a reduction of bird and manual species. However, the vegetation and landscaping that would be provided by the cumulative developments after project completion could actually result in an overall increase of urban L bird and manual species. 5.4.3 Mitigation Measures 1: The Participation Agreement requires the Project Participant to provide adequate landscaping on the site and provide for the Redevelopment Agency to approve all preliminary and final landscaping L plans submitted by the Participant. 5.4.4 Significant Environmental Effects There are no substantial adverse biological impacts anticipated as a result of project implementation. 64 5.5 Archaeology 5.5.1 Environmental Setting An archaeological record search was conducted by Dr. David Van Horn to determine if there were any recorded archaeological sites on the project site. The record search indicated that there are no recorded sites on the property and only one archaeological site, Ora-278, has C been recorded within a two-kilometer radius of the site. Archaeological site Ora-278 is located southwest of the project site. 5.5.2 Impacts L Project Impacts U Since most of the site is already developed and there are no recorded sites on the property, no impacts are anticipated. Cumulative Impacts U No cumulative impact is anticipated. I 1< 5.5.3 Mitigation Measures U No mitigation measures are proposed. Li 5.5.4 Significant Environmental Effects No substantial adverse impacts are anticipated. 65 5.6 Traffic and Circulation 5.6.1 Environmental Setting Santa Ana Fashion Square is an existing regional open shopping mall in Santa Ana, California. It is located inmnediately south of the boundary line with the City of Orange. Figure 20 illustrates the site L and regional highway system. The site is bounded by Main Street to the east, the Garden Grove Freeway to the north, the Main Street Shopping U Center to the south, and the interchange connector ramps of the Santa Ana and Garden Grove Freeways to the west. The site location and area u highways are illustrated in Figure 21. Presently, Santa Ana Fashion Square consists of approximately 512,595 square feet gross floor area (GFA) of retail space anchored by two major department stores - Bullocks and I. Magnin - together with is mall specialty shops, on 35.21 acres of land. U The Santa Ana venture proposes to redevelop and expand this facility by acquiring parcels of land to the south of the existing U center. As presently conceived, the redevelopment and expansion of the center consists of the following: L 1. Retail - 1,200,000 square feet in addition to 400,000 square feet of the existing Fashion Square Center that LI will remain 2. Office - 1,500,000 square feet 3. Hotel - 1,200 rooms. The existing 163,403 square foot Main Street Center would be demolished under the proposal. 66 0I~j~~~~ - I F. F- LI] 2: 0 C 0 cc .4 C 2: 0 CD Li-I 0«= 0 2: 2: 0 LA it F- c- L.Ji72 - - 43 -, - -- I- *. ,. LI C-, U 2: C-, 0 U.) C a-, 22 C-, Co C 2: 0 F- cc C en 0) U 1- 0 to 67 *~i~! (c4!j J ICY KYW - r -a' ____ k ________ Si LL...wp ~ -m d* ~ C flr~ 4 U ~ `K .~vm --I r-. JELL, .` ` - irnw __ - &uWr IHL~ IJ~ I' Pr' a lElli' - ti-If?. - ___ . rrr - !¶II 0«= I C 4. JEziEzzlim I - - ?;1N:L~t: ~-a C ______ C IF-il] ~- 7 0 ]EZJEDEZIEIZILJ - r C-) -I 0 .4 r01EIZZE[ZJLr)E3' LI -t Li-4fl * ~ F- / *~ .~ 2 `m n;YU'1~~ 4, \\"~~c1i%=;=...-..--.;jj:Aj I ___ * 43 A' JZZL2ZLZZILIZILIID X~. J ~ ~ ,*,, - _ ii ~ `L~2___ II2L-JWLLIL ___________ ___ - - iXrrn ______`I cc LI - L~wW xf~4y~y~Ki.imi £~ I `L~ - ~ Li- -II *,.I,..2~ LI [IrD r~r-'~~ -J - C - ~-JI `-~41Ilr I LW s:'7Q t»=a~~~'-- -~ Er)rS 1- ~ThEZ -u-LIL~ -~ -I 68 F reeway The principal access to the study area is shown in Figure 21. 1he area is served directly by three freeways: The Santa Ana (I-b), the Garden Grove (Rte 22) and the Orange (Rte 57) and indirectly by a fourth - the Costa Mesa-Newport (Rte 55). Interchanges are provided with the main arteries (Main Street, Grand/Glassell, Chapman and a partial interchange with Bristol/Laveta). The existence of the I-5/Rte 22/Rte * 57 interchange creates a "spaghetti bowl" immediately adjacent to the Li study area. This severly limits opportunities for creation of new ramps without substantially reconstructing the existing facilities. The freeways themselves create significant travel barriers and bridge - * crossings are limited to relatively few locations. The City of Santa Ana and Caltrans have budgeted funds for construction of a new bridge over 1-5 connecting Broadway with Owens Drive and linking with Parker Street and Lawson Way. L.. Interviews with the California Highway Patrol together with ILJ field observations Indicate that the freeways are relatively free flow during the off peak periods. I-S is congested in both directions during Lit the AM and PM peak periods and is becoming increasingly congested during non-peak periods, especially noontime. Rte 57 is relatively free flow .u except for the southbound connector to 1-5 in both the AN and PM peak periods. Northbound Rte 57 is congested north of the study area during the PM peak period at Ball Road. The Rte 22 Freeway is relatively free flow in the vicinity of the study area throughout most of the day. S However, congestion does occur daily at locations outside the study area. Eastbound Rte 22 backs up from its transition with Rte 65 in the morning (for the southbound connection) and during the evening (for the northbound connection). CalTrans recently improved westbound Rte 22 in the vicinity of Bristol/LaVeta. This substantially reduced what was previously one of the most congested exists on eastbound Rte 22 in advance of the transition to I-S and Rte 57 during both peak periods. However, through traffic eastbound on Rte 22 passes this congestion-with 69 relatively minor delay by using the number one lane. All freeway to freeway connections to and from the study area are relatively free flowing with the following exceptions: 1. The southbound Rte 57 to southbound I-S connector during both peak periods 2. The eastbound Rte 22 to northbound Rte 55 during the PM peak period. Peak period congestion on the southbound 1-5 creates a backup of traffic on southbound Rte 57 and eastbound Rte 22 Freeways. Once a motorist reaches the eastbound Rte 22 connector (from either southbound Rte 57 or 1-5) then free flow conditions are encountered through the study area. Other than the existing congestion on the southbound 1-5, nearly free flow freeway conditions are (or could be available) to/from the study area. To take advantage of this situation, access to the * study area must be via Rte 22 rather than I-S. Ramps Several ramps serve the study area, but two in particular, are considered important. These are the two Main Street interchanges with I-S and Rte 22. Neither of these interchanges is a conventional design nor is either particularly well suited to accorrinodate the high volume of traffic expected from new comercial development in the Main Street Area. The I-S/Main Street Interchange has one off-ramp directing traffic onto a residential street with a stop sign at the end of the CI ramp. The on-ramp directs on-ramp traffic through a circuitous "maze" of tight turns through a residential neighborhood. A third ramp directs Main Street traffic off to Broadway instead of Main Street and the Rte 22/Main Street Interchange is situated such that it does not serve Main Street directly. It directs freeway traffic on or off to two side streets -La Veta and Town and Country Road. In addition, the Main Street/Rte 22 Interchange has no bridge over the freeway to connect the on and off ramps. 70 0 Two isolated off-ramps which directly serve the Fashion Square area are particularly noteworthy. These are the La Veta off-ramps from southbound I-S and southbound Rte 57. There are no corresponding on-ramps, but the return trip is facilitated via the Bristol Street on-ramp to eastbound Rte 22 and the "horseshoe" connector to northbound I-S or Rte 57. These two off ramps serve Fashion Square in a reasonably direct manner with little delay encountered. However, the return trip via the "horseshoe" involves considerable out-of-direction travel. The severe congestion associated with the "horseshoe" connector makes the return trip tqthe freeways particularly unsuitable. Arterials The Orange County Master Plan of Arterial Highways (MPAH) shows relatively few main arterials serving the study area. These arterials are shown in Table 4. Lawson Way, an existing 406 lane wide street, which provides direct access to the Rte 22 Freeway, is not included on the MPAH. This appears to be a significant omission particularly since the road does provide direct access to a freeway. Furthermore, with the completion of * the Broadway Overcrossing (including construction of Owens Drive), Lawson Way offers a more attractive routing to and from Rte 22 than Main Street. This fact becomes increasingly more important if, as will be discussed later, a bridge is constructed at the Main Street/Rte 22 It Interchange connecting the ramps. Although the MPAH indicates the future configuration of arterials serving the study area, there are substantial gaps in what exists today. Glassell Street north of La Veta Avenue is essentially a two lane roadway with several four-way stop controlled intersections and a traffic circle located at the intersection of Chapman Avenue. These restrictions effectively limit the capacity of Glassell Street, to little more than its present volume unless a major widening program is completed. 71 Natural barriers to travel such as the I-S and Rte 22 Freeways and Santiago Creek restrict north-south travel. $antiago Street, the only crossing of Santiago Creek between Main Street and Grand Avenue, has been closed to protect the residential area south of the creek from traffic generated by new development in the study area. TABLE 4 ARTERIALS SERVING THE STUDY AREA Arterials MPAH Classification LI ti-S 1. Main Street Major/Primary 2. Grand/Glassell Major/Primary 3. Batavia Street Secondary 4. Flower Street Commuter 5. Broadway/Owens Drive/Parker Secondary/Primary 6. Lawson Way Not Included E -w 1. 17th Street Major 1L. 2. La Veta Avenue Primary -- 3. Town and Country Road Primary * 4. Chapman Avenue Primary K With Santiago Street closed and Glassell Street offering limited capacity, at least for the foreseeable future, the principal north-south access to and through the Fashion Square area will be Main Street. Parker Street has an undercrossing of Rte 22 but offers only limited possibilities. Its principal function is to provide the north-south link for the Rte 22/Main Street Interchange. With the completion of the Broadway Overcrossing, Lawson Way offers an excellent opportunity to supplement north-south access. 72 I. The cross section of Main Street varies considerably throughout the study area. North of La Veta, Main Street has four lanes and a left turn median. Signals exist at two intersections between Chapman Avenue and La Veta Avenue, but they do not seriously effect street capacity. The capacity of Main Street is determined at the intersections with La Veta and Chapman. South of La Veta, Main Street L generally has three lanes northbound and two southbound with median turning lanes. The curb widths vary, but the five travel lanes exist between 17th and La Veta. Main Street, in the vicinity of 1-5, has In experienced severe congestion in years past. Recent improvements by the *- City of Santa Ana including relocation of the southbound on-ramp, U elimination of parking and left turns at several locations and restriping have significantly improved the level of service. Left turn U, restrictions associated with the I-S/Main Street Interchange (southbound off and northbound on) have increased the inconvenience for some freeway traffic. However, this inconvenience is offset by a significant improvement in the level of service provided on Main Street. Several K "complaints" were registered by residents during the Phase One TSIP Study regarding the inconvenience caused by left turn restrictions but actual measurements show relatively little impact whereas travel time on III Main Street is much improved. r. Traffic Volumes K Peak hour traffic volumes were used for analytical purposes for both present and future conditions. Peak hour volumes for all IL. signalized intersections in the study area are presented in Appendix Il-A. The source of data is existing counts from the two cities, both of whom maintain active annual counts programs, and several additional counts collected expressly for the Phase Two Transportation System Improvement Study. The machine counts along with several individual intersection peak hour turning movement counts were collected by Newport Traffic Studies (NTS). CalTrans provided information on freeway counts as well as selected on and off ramp peak hour counts. Travel time and delay data were collected for all major roadways in the study area and is presented in Appendix Il-B. 73 A special Christmas season traffic count was conducted during the peak hour at the intersection of Main and Town and Country (Fashion Square Entrance) to determine what changes occurred during peak shopping periods. The surprising results showed that typical Christmas and non-Christmas peak hourly intersection volume (5:00 PM - 6:00 PM) was the same (2,535 vph during Christmas compared to 2,566 vph during the K non-Christmas season). Intersection Capacity Analysis 43 An intersection capacity analysis was conducted utilizing PM peak hour turning movement counts collected at all signalized inter- sections. Appendix TI-A shows the existing number of approach lanes at each signalized intersection along with the PM peak hour traffic volume. This information was used as the basis for the capacity analysis using L an Intersection Capacity Utilization (ICU) technique to report the~ Level of Service. In order to calibrate the ICU analysis to the actual driving characteristics of motorists encountered in the study area, a * special study of lane capacities was undertaken. The results indicate the following lane capacities per hour of green time at signalized intersections: Lane Designation Capacity* 11«= Single Left Turn Lane 1600 Dual Left Turn Lanes 2750 (1500 one lane, 1250 2nd lane) Thru Lane (including right 1700 turns) * These are actual flow rates observed at the four approaches on the intersection of Main/La Veta. The flow rate is expressed in terms of vehicles per hour of green signal time. 74 .0 An independent ICU capacity analysis was conducted for the intersections along Main Street by the firm of Linscott, Law and Greenspan, Inc., (LL&G) on behalf of the developers of Fashion Square. Although there were some differences in assumptions and lane designa- tions made by the analysis, the results of the two ICU studies corroborated one another. (The LLG study was done to determine the extent of additional development which could be accommodated by the existing arterials without necessitating a major widening program. That analysis indicates that six travel lanes will be required on Main Street Li to accommodate the traffic to be generated by approved projects and that * expected in the first phase of the proposed Fashion Square Expansion and a number of other approved or anticipated developments in the area. LL&G's study presumed the completion of the Broadway Overcrossing Li Project.) The existing level of service provided by the arterial highway k-i system was examined using ICU type of analysis. Supplemental information in the form of a signal cycle inventory of the existing 1 signalization was conducted. The results of the Intersection Capacity Utilization for critical signalized intersections in the Study Area is shown in Table 5. The results of the signal cycle inventory is presented in Appendix Il-C. I-.- I - -U 75 TABLE S INTERSECTION CAPACITY UTILIZATION 1981 - PM PEAK HOUR Total Vol. Location Entering ICU LOS -i L 1. Main/Chapman 3,292 0.77 C 2. Main/Almond 2,128 0.54 A 3. Main/Culver/Stewart 2,606 0.55 A 4. Main/La Veta 4,855 0.93 E 5. Main/Town & Country 2,414 0.47 A 6. Main/Edgewood 2,226 0.49 A 7. Main/Santa Clara 2,942 0.56 A 8. Main/Buffalo 2,443 0.71 C 9. Main/l7th 4,450 0.69 B 10. l7th/Spurgeon 2,779 0.52 A 11. 17th/Penn Way 2,731 0.67 B 12. l7th/Valencia 3,142 0.81 E 13. 17th/Santiago 2,828 0.49 A -. 14. 17th/Lincoln 3,421 * 0.84 0 15. 17th/Grand 4,425 0.77 C 16. Grand/Santa Clara 2,942 0.56 A 18. Glassell/Garden Grove FWY Ramps 3,031 0.75 C 19. Glassell/La Veta 2,388 0.79 C 20. La Veta/Pepper 3,052 0.85 D 21. La Veta/Garden Grove FWY Ramps 3,312 0.62 B 22. Garden Grove FWY/Town & Country 1,784 0.64 B City Parking Requirements L The City of Santa Ana's code required parking for land uses Lit anticipated in the study area was investigated. The code requirements are shown in Table 6. U Comparison of the code Pequirements with typical code requirements existing elsewhere and with actual parking experience shows the City of Santa Ana's requirement is high with respect to retail parking but adequate for office parking. The City of Los Angeles has recently completed a study of parking usage. The study indicates employment is a more predictable unit of measure for parking than square footage. Their study shows offices generate an average parking demand of 0.70 spaces per employee. However, in the downtown CR0 area which is 76 well served by transit, the actual parking demand ranges between 0.41 and 0.68 spaces per employee. This indicates that transit service can produce a significant reduction in the need for office parking. Another parking study recently completed in Anaheim showed actual parking usage rates of 5.0 spaces/1,OO0 SF for retail and 3.0 spaces/1,OO0 SQ for high rise offices. This is the same as required in the massive Century City office development. Examination of the parking being provided by the Continental Cities Development shows 3.0 spaces/1,O0O SF are being supplied. The City of Santa Ana code requirement of 6.7 spaces/1,000 SF of retail is higher than necessary to satisfy normal or even peak retail _ parking demand. TABLE 6 CITY CODE PARKING REQUIREMENTS V Parking Required (spaces per unit) Land Use Unit Santa Ana Typical Requirements Office 1,000 SF 3 2.4 - 4.0 Retail 1,000 SF 6.7 4.5 - 5.0 Hotel Room 0.5+0.33/ 1.0 employee * Transit Service Existing bus routes, stops and transfer locations serving the study area are presented in Figure 22. Information was obtained from * the Orange County Transit District (OCTD) of residence of employees who work in the North Main Street area and for bus patronage. This information is presented in tabular form in Appendix II-D. Table 7 shows a breakdown of the typical driving distance for employees of the Main Street area. 77 G & I® 1 ~ * II S S jWLA <I #1 [1 CI * -n `I. L it ,hL~I1l -: I ~==~=~ \~.L4-~~~4- *1 J~ LJLjiL! ~ $9 b9 0 UD~U~1____ ,Qfl~- ~ I' mrnm.. - I *~* LZJL3'LK~' `~ -1-H c Jo]__ ill' t~__ 1FF §17 4- ____ _______ I ¶ p 171 ___ ___________ S *1t En jt' ___ ..L- U ____ w I~rr _______ `~k~ -; Gus Lcd ND: ROUTES e Bus no's - 0 TAAMIFLR PO~S¶S - U twtRIfl 1rop~ A * *71~j Source: Title: JEFENGINEERING EXI-STIliG BUS WXITES AND STOPS 44 78 Examination of the existing transit service in the study area shows most service is concentrated on Grand/Glassell Street. Main Street has only one line (53/53A) which does have 20 minute service in peak periods. East-west service is provided on Chapman Avenue/Almond Avenue, La Veta Avenue, and 17th Street. One express bus line (202) does service the Main Street area with one stop. RTD provides service from one line (800) on Main Street. t1~ An investigation was conducted to determine the total time required to use existing bus service from Fashion Square to the Amtrak Station in Santa Ana. The total time required (including waiting between transfers) is 45 minutes to an hour. Li TABLE 7 DISTANCE OF EMPLOYEE RESIDENCES FROM NORTH MAIN STREET C- Number of Distance Employees Percent it Less than 5 miles 1,535 41% 5 to 10 miles 1,645 43% 10 to 15 miles 502 13% lsto2Omiles 50 1% I Greater than 20 miles 57 2% - U, Total 3,789 100% One transfer is required to complete the trip. Frequent transit service does exist along Main Street, but the Amtrak Station is F too far from Main Street to walk. A similar situation exists for the future Amtrak Station planned in Anaheim Stadium where no direct bus service is provided between the rail station and Fashion Square. Consequently, it is expected that a shuttle bus system operating between the two Amtrak stations and the Main Street portion of the study area is going to be needed to take advantage of expanded commuter rail service proposed in the future. The City of Santa Ana is expanding the parking 79 -0 capacity of its Amtrak Station through relocating to Santa Ana Boulevard. Relocation to Santa Ana Boulevard will effect available transit serving the station. Two lines (61 and 75) serve the present location for the Amtrak Station and two lines (69 and 85) serve the future Santa Ana Boulevard location. * Reasonably good and relatively direct bus service is provided between Fashion Square and the downtown Santa Ana Park and Ride Station and the future Santa Ana Multi-modal Terminal. If the first phase of the future rapid transit starter line were to be the PERR alignment (as opposed to both the N-S and PERR Lines), then reasonably frequent (10-20 it minute) and direct service between Fashion Square and the PERR Starter Line would be provided by the fixed route feeder bus system. Upon c completion of the N-S Transit Line, direct accessibility to a rapid transit facility will be available in the Fashion Square area. Status of TSIP Agreement * The Cities of Santa Ana and Orange have adopted a Transportation Systems Improvement Program (TSIP) Agreement to fund construction of transportation improvements needed to support the proposed development in the Main Street area. The agreement establishes * a one percent assessment fee on all new development in the TSIP area to be used for implementation of improvements identified in the Phase Two TSIP Study and mutually agreed upon by the Cities. The consultant's recommendations for the Phase Two TSIP master plan are presented in Figure 23 and Table 8 and are currently under review by both of the Cities involved. Review by outside agencies such as CalTrans, etc., have indicated that the project proposals are feasible although a funding shortfall has been identified. The entire TSIP plan, exclusive of the widening of the Santa Ana Freeway which is a project of regionwide interest, is estimated to cost $16.66 million (1982) dollars. Full development of the one percent TSIP assessment fund will generate approximately $8 million - creating a 80 - k~LAL2Li-.....JL~.-1U1 LM1LiwL±~iLJwkJLJL~:t"Lffi WWWDDH~rn `I ~k727fl~flJ _ LII lilti'. EDT S <2~ I, V 1k fi ¶ `~ Ct a- La- .ws'aj~ ~4 * DJ]FJLflEE. WiOCA bfl'M 51*1ST * LEGEND: LA,dSOK WAY IVTIACMAtGI ®AEA..Ct l.a's ST. OFFA*MP 63 GLASSfLI RAMP .qoomr,c.r,oh PASh"OS SQUARE ICAMPS ®bE*J i~ 94*'M ST. O~-ftAflP St R.flr MDOIPICATIOK W*ptb 541h.QAY LAME I... Source: Title: ,JET ENGINEERING TSIP IMP8OVEMENT PLAN 23 81 TABLE 8 PHASE TWO TRANSPORTATION SYSTEM IMPROVEMENT PROGRAM Project Cost Priority Complete TSM/Parking Management $485,000 I Program. Auxiliary Lane S/B 1-5 7.0 M III Auxiliary Lane N/B I-S 8.0 M III Lawson Way Bridge 4.SM I Fashion Square Service Road Ramps 0.5 H I New S/B Main St. on-ramp 1.0 H I Realign N/B I-S/Main St. off-ramp 2.0 M II New La Veta Ave on-ramp 1.0 H II Modify 17th St./I-S Interchange 2.5 H II Modify Glassell St./Rte 22 Interchange 2.0 H III Widen Main St. (8 lanes Memory U' Lane to La Veta) 2.OM I Complete Memory Lane (east LA of Lawson Way) 75,000 II Complete Santa Ana Residential LA Traffic Control Plan 50,000 I Develop Orange Residential Traffic Control Plan 50,000 I Li Widen Bedford Road 500,000 III Total $31.66 Million 82 S shortfall of $8.66 million. In order to fully implement the transportation improvements necessary to support maximum development envisioned in the Main Street area, an additional $8.66 million (1982 dollars) will be necessary. As a result, the Fashion Square project (including developers and the City's Redevelopment Agency), and all other future developments in the TSIP area as well, must be prepared to fund transportation system improvements substantially in excess of what the one percent assessment fee would otherwise support. * C 4 -L -L S 15 ~l~A I .5 II 83 5.6.2 Impacts Introduction The entire vicinity of Main Street, including Fashion Square and Town and Country, is undergoing intensive new development. As a result, the Cities of Santa Ana and Orange jointly developed a computerized travel model to analyze the traffic impacts of new projects in the area. (That travel model, referred to as the SATC/TSIP Model, is LI a derivative of the regional Multi-Modal Transportation Study (MNTS) - Santa Ana Transportation Corridor (SATC) Model. The only difference is Li that the SATC/TSIP version of the model disaggregates the area of North Santa Ana/South Orange into smaller zones and includes a highway network I,: with Primary and Secondary classifications rather than only the "Majors" included in the MMTS/SATC Model). K The SATC/TSIP Model was created for the purpose of analyzing L traffic impacts of various development proposals as they come forth. The SATC/TSIP Model incorporates an estimate of the maximum density envisioned for each zone along Main Street as well as current estimates L for additional development in the remainder of the region. This model formed the basis for travel forecasts expected from the maximum planned I U development in the Main Street area and a master plan of transportation improvements for highway and transit facilities was developed. The availability of the travel model and the designation of L the zones in the vicinity of Main Street are well suited for the traffic analysis necessary in the EIR process. In fact, the regional model, which has been refined for detailed analysis of the study area, provides considerable more information for an EIR study than is normally * available. The model provides for distribution and assignment of travel on region-wide basis. Frequently, traffic studies for EIR purposes must make large assumptions as to the trip generation distribution and assignment from a new or expanded facility. These assumptions can be a weakness when the project under consideration is large and the resulting 84 70 peak hour trips are sufficient to cause a significant shift in both mode selection and time of travel. Such is the case with the proposed Fashion Square project. The anticipated trip generation is large compared to traffic presently existing on the streets. Several new highway facilities are proposed which will cause significant changes to occur in existing travel patterns that accompany major changes in demand (such as created by Fashion Square) and highway and transit capacity. As a result, the SATC/TSIP regional model was selected as the basis for the Fashion Square EIR traffic analysis. Scope of Work Much of the traffic analysis presented in the Fashion Square EIR traffic study was performed during the Phase Two TSIP study conducted jointly by the Cities of Santa Ana and Orange. The primary effort undertaken with regard to the preparation of the traffic sttidy for the Fashion Square project was: 1. A comparison c-f the current proposal's density with that prograroned in the SATC/TSIP Model. -I 2. The conduct of a selected link analysis to isolate that traffic specifically generated by the Fashion Square project. 3. Evaluate that portion of the highway assignments attributable directly to Fashion Square. 4. Identify any impacts resulting from the Fashion Square proposal that were not included (or differed with) the overall master plan developed in the Phase Two TSIP Study. 85 In addition, comparable trip generation rates were studied for high density commercial retail/office developments. It was noted during the Phase Two TSIP study effort that the MMTS/SATC Model tended to forecast less traffic, particularly for large scale connercial developments, than some trip generation studies would otherwise indicate. Such a relationship seemed reasonable since it was recognized L that large coninercial developments offered better opportunities for ride sharing, transit and staggering of work hours. However, rather than to simply rely on this intuitive assumption, comparisons were conducted on U commercial developments similar to that proposed in Fashion Square to ensure the trip generation model was realistic. I-; To the extent possible, an intersection level capacity analysis was conducted as part of the FIR traffic study. The Phase Two TSIP Study conducted a capacity analysis at the arterial scale in L sufficient depth to size the main arteries but had not extended th~ study to the detail of intersection level capacity analysis. Such was attempted in the FIR traffic study, primarily for the purpose of LI comparison with the classical Intersect~on Capacity Analysis (ICU) approach, but the effort was abandoned. Highway assignments are U, forecast on an individual link by link basis, but intersection turning movements are not readily obtainable. Assumptions would have to be made b as to the percentage of thru and turning traffic at each intersection and these assumptions significantly influence the resulting capacity L evaluations. Existing traffic data is available but does not necessarily provide an indication of future turning patterns because the proposed roadway network is substantially different than present. As a U result, the comparison of ICU's was abandoned and a more generalistic approach taken whereby individual intersection approach volumes were ii compared against capacity to ensure a minimum level of Service D was provided. The typical cross section of Main Street is presumed to provide a median wide enough for dual left turn lanes. The proposed expansion of Fashion Square is one of the first projects to proceed after completion of the Phase Two TSIP Study. The 86 section of the Fashion Square EIR Traffic Study relies on the travel forecasts produced by the Phase Two TSIP Study and expands and focoses the analysis on the Fashion Square project. Included in the detailed analysis of the Fashion Square expansion is an investigation of trip generation rates for large conmiercial projects and examination of the impact of Fashion Square on the entire Main Street area. Freeway access reconnended by the Phase Two Study is examined as well as changes in k travel patterns that will occur and impacts on Main Street of a failure to provide any or all of the reconunended freeway ramp additions. An intersection Capacity analysis is performed which provides an indication of the impact newly generated Fashion Square traffic will have on two key Main Street intersections. This capacity analysis, which is based on the conventional "existing plus project traffic' approach is intended * for comparative purpose only since existing conditions will be changed dramatically by planned development and roadway improvements in the area. Trip Generation Trip generation forecasts were prepared for the proposed -- maximum density development of the Fashion Square/Town and Country areas as part of the Phase Two TSIP Study. A "reasonableness" check was IJ* performed on the MMTS/SATC Model as a part of that effort to ensure that the trip generation aspect of the model realistically predicted travel demand. That analysis indicated that the MMTS/SATC Model's trip generation procedures did produce reliable estimates of total trip generation. The results of the trip generation for Fashion Square are presented in Table 9. 87 4 TABLE 9 FASHION SQUARE TRIP GENERATION AM Pk PM Pk Off Peak Daily (WiTh (Wi) Inbound 6,668 4,552 17,317 28,537 Outbound 729 10,832 17,147 28 708 I In order to test the validity of the MNTS/SATC Model's trip generation algorithm, extended peak period driveway counts were I: conducted at a number of office buildings in the vicinity of Main Street and trip generation information for other large scale office developments in the metropolitan area was researched. The results are presented and shown graphically in Table 10. The graph indicates that while the peak trip generation may be highly concentrated for relatively small office buildings (one hour and frequently less) it tends to become a peak period of 2 hours or longer for large office complexes. Prediction of these changes in travel patterns is an inherent characteristic of the regional travel model and is particularly L appropriate in analyzing the changes that can accompany a proposed high density development such as Fashion Square. t I, 88 TABLE 10 OFFICE TRIP GENERATION RATES (PM PEAK PERIOD) Size PM Pk Hour Peak 2 Hr Location (SF) Vacancy Enter Exit Enter Exit 1. 2525 N. Main 84,500 NA 0.16 1.73 0.40 2.37 Li 2. Wells Farbo/ Caldwell/Banker 103,000 6.4% 0.71 1.61 1.33 2.85 ii 3. Holmes & Narver 100,000 NA 0.10 2.17 0.19 2.59 4. Fidelity Savings 110,000 6.0% 0.29 1.53 0.49 2.99 1; 5. Union Square Plaza 363,000 3.9% 0.09 1.63 0.17 2.24 Li 6. Newport Center 812,000 NA 0.23 1.16 0.42 2.00 Comparable Projects which Indicate Trends Only (Data not Complete)* 7. Century City 907,000 NA 0.27 1.02 0.57 1.81 e.. 8. Continental Cities (EIR) 754,850 NA 0.20 1.03 NA NA S * Note: This data presented to indicate trend of large office complexes is toward lower trip generation rates per 1,000 SF but data is L incomplete - actual trip generation rates may be different. 1.. L 89 i~. ___ Trip Distribution and Assignment Distribution and assignment of trips generated by the Fashion Square project was obtained from the regional model. Figure 24 presents the 1995 travel forecasts obtained from the TSIP/SATC Model for maximum development of the Main Street/Town and Country area. A "selected link analysis1' was performed on the highway assignment for the critical afternoon peak period. Two freeway flow conditions were examined. First, the freeway was treated as if sufficient capacity were available, Li and/or ramp metering were provided, which permitted the freeways to operate at near optimum flow rates, i.e., 35-45 miles per hour. U Secondly, the freeway assignment resulting from a congested (stop and go) condition on the freeways was examined. Li The typical trip length for travel associated with Fashion Square was also investigated. Analysis shows that 57.2 percent of~the trips to and from Fashion Square will be less than 5 miles in length. Similarly, 95.9 percent of all trips will remain within Orange County Li whereas only 4.1 percent will travel to/from destinations beyond County boundaries. This information is corroborated by the Orange County L Transportation Commission's employment study of Main Street which revealed 41 percent of existing employees live within five miles and 84 percent live within a 10 mile radius of the Fashion Square. With several commercial centers located close by, it appears reasonable that most shopping trips will be less than five miles in length. The Ii.- combination of short shopping trips with the employment based trips show good correlation between the model output and survey data and provides reasonable assurance that the model's forecast of trip lengths is reliable. The distribution of inbound and outbound trips from Fashion Il Square during the critical PM peak period is presented in Table 11. * This table shows that 72.3 percent of the highly directional outbound peak period Fashion Square traffic is oriented directly to the freeways. This demonstrates the importance of providing direct freeway access from the site. 90 L~AiLIL..~WL..fl 1iUL~J tJLri 8LBU LJUW0W~ ~III DLL~D~L EWEB zr- . EDT _ 23 ~ un Li C U. ____ - q LILJLIL 9 4=-" ~Vj~fj~ *L- :L&JIk'II / I; v~mF2F] I _ _ &Sa,u ji ii II I I (~J[,~j f -~ Wivi \~` - lEEr Li v~i[]. ZEn mTW] LB w `.-itiL U] K -~ C I' :-, r2rlm rrr-p- -- C I Q F-pg. iiniiwjH LW ~j[jJ1j HL'DDDLk `KKlUuJtt[ * II .1~ LEGEND: 63 = ADr (maca) Source. ENGINEERING * Title: \1~95j~VfL F9~A~T* 24 91 C TABLE 11 FASHION SQUARE FREEWAY TRAVEL DEMAND (PM PEAK PERIOD) Freeway Direction Outbound Trips 1-5 S/B 25.0% I-S N/B 12.7% Rte 57 N/B 3.9% Rte 22 W/B 16.7% Rte 22 E/B 14.0% Inbound Trips I-S N/B 19.0% I-S S/B 15.5% Rte 57 S/B 6.0% I Rte 22 W/B 16.7% Rte22 E/B 6.0% 63.2% * Examination of peak-period highway assignments for the overall Fashion Square/Town and Country area revealed a significant portion of the would-be freeway trips generated may, in fact, travel by the arterials rather than the freeways. The MMTS/SATC Model's capacity restraint program continually adjusts the freeway speeds (downward) as additional traffic is assigned. Freeway speeds slow to the point where travel by the arterials is faster. The model assigns trips to the fastest routing timewise, which results in freeway trips being assigned to arterial streets. .1 To determine the effect of the diversion of freeway oriented I * traffic to the arterials, a "selected link analysis" was run on the SATC model . An optimum capacity condition was assumed for the freeways. Such a condition might be achieved by an effective ramp metering I I program. The freeways were assigned a speed of 40 miles per hour, a 92 4 speed generally associated with the maximum flow rates on the freeway. The analysis was conducted for the critical PM peak period (3:30-6:30 PM) Table 12 shows the results. Analysis shows that as a result of increasing freeway congestion, approximately 20% of would-be freeway traffic may be diverted from the freeways to arterial streets during the peak periods unless the freeways themselves are improved. ~2 The SATC model was also examined to determine how extensive the trip diversion from freeways to arterials was at some distance from Li the study area. The analysis revealed that motorists whose trips originate in the study area continued to avoid the freeway at locations L away from the study area. Typical examples are indicated in Table 13. Analysis of Table 13 shows motorists will continue to utilize arterial streets in lieu of the freeways at distances considerably remote from Fashion Square unless the freeways themselves are improved. t. TABLE 12 V PORTION OF TOTAL TRAVEL ASSIGNED TO FREEWAYS (PM PEAK PERIOD) Freeway Flow Condition Direction Percentage it Congested To study area 11.8% Congested Out of study area 56.1% Maximum Capacity (40 MPH) To study area 57.8% £ Maximum Capacity (40 MPH) Out of study area 70.6% * TABLE 13 I> COMPARISON OF FREEWAY ASSIGNMENT VS TRAVEL DEMAND AT VARIOUS LOCATIONS 1 PM Peak Period Volume (xlOO) U, Location Direction FWY Demand FWY Assignment 1-seRtegi N/B 3 1 I-5CRte9l S/B 2 1 PteS7@Rtegl N/B 7 8 Rte57@ Rte9I S/B 3 4 Rte 22 @ Beach W/B 11 5 Rte 22@Beach E/B 4 1 I-S e Rte 55 5/8 31 38 I-5@RteSS N/B 7 5 RteSl@RteS5 E/B 9 3 Rte9l@RteSS N/B 3 1 Rte 55 @ 1-5 S/B 21 0 Rte 55 @ 1-5 N/B S C 93 V Freeway Access to Fashion Square Existing and proposed access to Fashion Square is shown in Figure 25 and the resulting directional distribution of ingress/egress is presented in Table 14. k TABLE 14 L DISTRIBUTION OF ACCESS TO FASHION SQUARE Entrance Exit AM PM Daily L Town and Country 49.0% 41.6% 42.3% F Broadway 28.6% 34.5% 28.75 Bedford Road 12.6% 13.4% 19.2% Service Road Ramps 9.8% 11.0% 9.8% - Figure 25 illustrates that traffic generated by Fashion Square will not necessarily be concentrated on Main Street. Access to and from L the freeways is designed to disperse traffic away from Main Street by taking advantage of Town and Country Road and Broadway and La Veta Avenue. In fact, Main Street does not provide any direct freeway access except for the Santa Ana Freeway and the revised circulation system provides alternative access to the Santa Ana Freeway. For example, F southbound Santa Ana and Orange Freeway traffic have two off-ramp choices other than Main Street Interchange. These are the Bristol/La L Veta off-ramps and the Main Street ramp from the Garden Grove Freeway. An Origin and Destination survey conducted during the Phase One TSIP study revealed most motorists coming from the north, who are familiar with the area's freeway system, preferred to use the eastbound Garden Grove Freeway for access to the Fashion Square/Town and Country area rather than the southbound Santa Ana Freeway. 94 tA YCIA eve. -m FASHION SQUARE LI-: *t.uStAtt*Vt *OR#.S( 4--. b L. )`- CrISTINC. ACCESS TO MAIN STREET AND TOWN C. COUnTRY AULA iS -L Son-eso £0. I, I' Source: Title: JEF ENGINEERING FREEWAY ACCESS TO FASHION SQUARE 95 lift Fashion Square traffic destined for the southbound Santa Ana Freeway will have a choice between Main Street and Broadway south to the Buffalo on-ramp. Inbound Fashion Square traffic from the southbound Santa Ana Freeway has a choice of using either Main Street or Broadway. However, most of this traffic will have been intercepted and diverted to the La Veta off-ramps or the Garden Grove Freeway. Northbound Santa Ana Freeway will be provided with a direct off-ramp to the Fashion Square Service Road. Outbound Fashion Square traffic headed north will have an opportunity to use a new Main Street on-ramp or avoid Main Street altogether by using the Rte 22 Freeway. Fashion Square will probably be identified with Main Street and many motorists, particularly retail and hotel customers and visitors to the office buildings may use Main Street solely because of this identity. But more than half of peak periods travel will be by employees (conmiuters who seek out the shortest time paths which will be via freeway access other than Main Street. Capaci>:y Analysis An arterial capacity analysis was conducted using the traffic assignment forecasts from the SATC/ISIP travel model. A detailed location by location Intersection Capacity Utilization (ICU) analysis .2 was not conducted since the highway assignments do not include intersection turning movements. An assumption that the turning II- movements will remain similar to those existing today is highly speculative given that intensive development of the Fashion Square/Town .1 and Country area will cause substantial changes in existing travel patterns. These changes will result from modifications to the existing highway network (new ramps, Broadway Overcrossing, Memory Lane, Lawson Way) and improved transit service as well as from increased ride sharing and staggering of work schedules. 96 the intersection capacity analysis involved a transportation planning approach. The number of arterial lanes required to accommodate * the directional design hourly volume (DDHV) was determined. The High Flow Arterial Concept Feasibility Study completed by the Orange County Transportation Commission examined several high volume intersections in Orange County. The study disclosed that 70-80 percent of traffic approaching a signalized intersection is thru traffic which L receive 35-40 percent of the green time. From this information, an intersection capacity was estimated for thru and right turn traffic. This capacity is based on actual experience at Main/La Veta where flow rates equivalent to 1,700 vehicles L per lane per hour of green were observed. A theoretical approach capacity of 750-800 vplph was used in conjunction with SATC/TSIP Model forecasts of the DDHV to predict intersection capacity. P ~ Table 15 presents results of arterial capacity analysis showing the forecasted DDH/ compared with the current peak hour volume and the number of arterial lanes required to satisfy the demand. In the , 4 I - case of Main Street and La Veta Avenue, a curiosity is noted with respect to a significant difference in the directionality of the DDHV flows. This situation is partially created by the construction of a new off-ramp directly into Fashion Square which eliminates the necessity to use Main Street northbound from the Santa Ana Freeway. A similar situation occurs on La Veta Avenue where inbound traffic from the southbound Santa Ana Freeway can use eastbound La Veta Avenue (from Bristol/La Veta off-ramp) and return using eastbound La Veta Avenue to the La Veta Avenue on-ramp. In addition to the arterial lane requirements shown in Table 15, a center median is reconnended on Main Street with sufficient width to accommodate dual left turn lanes and a future mass transit guideway. The capacity analysis for Main Street indicates something less than 8 lanes may be sufficient to satisfy thru traffic requirements, but it is 97 -i expected that high volume turning movements into the adjacent commercial developments will be needed. Consequently, an eight lane section with the curb lanes functioning more as right turn lanes and bus stops is required. TABLE 15 L ARTERIAL DIRECTIONAL DESIGN HOURLY VOLUMES Arterial Li Current Peak Future Lanes Street Direction Pk. Hr. Vol. DDHV Required [ Main Street N/B 1,450 2,450 3 S/B 1,100 2,950 4 La Veta Ave. E/B 2,140* 2,000 3 14/8 1,100 1,500 2 Town & Country Rd. F/B 850 1,600 - 2 W/B 425 1,600 2 Owens Drive E/B Negl. 1,300 2 W/B Negl. 1,450 2 Broadway N/B N.A. 1,600 2 S/B NA. 1,700 2 Lawson Way N/B 100 2,150 3 S/B 125 2,150 3 * East of Main Street; 1,100 vph west of Main Street. I- Fashion Square Impact on Main Street L An analysis was conducted of the volume of the Fashion Square traffic that would use or cross Main Street and its impact on the existing levels of service. The SATC/TSIP Model was used for trip generation distribution and assignment and a selected link analysis was performed on the highway assignment for Fashion Square traffic. It was noted that the computerized assignment model allocates all freeway trips to the shortest time path to the freeway. In some cases, the computer It assignment had to be adjusted to reflect that a proportionate share of freeway trips exiting from Fashion Square would use alternative routings 98 Ii to the freeways. For example, the computer assignment directs all the southbound 1-5 trips to Main Street. In reality, this demand will be distributed between both Main Street and Broadway. Similarly, all southbound Route 55 Freeway trips are assigned to the Santa Ana Freeway (via southbound Main Street) then to southbound Route 55. Origin and Destination information obtained in the Phase One TSIP Study indicates this travel demand is distributed among both the I-S and Route 22 Freeways, both of which interchange with the southbound Route 55 Freeway. The MMTS/SATC's assignment model has a capacity restraint feature which rontinually monitors volume to capacity ratios and assigns traffic around bottlenecks (such as the Main/La Veta Intersection). it Consequently, appropriate refinements were necessary to use the computer assignment. A diagram of the adjusted trip assignment for the Fashion Square entrance/exit locations is presented in Figure 26. Examination of this assignment reveals the area's revised circulation system enables approximately half (46.9 percent) of the Fashion Square traffic to avoid Main Street altogether while another one quarter (24.2 percent) only crosses Main Street in an east-west direction. Less than one-third of I.; trips generated by Fashion Square (28.9 percent) will utilize Main Street for direct access into/out of the center. The trips assigned to t the Main Street entrance/exits of Fashion Square, while shown as concentrated at Town and Country Road, will be distributed among a number of driveways situated along the Fashion Square/Main Street Center -LI frontage. L An intersectional capacity analysis using the adjusted Fashion Square driveway assignment was conducted to demonstrate the relative impact of superimposing the Fashion Square development on two key intersections immediately surrounding the site - Main at La Veta and Main at Town and Country. It must be cautioned that this is an exercise for comparison purposes only and does not necessarily reflect a realistic portrayal of future conditions since new arterials and freeway ramps to be constructed will dramatically alter the current travel patterns at these two locations. I 99 Q FASJ4iaN SQUARE 3 F- Li ~a~p tUfltftAt*On OtStfl.SVTJON AbED AISIGNMUNT - FAd. SAYC/TIUP MODaL ADJUSTED FOR PROPORIIONA£. * ALLOC.t.ost OK LASEWAY TP~PS TO AtT%-RMA~tvE ftAMPS. L *O*S-..@.O AG -S 2 LI:- L. C $AI.IA t~A*& LEGEND: "a p.. *e&.c PLR£cD 111111111 .4.2204 - PCT. OS ~*ttt.C LVTKA'n: OR Source: Title: (~m PEAK PERIOD) JEF ENGINEERING FASHION SQUARE DRIVEWAY ASSIGNMENT 100 a This analysis does provide at least a frame of reference by which a decision maker can comprehend the order of magnitude represented by the Fashion Square project by itself without including other approved or proposed projects and the effect it would have on these two key intersections. For this analysis, existing conditions were taken as * * those counted in 1981 and the future peak hourly volume is assumed to be L equivalent to 35 percent of the PM peak period travel forecast. L The results of the "comparative" critical intersection capacity analysis is presented in the following table. TABLE 16 COMPARATIVE IMPACT OF FASHION SQUARE L ON CRITICAL MAIN STREET INTERSECTIONS Intersection Existing vol/cap Future vol/cap* Main St./La Veta Ave. 0.93 1.10 9. Main St./Town & Country Rd. 0.47 0.97 * Note: Use for comparison purposes only. This is a theoretical calcu- it lation based on Fashion Square trip distribution superimposed on existing (1981) traffic volumes. - ~1~ This theoretical capacity analysis indicates that Fashion Square considered by itself and in conjunction with the freeway/ramp improvements proposed in the Phase Two TSIP Master Plan would increase traffic at the two critical Main Street intersections by 18 percent at La Veta Avenue and 106 percent at Town and Country Road. This would `U cause the volume/capacity (vol/cap) ratio to exceed capacity (capacity = 0.90 to 1.00) but remain within limits manageable by reasonable mitigation measures. -r It is evident from this analysis that a capacity restraint encountered at the Main and La Veta intersection in combination with the principal design feature of the Phase Two TSIP master plan, (i.e., diversion of traffic away from Main Street by providing parallel arterials and freeway access) does create a substantial dispersion of traffic around the Fashion Square site. 101 This analysis should not be used to reach conclusions regarding design details since, as was cautioned, the conditions simulated do not necessarily represent realistic ones. Rather, the arterial level capacity analysis and the highway trip assignments indicate the redistribution of travel patterns that will occur and form the basis for identification of appropriate mitigation measures. Fashion Square Trip Assignment Without New Freeway Ramps A qualitative "what if" type of analysis was conducted regarding the effect of a failure to implement all or part of the proposed new freeway ramp additions in the vicinity of Fashion Square. The effect of the redistribution of freeway oriented traffic shown in Figure 27. It should be noted that his assignment is for freeway trips only (69.6 percent of total trips) and intended to depict only the changes to travel patterns resulting if none of the new ramps are constructed. II- - The two new freeway ramps to be located on the west side of Fashion Square are the most important ones in terms of diverting traffic L. away from Main Street. If these two ramps are not constructed, then an additional 2,674 vehicles in the peak period (935 vehicles in the peak LX hour) will be superimposed on the arterial streets surrounding Fashion * Square. With the new ramps, this same traffic would not impact any I, arterial streets. Failure to provide these two ramps will have a significant detrimental impact on both Main Street and La Veta Avenue. All of this traffic will involve left turn maneuvers from arterial streets further magnifying the impact. Likewise, concentration of all this new freeway traffic at the existing on/off ramp location will overload those facilities. Aside from the two new freeway ramps which directly serve Fashion Square, significant impacts will result from failure to provide several other new ramp installations or modifications. Failure to 102 -iF760 ~ ci«=I.,/sx-si57 VOLUfl~ D.ScAsPrIon `flL N/a HAS 469 fl(BOUNO FflLUtA/AV rRtPI (u.t C to) 1516 .>.. Ou~bOt'H~ rna~.sAv TRIPS (unc~Knacs) RCVIStO FREEAA/AV ASSI& 8O£tWO*O SO. MII4~ w,r.o4JT 14KW RAAS 865->- PRopose, FRZC~1AY RAIPS S 0 sA.aC~a. & LA I.~et'£ -~ A **IAflALOA 27CC. 865 Source Title: FREEWAY TRIP ASSIGNMENT WITHOUT JEF ENGINEERING REDISTRIBUTION OF FASHION SQUARE 2 h~3s PROPOSED NEW RAMPS 103 provide the Flower Street on-ramp will cause Fashion Square traffic to use Flower Street or other residential streets to reach the northbound 57 Freeway on-ramp at Chapman Avenue. Failure to provide the new Main Street slip ramp to northbound I-S would increase the southbound left turning movement to Edgewood by 688 veh in the peak period (240 veh/pk hour). An equal volume of freeway bound trips will use Main Street northbound through the La Veta Avenue intersection to the westbound Route 22 on-ramp. In effect, the entire northbound 1-5 travel demand (1,376 vehicles in the 3 hour peak period) would use Main Street thereby increasing turning movements all L.. along Main Street. Construction of the new Main Street slip ramp eliminates left turns on Main Street and necessitates only right turns p. and use of thru lanes, both of which have substantially less impact on critical intersection capacity. This analysis has been qualitative rather than quantitative because construction of the Broadway Overcrossing and the Owens Drive connection to the east will significantly alter existing travel patterns particularly in the vicinity of Main Street and the Santa Ana Freeway. Superimposing the freeway ramp traffic on existing intersection traffic would not be realistic. In addition, several alternate routings to the It. freeways do exist. The travel patterns shown in Figure 27 are the most direct routes to the freeways, but cormiuters will opt for alternates (which avoid left turns) if substantial congestion is experienced at their primary ramp location. As an example, many motorists may opt to use the Route 22 Freeway for access to the I-S and Route 55 Freeway rather than Main Street particularly if the 1-5/Main Street interchange is not improved. -I It can be concluded from this qualitative analysis that failure to provide the freeway ramp improvements proposed would severly limit development opportunities in the entire Main Street/Town and Country area. With regard to Fashion Square, the two new ramps on the 104 west side providing direct connection with the freeways are essential if the traffic from the size of development contemplated is to be accomodated. TSM/Parking Management Development and implementation of a TSM/Parking Management Program to promote ride sharing (including car pooling, van pooling, and * transit) is essential if the traffic created by the Fashion Square development is-to be accormodated by the transportation system. TSM/Parking Management Programs implemented in dense corinercial office/retail projects elsewhere have produced a twenty percent mode shift. Examples are Century City, Newport Fashion Square, Fluor Corporation and several others. A TSM Program could include some combination of the following: 1. Preferential parking for ride-sharing vehicles 2. Transit subsidy - in a dollar amount at least equal to the value of parking otherwise provided 3. Flex time and staggered hours and work schedules 4. Promotion of pedestrian and bicycle traffic 5. Employer-sponsored car pool/van pool/bus pooi programs 6. Transit system coordination (developers working with OCTD to set up programs to maximize use of transit) 7. The elimination of the "hidden subsidy' for single-occupant vehicles (by paying all employees the equivalent of the free market value of parking, then charging for parking - thus only parking users would pay the cost of parking). 105 8. Remote area parking with shuttle service for employees to the office, location 9. Variable parking fees according to time of arrival/departure to promote staggering of work hours 10. Other programs offering any prospect of reduced or a shifted travel patterns. It is probable that pay parking must be required for the employees in the buildings of Fashion Square, in order for TSM parking * management strategies to reduce the overall travel demand. Initially, it would be expected that many employers will subsidize their employee's parking costs in order to attract key personnel. This practice tends to penalize employees who share ri~es. Another method of accomplishing the same purposes while rewarding ride-sharing employees would be to "pay" all employees the monthly equivalent of the cost of providing their parking. Others (those - * sharing rides or transit users) would realize a financial benefit. The total monthly cost would be about the same for the employer (depending upon what rate is charged for an individual parking stall), but the subsidy encouraging use of a single occupant vehicle would be removed * and ride-sharing would be rewarded. Considering the current monthly parking cost of about $40-SO per space, the financial benefit would be significant. Although pay parking offers opportunities to reduce employee's vehicular trips, it creates spill-over problems with the "free" residential and retail/commercial parking situated nearby. The extent of the spill-over is directly related to the cost of parking. Employees -` seeking to avoid paying the parking charges will attempt to park in these free areas causing complaints from those adversely affected and requests of the city to enforce parking regulations. These regulations -t may take the form of residential permit parking programs. -4 106 Experience with enforcement of residential parking permit programs shows they are reasonably successful when the undesired parking is by repeat users, such as employees working in the vicinity. On the * * other hand, when the undesired parking is by occasional users, * enforcement of residential permit parking is frequently Ineffective. There are costs of administration and enforcement associated with residential permit parking programs which would be borne by the A I - appropriate jurisdiction. The spill-over parking problem can be dramatically reduced by the TSM parking management program previously described. The employer charges back employees in single occupant vehicles for their parking whether or not they park in the company lot. This removes the -` temptation to park in adjacent free area. This requires minor administration and enforcement on the employer's part to ensure the monthly cost of parking is paid by all employees who drive alone. Elimination of the "hidden parking subsidy" is but one way of ennuraging ride-sharing. The advantage to the transportation system is that less traffic is generated. The advantage to the employers is that they would have to provide less parking which would save (1982 dollars) the equivalent of $10,000 per space in capital costs or about $480.00 * per space per year in annual costs for maintenance, operation, and capital recovery. Parking charges can be varied not only to encourage ride-sharing but also to promote travel during other than peak periods. For example, employees arriving and departing before or after the peak hour(s) would pay less for parking. This would not reduce the required parking spaces of the office unless employee times did not overlap. But it would distribute travel over the off-peak period since it would provide a direct financial incentive to employees to adjust working hours. 107 ivy A TSM Program might also include payment of transit subsidies for implementation of a shuttle bus connection to the Amtrak station and improved fixed route bus lines with direct service to Main Street. One a area in particular is the residential area of Orange located to the northeast of Fashion Square. The Main Street Employment Study isolated this as an area with a high concentration of residences for Main Street area employees. Examination of the existing bus service shows no convenient transit service from this area to Fashion Square. "-S An opportunity also exists to negotiate an agreement with OCTD Cs to provide improved transit service to Fashion Square. Given the intensity of office development in the limited area of Fashion Square, C-: all of which is within convenient walking distance from Main Street, ideal conditions are provided for transit usage to be maximized. The OCID has expressed an interest in providing increased transit service to such intense employment centers. Exp~rience shows one way to make a TSM program successful is through provision of a financial incentive in addition to conditional approvals. One incentive could be a potential reduction in required parking. The developer would set up a pilot program consisting of appropriate ride-sharing elements, and the performance of that program in terms of reduced vehicular trip generation would be evaluated. Based upon the success achieved, the City of Santa Ana may consider reductions in parking requirements as a means to promote additional participation in these elements with a demonstrated effectiveness in reducing L-. vehicular trip generation. Neighborhood Traffic Control Phase Two of the TSIP Study identified the residential area north of La Veta Avenue and Bedford Road as potentially receiving an impact from increased traffic emanating from Fashion Square. The EIR investigated that impact in more depth and determined that such an impact will occur unless mitigated. 108 Investigation of trip generation from Fashion Square revealed a spill-over parking problem existed. Several employees and students who work or attend school in the Union Bank Plaza park in Fashion Square walk to the Union Bank Buildings. Closer investigation revealed that increased parking charges created this situation and that spillover parking was not limited to Fashion Square but occurred in the retail lots on the northwest corner of Main and La Veta and in the adjacent residential area. It was noticed that St. Joseph Hospital employees also park in the same residential area. Since employees have demonstrated a willingness to park in surrounding lots and residential areas to save the cost of parking, then the same would probably apply to future employees of Fashion Square as well as for other proposed projects in the area. In addition to increased parking in the adjoining residential neighborhood, increased traffic as well may result. Bedford Road north of La Veta Road offers an excellent opportunity for commuters to avoid congestion at the intersection of Main Street and La Veta Avenue. Some area employees were observed using this route. Bedford Road provides a convenient by-pass for commuters headed north either to the Orange or I- Santa Ana Freeway. Flower Street provides a similar by-pass routing. The only difference is that Flower Street is a master planned commuter route passing through a multi-family area. Bedford Road is purely a residential street in a single family neighborhood. Flower Street also * poses a by-pass routing for northbound Bristol Street commuters seeking to avoid congestion on the connector ramp enroute to the Orange Freeway. Li The impact of installation of a new traffic signal on La Veta Avenue at Bedford Road to serve Fashion Square (and Union Bank Plaza) traffic will enhance opportunities for commuters to use adjacent residential streets. The signal will be needed to control a high volume (16,000 AOT) entryway to Fashion Square. But the new signal also poses the potential for encouraging commuters to use Bedford Road. To preclude such, it may be necessary to force northbound traffic on Bedford Road to burn right or left at La Veta Avenue. This, in itself, 109 may not be sufficient. Commuters may turn on Crest or Devon Road and it may become necessary to prohibit right turns onto Crest and Devon during corrmuter hours to prevent intrusion of traffic into the residential area. (Fortunately, the reverse direction of these by-pass routing does not appear to pose as serious a problem. Southbound connuters on the freeways are not likely to exit at Chapman Avenue although some east-west commuters on Chapman Avenue could opt to use Feldner/Bedford instead of Main Street.) Construction of a new La Veta on-ramp to the Orange Freeway, as recommended in the Phase Two TSIP Master Plan, would eliminate the L time advantage offered to Fashion Square commuters (as well as others) of by-pass routings through the residential neighborhood north of La U Veta Avenue. Upon completion of this ramp, corsn,uters would simply proceed westbound on La Veta to the on-ramp and immediately enter the northbound Orange Freeway at a location where free flow conditions are I'. encountered. Reduction of the spillover of parking, whether caused by employees of Fashion Square or other office developments, may involve U signing of limited time curb parking or a residential permit parking program. In either case, additional police enforcement from the City of Orange would be necessary. As demonstrated by the Phase One TSIP Study, residential it traffic control is a sensitive issue and the affected residents must be involved in any program designed to reduce or prevent conmiuter traffic Li through their neighborhood. Some suggestions have been presented, but these may not be acceptable to the City of Orange or the residents. Consequently, an effort similar to that in the Phase One TSIP study should be undertaken to determine the extent of the problem and more importantly, the measures the residents want (or will accept) as mitigation. 110 5.6.3 Mitigation Measures Description of Mitigation Measures One transportation system improvement currently underway is construction of the Broadway Overcrossing and Owens Drive. Completion of the Broadway Overcrossing will significantly increase north-south `I- capacity and provide direct connection to Fashion Square without necessitating use of Main Street. The Broadway Overcrossing will provide direct, access to/from the Santa Ana Freeway without increasing Main Street traffic. The following mitigation measures are reconnended to reduce the traffic impacts of the proposed Fashion Square project: 1. Contribute a one percent (1%) assessment fee to the 4oint C City of Santa Ana and City of Orange Transportation System Improvement Program (TSIP) to fund needed transportation improvements i the area identified in the Phase Two TSIP Study. U. The TSIP Assessment Fee of one percent of project building cost is expected to generate only half of the cost of the reconriended Phase Two TSIP Plan. The Fashion Square development (the developers themselves and the Redevelopment Agency alike) must be prepared to fund those areawide transportation improvements which principally benefit their project as well as contribute a one percent assessment to the TSIP Program. 2. Provide funding for the construction of a pair of new freeway ramps on the west side of Fashion Square linking the Santa Ana Freeway with a public road surrounding the project. 111 These two new ramps will connect with a public street and as such, provide overall benefit to the general public. However, the primary need for and beneficiary of this improvement is the Fashion Square development itself. The cost of this improvement is included in the overall TSIP Plan, but that program is underfunded by approximately 50 percent. Consequently, the cost of any transportation improvements which relate to and directly benefit a single development, should be borne by that development. Construction of these two ramps will substantially improve the freeway access of the Fashion Square site and permit traffic to enter and exit the development with no delay from traffic congestion on the surrounding arterial street system. 3. Widen Main Street along the Fashion Square frontage to provide four southbound lanes and a 26 foot wide median island to accormodate dual northbound left turn lanes and the columns of the future North-South Transit Guideway. A total curb to curb width of 124 feet will be required for an ultimate eight lane section planned on Main *1 Street. The increased width will be the general * responsibility of developments planned on both sides of Main Street, but some transitions in alignment may be necessary to minimize impacts to existing buildings. U 4. Construct a public roadway around the west side of the site from the intersection of Owens Drive/Broadway to Main/Town and Country. This public road shall have a capacity of 16,000 ADT and connect the new freeway ramps with Main Street and Broadway/Owens Drive. This public road will provide an alternative means of access to Fashion Square and allow traffic to virtually avoid use 112 of (and impact upon) Main Street. This new road will provide direct access to/from the I-S Freeway in order to C relieve pressure at the existing Main Street Interchange. Dedication of the roadway as a public street is required P to satisfy CalTrans standards for construction of ramp facilities on public roads. IL 5.A. Provide for redesign ahd reconstruction of the Main Street Entrance to Fashion Square to accorixnodate two II: entry and exit lanes and a left turn pocket. The entrance shall be integrated with the new public roadway planned around the site to link with Bedford Road, the freeway ramps and Broadway/Owens Drive. The signalized IS entrance shall be modified to include separate left turn phasing. K B. Provide sufficient funding for the reconstruction of the p - median island on Town and Country Road to include a separate westbound left turn lane. The existing m2dian is a wide landscaped island with no separate turning lane. Fashion Square will be the primary beneficiary of this reconstruction even though the new westbound left turn lane is not intended to directly serve Fashion Square traffic. Widening of the Main Street Entrance will L mitigate the effect of increased traffic (primarily east-west direction) created by expansion of the shopping center. 6. Provide for installation of two new traffic signals on La Veta Avenue at Bedford Road and the off-ramp from the southbound Rte 57 Freeway. ii 113 In order to facilitate access to Fashion Square from the Rte 57 Freeway a traffic signal will be needed on Bristol Street/La VEta at the off-ramp location. Presently, this intersection is controlled only by stop signs and a left turn from the off-ramp to La Veta Avenue involves considerable delay. This off-ramp provides a convenient route to Fashion Square and allows southbound freeway traffic to avoid congestion encountered at the 1-5/57/22 Interchange. To promote use of this alternative access, Li especially by connuters, signalization of two inter- sections is necessary. One location, Bristol/La Veta at IL the Freeway off-ramp is under the jurisdiction of the State and the ot~kr intersection, La Veta/Bedford is the C r~sponsibility of the City of Orange. L 7. Develop and maintain an aggressive Transportation Sy~tems Management (TSM) Program designed to maximize use of transit and ride sharing and staggering of work hours. L A realistic target of 20 percent increase in ride sharing L and transit usage is established as the goal for a TSM Program. The developer shall be required to develop a program designed to achieve the goal and submit this program to the City for approval. In addition, the developer will be required to provide a Transportations System Management Coordinator to actively pursue L implementation of the TSM/Parking Management Program. This position need not necessarily be on a full time basis until such time as implementation of a substantial portion of the proposed office use is underway. The developer also shall be required to provide and maintain a security force whose task, among others, shall be to enforce all on-site parking regulations. 114 8.A. Design buildings to acconnodate second level access from a future transit station on Main Street in the vicinity of Town and Country Road and/or a possible future grade separated pedestrian bridge connecting developments on both sides of Main Street. The buildings and internal pedestrian circulation should be designed to allow for L such future improvements, which would serve to minimize at-grade pedestrian crossing of Main Street at street level. (Main Street will be a 124 foot wide with high volumes of turning traffic and transit operations). L. B. On-site pedestrian circulation must be maximized to facilitate easy movement of people between buildings. L Vehicular traffic must be intercepted at major entrances along the public service road and channelized quickly to I - parking areas. Convenient pedestrian facilities must be provided from the parking areas to the buildings and to L the transit station/bus stops. Priority of Mitigation Measures LI; The project does not have a defined phasing plan. The L developers acknowledge that the maximum development would only be realized in 5-10 years if the market has sufficient demand to support such intense development. The traffic study is based on the maximum allowable development with a recognition that a lesser density may ultimately result. This means that if the maximum development in the Main Street/Town and Country area materializes, then all the improvements identified in the Phase Two TSIP Plan will be needed. To determine at what stage these improvements will be needed, the phasing of transportation improvements was compared with project implementation. Linscott Law and Greenspan prepared an estimate of the magni- tude of Fashion Square development that could proceed with only rela- tively minor additions of turning capacity at critical intersections. 115 That analysis concluded that 400,000 SF of additional development could proceed if 6 lanes are provided on Main Street, the entrance to Fashion Square is improved, and a separate right turn lane provided on westbound La Veta Avenue at Main Street. This analysis included traffic created by other projects affecting Main Street. Any further development would require significant modification to existing freeway access such as L proposed in the Phase Two TSIP Plan. I: Next to the construction of the Broadway Overcrossing, the most important transportation system improvement is implementation of the new freeway ramps on the west side of Fashion Square. (Widening of L Main Street in front of Fashion Square will provide only a marginal increase in capacity. The full capacity of Main Street will not be L available until such time as the entire Main Street improvement is completed.) Consequently, the next increment of development of Fashion Square will be dependent upon construction of the two new freeway tamps. Construction of these two ramps will allow an estimated 80 percent of development of Fashion Square to proceed. These two ramps, in combination with the Broadway Overcrossing, provide Fashion Square with direct access to the freeways, minimizing the impact on Main Street. I--i Full development of Fashion Square will depend upon completion L of a new Main Street on-ramp to northbound I-S or construction of the new Lawson Way Bridge. Either of these projects alleviate the C congestion caused by Fashion Square traffic using the existing northbound on-ramp to the I-S Freeway. (A temporary alternative to L these freeway projects is implementation of a new right turn lane on northbound Main Street at La Veta Avenue. This will permit Fashion Square traffic to use the Rte 22 Freeway westbound in lieu of the northbound 1-5). The success of the TSM/Parking Management Program will effect the magnitude of development that could accompany various levels of transportation system improvements. If the TSM program were to achieve 116 more than a 20 percent mode shift, the trip reductions would translate into more square footage that could be developed within available transportation capacity. 5.6.4 Significant Environmental Effects The redevelopment of Fashion Square will substantially increase employment in the area and generate an estimated 57,245 trips daily. This equates to 429,337 vehicle miles of travel daily based on average lengtfrs of 10 miles for work and hotels and 3.0 miles for shopping. It should be noted that this is not entirely new travel since L many of the trips will be diverted from elsewhere on the existing system. -: Large increases in traffic created by redevelopment of Fashion `I Square will significantly impact the surrounding arterial highways~and I - the freeways. Analysis shows that if the new ramps proposed in the Phase Two TSIP Plan are implemented, then approximately 30 percent of I' the Fashion Square traffic will directly impact local arterials. The remaining 70 percent will directly impact on the surrounding freeways causing severe congestion to occur. The capacity of the existing freeways will have to be enhanced to accommodate the increased regional travel or the freeway oriented trips generated by Fashion Square will use local arterial streets in lieu of the freeways. This will create 1& congestion on the arterial highways such as Main Street and nullify the A- basic goal of the Phase Two TSIP Plan. Improvement of the freeway ramps and widening of the freeways themselves is essential if traffic generated by Fashion Square is to be accommodated. Redevelopment of Fashion Square and the surrounding area will cause substantial changes in existing travel patterns. The complete character of travel in the area will change. The highly peaked travel condition currently encountered only during one hour in the afternoon will become a peak period of approximately three hours in duration. Capacity of the highway and transit elements will limit the travel that 117 can occur during the peak hour forcing trips to be redistributed over a longer span of time. Employees and shoppers will have to accept and adjust to new peak period conditions. Construction of transportation facilities will change the entire look of the area into a high density downtown CBD rather than the c suburban character that exists today. If the development proceeds and the associated transportation Id improvements either fail to materialize or lag the pace of development, then severe congestion will develop on Main Street. Main Street congestion is influenced not only by Fashion Square but by redevelopment in the area. Implementation of the Phase Two TSIP Plan is dependent upon securing additional funds to cover $8.66 Million for identified but unfunded projects. Implementation of some of the freeway ramp improvements on Main Street will require acquisition and relocation of residential and commercial properties. Four single family homes and one or two commercial businesses on Main Street will be eliminated to make way for the new freeway ramps. .1 118 5.7 Noise 5.7.1 Environmental Setting Vehicle traffic is the primary noise source in the project area. The Santa Ana Freeway (1-15), Garden Grove Freeway (Route 22), and Main Street are all located within close proximity to the site. Noise exposure contours for these highway segments were calculated and are presented in Appendix III of this report. Figure 28 illustrates the general outline of the unattenuated 65 dB contour in the project area. LU 65 dB or greater is typically considered excessive for certain types of "noise sensitive" uses, i.e., residential. LI--; Since the primary access to the site will be along Main Street, "peak hour" traffic noise measurements were made at a residential area which is located near Owens Drive and Main Street (Refer to Figure 28). A series of noise measurements were made at locations 1, 2, and 3 to establish ambient levels in this area which could be impacted by increased traffic from the project along Main Street. Noise samples of 12-minute periods taken at each location exhibited a range of 64 dB(A) at location 1, 57 dB(A) at location 2, and 52 dB(A) at location 3. Results of the noise survey also indicated that any change in traffic volumes along Main Street would change noise levels that would only be noticeable within the first 100-200 feet of Main Street. This is due to the shielding effect of homes along Owens Drive as one proceeds in an easterly direction away from Main Street. (Refer to noise measurement data in Appendix III of this report). Appendix III also contains supplemental noise measurement data collected near Broadway Street located southwest of the project site. CALTRANS proposes to extend Broadway Street over the Santa Ana Freeway. This overpass will provide an additional link for traffic between the project site and the west side of the Santa Ana Freeway. Results of this noise measurement study indicated that the noise levels are in the 119 U `I' - tI-i4 I,-- - e -, - -. a - ;~~-- Lza 1. Li L Li < ttt I Iv; U tb t F >1 * 1%* S~ Source: Title: ULTRASYSTEMS, INC. NOISE EXPOSURE CONTOURS I~i OF 65 dB (CNEL) same noise range as the noise levels measured by CALTRANS.* CALTRANS will construct a noise barrier along the west side of Broadway between the freeway and Santa Clara Avenue. 5.7.2 Impacts L Project Impacts The project will generate additional noise in the local area due to demolition of existing on-site structures, construction L activities, construction traffic, and project-generated traffic. As with most development projects, there will be an increase in noise L in the invuediate vicinity of the site during project construction. Since construction activities are limited to daytime hours and there are no "noise sensitive" land uses inmiediately adjacent to the site, no L adverse noise impacts are anticipated during phase development of the project. It is not anticipated that construction related truck traffic would use residentitl streets. City regulatory control over truck routes and street load limits is adequate to assure such use does not L occur. The proposed project will generate a additional volumes of L vehicle traffic. The majority of this traffic will utilize Main Street I' L or Broadway Street when the Broadway overpass is completed. The two areas of concern which may experience an increase in traffic noise are p the first few homes along Owens Drive east of Main Street and L residences on the west side of Broadway Street between the Santa Ana Freeway and Santa Clara Avenue. However, when the Broadway overpass is completed, CALTRANS will construct a noise barrier along the west side if * California Department of Transportation, District 7. Physical - Environmental Report, Broadway overcrossing Route 5 Freeway in * ** Santa Ana. 121 of Broadway as previously mentioned. This will mitigate any increase in traffic noise along Broadway resulting from project traffic. The following traffic noise level increases may be expected along Owens Drive within a couple hundred feet of Main Street as a result of the project and cumulative development traffic: Development Scenario Noise Level Increase C Proposed Project 3~5 decibels -c Cumulative Development 4-6 decibels Results of the analysis indicate that a noticeable noise level increase will occur near Owens Drive and Main Street. Implementation of the project could increase noise levels to 67-69db, 60-62db and 55t57db Ix> at locations 1, 2 and 3 respectively. Since the development plans are for connercial uses, the majority of traffic noise related to the project would occur during the daytime hours. Therefore, residents on Owens Drive closest to Main Street could anticipate increased noise levels only during the daytime.t Late night and early morning hour noise levels are not expected to be much different than existing conditions. The development of hotel structures on site are not expected Li to affected by local traffic if standard design and construction materials are utilized. U 5.7.3 Mitigation Measures No mitigation measures are proposed. * Since there is no viable way to construct a noise barrier along the east side of Main Street in this area, this impact is unavoidable. 122 In 5.7.4 Significant Environmental Effects Residents along Owens Drive within a few hundred feet of Main Street may receive an increase in local traffic noise resulting from the proposed project. L -i 123 -I~. _ 5.8 Air Quality 5.8.1 Environmental Setting Air quality is dependent upon the source location, the amount and type of pollutants emitted, and on the subsequent atmospheric dispersion of the pollutants. Schematically, air quality may be described as follows: L DISPERSION 15 V Emissions + Meteorology + Air Chemistry -~~-Air Quality / SOURCES RECEPTORS There are several distinctions made in the identification of air pollutants. One distinction made is between primary and secondary it air pollutants. Primary pollutants are those pollutants that are emitted directly from sources. Carbon monoxide, hydrocarbons (organic gases), oxides of nitrogen, sulfur dioxide, and particulate matters are primary pollutants. Secondary pollutants are those pollutants formed by chemical and photochemical reactions in the atmosphere. Photochemical oxidants and nitrogen dioxide (NO 2) are principal secondary pollutants. x Li; Primary and secondary pollutants are transported and dispersed by meteorological processes. Meteorological factors important to the transport of air pollution within the South Coast Air Basin, in which the proposed project site is located are wind speed and direction, and the presence of atmospheric temperature inversions. With very light wind speeds (average of 5.7 miles per hour) the basin atmosphere has a limited capability to disperse air pollutants horizontally. As shown in Figure 29, the dominate daily wind pattern is a northeasterly daytime sea breeze and southwesterly nighttime land breeze. 124 ,~ / -, S ~ rtx H -~ itAt 212 A -- I-s - N-. ..~. %`Ik -- 5- * »=2% - - ¾ Ii ~~«=--~-- ¼ - *,,d2~ ,.~ -- 1~ * 1 tNt' -<Sr L N *` `I `I I. - , TYPICAL SUMMER DAYTIME OCEAN WINDS TYPICAL SUMMER NIGHT DRAINAGE WINDS (Noon to 7:00 PM) (Midnight to 5:00 AM) oI A: - -. , __ -v-I.. - r - ~ - * S - O~. j N-~ -- N' e r MP'~ a' I-.. -`I TYPICAL WINTER DAYTIME OCEAN WINDS TYPICAL WINTER NIGHT DRAINAGE WINOS a -- (Noon to 5:00 PM) aLa (Midnight to 7:00AM) o~ILe These maps show dominant suMner and winter patterns in the South Coast Air Basin. For the period of the day shown, the net transport of air onshore usually Is greater in the summer, while the net offshore transport as a rule is greater during the winter. Whether there is air movement or air stagnation during the morning and evening hours, before these dominant air flow patterns take effect, is one of the critical factors In determining the smog situation on any given day. Source: Title: SOUTH COAST AIR QUALITY flPICAL WIND PATTERNS IN MANAGEMENT DISTRICT GENERAL VICINITY OF PROJECT SITE lot: Atmosphere temperature inversions are common in the South Coast Air Basin and inhibit the vertical dispersion of air pollution while they persist. As a result, air pollutants become more concentrated until the inversions either break or surface winds increase enough to disperse pollutants horizontally. Levels at which air pollution produces adverse health or welfare effects on receptors are reflected in the Ambient Air Quality Standards. The Federal and State Air Ouality Standards are represented in Table 17. The attainment of the Federal Primary Air Quality Standards is required by December 31, 1982,* but may be extended with EPA approval for carbon monoxide and oxidant to December 31, 1987. The California State Air Quality Standards were originally set as air -~ quality goals and do not have a specific attainment date. In August, - . 1982, the Southern California Air Quality Management District (SCAQMD) and the Southern California Association of Governments (SCAG) revised the Air Quality Management Plan (AQMP)/State Implementation Plan (SIP) for the South Coast Air Basin. The plan was required by the Federal Clean Air Act and its revised goal is to attain federal and state ambient air quality standards in the basin as expeditiously as practical. However, modeling shows that even with the implementation of all reasonable measures which can be realistically implemented in the next five years, the region can not demonstrate attainment by 1987. Therefore, a long range plan has been prepared which includes provisions for annual increments of progress and interim air quality goals leading to the attainment of all standards at the earliest feasible date. The intent of the long range plan is to identify actions necessary to 1- achieve attainment over a longer time frame, with the year 2000 selected as a target date. Existing Air Quality The South Coast Air Quality Management District measures air quality at their Anaheim Station, approximately seven miles north of the * Clean Air Act Amendments, 1977. 126 project site. Air Quality information from this station can be assumed to be indicative of the general air quality for the project area. Air quality data for the year 1981, the most recent year for which annual air quality data are available, are presented in Table 17 for the Anaheim Station. As shown in the table, the State standard for carbon monoxide (CO >9 ppm), 8-hour standard) was exceeded for 4 days; the State oxidant standard Ox»= .10 ppm, 1-hour average) was exceeded 65 days; the State nitrogen dioxide standard (NOx»= .25 ppm, 1-hour Ku average) was exceeded a total of 4 days; and the particulate matter 3 standard (TSP ` 100 ug/m , 24-hour) was exceeded a total of 26 days. I - The Federal standard for carbon monoxide (CO »= 9ppm, 8-hour) was exceeded for 14 days, the Federal standard for oxidant (0 > .I2ppm, x I - 1-hour) was exceeded on 32 days; particulate matter (TSP > 260 ug/m K 24-hour) was exceeded one day. 5.8.2 Project Impacts Li; Short-Term Impacts U The construction phase of the project would produce two sources of air pollution emissions. These are exhaust emissions from construction and grading equipment and dust generated as a result of U earth movement and equipment traffic on local streets. The dust -* emissions may cause a nuisance to persons and businesses located on adjacent properties or along roadways used by the earth-moving equipment or to motorists who park motor vehicles in the vicinity of the project. The exhaust emissions would be of short-term duration during the construction phase only. Based on EPA estimates of dust emissions from construction projects, an estimated 80. pounds of dust per day per acre of grading activity is expected to occur. The actual daily dust emissions would vary depending on the amount of land and the type of soil being graded. Upon completion of construction, the dust emissions would cease. 127 LA en W F E `0 `00) .nWn `C - 4.rfl L4.) CM `0 0) In `V'0O 4' 0) CM 040 U * tflCtflh-4 4.) 0 `0UJ Al ~ * I-rI- 5 5-' ~ * 0.0 CI) C >C 04' L- Cfl0) 2 o tO .C -n - D - CO Wt0 4) 4-' O __ La O0)LZ _ ~UG) - 4) ~ ,c 0 0) Lu * -J UJ4)tO U 1- 0 U 2) CM * )< 0 0 C C) 250) 0«= 0 1.. - aa - I- F. aav, S - CSD 0 0«= >~ 0 ~ *.r-Q.r en C 1000 0. x 0. * 0- * en `0 - *U SCM V cc a-. `to `0 ~1 so n s-i- A) ~n.n a) COW C .C .C (4 0 Co S `A N ___ - 0 L CC r~r-.fl ~.- I- 0 4) 0 .00>< Z >-tfl - 4.' ~ ~ 0 L F- `U. `0~O 2 2)0«= `V * ~0 .0-na) .C 00 1- c-a ccc 4-~ F. Ct) .C `00) 5 `U'O'0 - 0«=1-4 `00) 4'V C 3 u `-r 4'C - La tow 554' LU CO 0) 0 a) 0.0.0) 5 U) - IflU .~ 0.0.5 0. 02 0 Lu `AU S ,< - a ~ >-.,.C 0 OLU'0 * I- *~4~-~ 0 `0w - 0 1- In . -~A ~ A'V# A ~. * CM .C.C'0 0 1... * corn0 OW U SI- - C 5- b S 0 E~ 2)0«= 0 ca.o 0 K (00 C ...-O.r * L C'... U- C 5- )C *. 0.- tO (0 - >I-. .p..0-Q CM S -- CI'>., >r- 4-'Ifl 0) (0 r- ~0)0 > 0) 4-) 4)4.) 4.'U .0 en o * aUt,~ en w S.. Urn La r03 S tfl4)W4.'a25- 0 4' 0 C/) `0.0 * j (0~~-I-I- ~ C i-a) C S.-Q)'0 0)0,4.' CtJ4' ~ CD 0)0) 0)OOJLfl.r `0W 0 r-4 ~0U 0' `AL - C C) 0)X I I-C US) OC LU 0) - U-La to S S.- `J).r- `0 `40 5 O 0) `00 Cr~W - `flu C WI-U -* >< >,x 0 >,L 5 O `0W'0.0 0«= mm `0Vi->venc S"***I- 0 0 0.0 4'CO(0CF. O W.-. I-.-.. C (00 `0 4' S - ~t LU *0 ~I- 4'G)0)4-'tnc 0 W'0 - > 04' CM r-tfl>LCflL'0 ~en * `0 ..-`0 ~4' o -~ ___ F. ___ 5-0)4.' WOn C) 0 - ___ CC * C * 00t04-)'0 r- C C) La U 0)4'0)I04-'~0 C) C 0«= C o 5. U-tfl0«=.0:e~Ja c0I-0 0*~ c0I-0 I-C-a a, -I--.-- -I-- `0 Vt S `VOW ~4- S -~ ______ - -.--...-~- ..- en -I-- -c 128 a Long-Term Impacts Long-term impacts associated with the project consist of emissions generated by the following sources: Stationary Mobile Off-site generation of Motor Vehicles electricity for project. On-site use of natural gas for space heating and water heating. Stationary Sources The stationary on-site emissions resulting from natural gas consumption associated with the existing Fashion Square Con-rnercial Center project are presented in Table 18. As shown in the table, the contribution of project emissions from on-site consumption of natural gas to the 1987 total emissions inventory projected for Orange County is considered negligible (i.e., less than 0.1 percent). The stationary emissions resulting from project electrical energy consumption would occur off-site at electrical power-generating plants located throughout the utility's generating network. The total emissions due to the generation of electricity for the Fashion Square Center and the contributory effect from the proposed project are given in Table 19. Mobile Source I An estimate of the total motor vehicle emissions generated by the traffic associated with the Fashion Square Center and the effect of the proposed project are presented in Table 20. The emissions 129 to C 0 4' Ci) o Z 1.. In 4- I-tn La S -J -J ~-J -J -` 01.3 CD CD CD CD CD 4) 0«= Li LU La 1.3 Li C 4' r Z C 5- 0.1- *r- OS `A 2) `A C 0 -r 0 0 0 S to U La LA) to 0) CM 0 (4 0 - - 2) N. U) a Li) >-. en -~ CI' - a) S 5- CI' La>- 0 0 0 0 0 4) `4- `0 CC 10 0 U) ~I- 0 C C 0- IC) 0 CI' 02 LU - a a -. a C - a, CI' N. CI' U) C - 2)0 0 t I-ct en m . I-r or 02 Cfl r-~ 0 4' 02) * 02 a o CM CI' S .CO) -J Li 0- - fl 4'r- rcfl CD-.-- .1) CS) 0< 5- C 0(0 `-lCD C OJ C SF- U 0«= .0 C) 0 0 4' in 05CM Ci IV 0.02 0 0) CI' 4'.-4 F- F-C Ct) r U) Li rz I-- (4 `0 0)~ C 4-) 5.- 4-4' 02 F- U- La>- 5- ~ (4 - 2)0 nC en C 4' Ofl 00 N- N- - .c~ 0. `0 .r CI' La .-JLa 0«=- I- . . 2 * U) C fl-C 0«= 0~ 0-tO (0 CM 0 CD 0 - U Lu ~ 0- 2) 02 IA) C~J ct LU C 0.2 en r 4' `0 - F- 0«=Li Li- 42 4' 00 `-`F- to `0 C 0< 0- 4.~ 00 0 41) CL S 00 0 54 I-C 0 Lir 0«= 4) -4.0 F-C 0- - 4' c'JC C `0 `0 4' 5 `C C - 020 N- U) ~. S CII'L-. 0< 0 5 `A 4-0 C. `C - .~ * c a) cc - * * CD 0 0 C) 4' F-to a' en ~I- La S.-~ to GJ(/) C tot) tfl r - ~ 4' 0) > I-C * C) C i-C S.- Li La 4' ~V U) c a- a 5- 4) 00- - C S .r- - 0«=- `~- a 4'4-' 014- ~ 0-C 0 - -SW F-C) LA) 0 OS.CnE C 0 `ID - 0 >4'toGJ `0 LtO * .0 0)CCOI' .C - 0 02 0 ..-J 0 I-C I-C 00(0 4' 04 CM CD C SOC 0(i) - LU `0 0) `0 LA .-.02 X i-5-t"E `4 Li. (0.2 `tO)'0 0) >, ,aa.>, r- - 4' .a 4' S IA ..to4'r La 0) -- 0)'tr C) to `0><C0)5-'0 - `0 04-flD .0 U) CD 0WI-r. 4'0 r *- .C C)'0 0I' `U 5-S)vrr-CL- C) - 0) LA r(0V0fl r - o C X I-C 0) CF-LLI-fl(0C .0) F- C `0 0 4-' U `AC) C 0) c Vt 0I' C nr C ~ 5- C 0 r .tj)CCO .C 0«=F- 0 0) fl5-rO OflhI 5-2) C CI' 5- C) C~J 0 0 fi *~- 0I-4'tfl~a)O0-~.' .2 .0 `0 5- ~4- 4' CUr-r'flC CD 0 1- 4' 4' rI- 5- O'0X.r'000La 0. `V 0 - ~ (0 (0WLaE02tfl4'Z C) I- r (0 0- - CM Ct) 130 TABLE 19 ESTIMATED AIR POLLUTANT EMISSIONS FROM OFF-SITE GENERATION OF ELECTRICITY AIR EMISSION FACTOR1 EXISTING2 PROPOSED PROJECT3 I- POLLUTANT (LBS/bOo KWH) (LBS/DAY) (LBS/DAY) Carbon Monoxide 0.2 16.0 87.0 Total Organic Gases 0.17 13.6 74.0 Li Nitrogen Oxide 2.3 183.8 1,000.8 Sulfur Oxide 2.7 215.8 1,174.9 Particulates 0.401 32.1 174.5 1 SCAQMD. Air Quality Handbook for Environmental Impact Reports, 2 October 1980. Energy Use Emission Factors, Table XII. Existing Fashion Square development has estimated total electrical consumption of 2,397,948 KWH per month. Based on electrical consumption rate of 13,054,240 KWH per month. 1. I- L SI 131 to a. I-C E>. 0 `0 at) ~ 4 V' 0(1) 10W ci) a) F.-' (45- IA .5-4- C C La 144 CM to In CM `V 0 C) - . * . . *04.' E 4' 0«=>. CC .C 050) ti S 0-u in C 2) LAi- C 5.- 0 a) a *4- C) 0~0- C C 0 I-C .rC 4' 0) 4'aI' i- 4' C/) `0 5- i-ti) 02 4) 0 W'0 - 0. C CI-0 >~, 0 ti) 0) `0 U 0 0 0 0 0 5-4-' I-C SC (0 0 (0 ~ 0 `0fl LaO (0 er) a, CO r-.0 S.. ~ 0. I--.. I- I-' flr 0) - a, ~- N- a, ~O Cii- a a 1-0 0 CM cj- en a, .r.4' 02 In ~ CI-') - .CIA 44 2)2) - a).*.. a) a) 00 CM >0 r-~ a, 00. It to ..2 I-CIA S *0. Li 0J.r 0 1-CD S 0.'0 - fi 42 ..- to C tfl. 5- 0«= IA%- 4'5--4 -, - 0 `04- 0) 5(0 `0 0)0.05 La 144 0)5- - - -J Ct) .C4' 00S) F. C) F. F- r4)(0 C) 4' .CF- CT LU 42 CC 0 F- La fl>- .05 >> CM 2)> 0< (~rr~ `0CM 0«=0 CO 0 ~ 0 At) 020 05-02 Lu .20«= 0.-.. en - ~± a, 0 0,5.~ 04'O) .2 00 U) a, N- - -.4 (I-I' - 0- 0 - 02 0-F. 002 `I-to C 0 144.2 - CM *0) (fla) - F. 0«=5 (0.- - Cr (Cr4' - 0 5k- -4rLA CE 0- LU LA a, 1-- 0 0 00«= CC 5- `UU)~ LU U- 0. 05(4 4-'r.C F- 0)4-' `042 C Cd) 5-- 5 `005 WI-CO CM S-i- CWC U F- 0>. 04' 03>0 LA DI' to Lu -~O N- 0 CO CM 10 4- 0 F-I--. 0 0 (0 N- - Cr- 4'0t) tot~) In Ct) CO - `0 I-. >I~I-rI- U) `0 >C.2 4-'4' SW CC 0-020 no) CanS 0.0 - 0' - C) n- (1)4- C 0«= `A >00 0 `C 05 to 1-Lar (45- .0C ii- I 0.20402 _ tO 0 CM i- C-Ej 0) ~ N- CM Ct) 05.- .05-C U-S I . . 4'0ri-4'Vt a, - r-4 ~toCM .-t 40 0 U- .C 4' CX C ~C-c a c en c 4' (00«= Cr) r- o e.~ CEC CC ti)CDE N- N- ~- CM en 0 .0COI'4) Lii- rInrO S 5 tO - CM tflCMJVr4'0) `A 0 S-~'A 42 SC `0r)C 0) - La'04-'U-0'0 I-C C C C 5-S r Vt I-V 0(44)0,0- 0) I-I~ a) Cd) ~O>,42C C 5- )< -c U) C)VV5-.-'V4' F- C 0 0 4' <~W4' rCA Z C >C `V U-.C0-'ACr- C S 0) C 0 - SD) .rC(0C 0«=F. > C La.r0>< fifi -t2) C - DI' S- U CJ 0 4'tfl 0 - N- C a 2 .0 (305 S- 4- 4-' COt-04)tfl5- 0 5- ~VIA 4' - I- a,OC.C'0*-0 0- `0 CC - fl `0 ~4-cF-mC4' C) 0«= CD (1) 0- r-t CM CO ~ 132 associated with project traffic would incrementally contribute to primary pollutant concentrations near local intersections during peak traffic periods, and also result in an incremental air quality deterioration. This analysis assumes that the vehicle trips, and therefore the motor vehicle emissions, are strictly a result of the proposed I- project. In reality, this project is a receptor of vehicle trips, not a generator. This means that the vehicle trips would most likely be I> generated to another location in the South Coast Air Basin (SCAB) if they were not generated to the proposed project site. Therefore, the I. motor vehicle emissions would still be generated in the SCAB regardless of the status of the project. However, this simplified analysis which conforms to the procedures provided in the "Air Quality Handbook for Environmental Impact Reports" as revised October, 1980, does not Li recognize this. The project would redistribute the motor vehicle emissions to the area of the project from another area in the SCAB. Project Consistency with the Air Quality Management Plan [B An FIR must demonstrate the project's consistency with the AQMP. This is done by showing consistency of local population and land I use projections with those in the AQMP. The AQMP utilizes the Growth Forecast Policy from the Southern `---I California Association of Governments to prepare emission projections for future levels of air pollution in order to achieve air quality L standards. The Draft SCAG-82 Growth Forecast Policy* expresses regional and local growth policies by providing projected population, housing, employment, and land use totals for Regional Statistical Areas (RSA's). * Some changes to the SCAG-82 Growth Forecast Policy may occur prior to its finalization in approximately April, 1983. 133 Wi) The proposed project is located in EiSA 42, which is in the Northwest Orange County Subregion. The Growth Forecast Policy shows a population increase of 95,900 during the period between 1980 and 2000 which is a 25.6 increase in growth for this RSA. This represents the fifth smallest population increase for the Orange County region, absorbing 11% of the County's growth. Most available land is developed within this urban area by 2000, and moderate recycle rates are forecasted." The proposed project is a corinercial project that recycles existing urban land and will therefore, not directly increase the L population in EiSA 42. Such recycling of urban land uses is consistent with the AOMP population forecast. According to The SCAG-82 Growth Forecast Policy, "Urban areas include the following land use categories which are generally associated with urban use: residential, conmercial, industrial, transportation and U utilities, and institutional. Non-urban acreage includes agriculttiral land, vacant land, water bodies, and undevelopable acreage. The forecast assumes that only vacant lands and agricultural lands will be L converted to urban use." RSA 42 is forecasted to grow by 3,603 urban acres between 1979 and 2000, i.e., 3,603 non-urban acres will convert to Li urban use. The proposed project site is comprised of 63 acres of existing urban land which would be recycled to a greater intensity. Recycling of existing urban land uses is consistent with SCAG-82 and the AQMPI- I Li Project Effects I- The aggregate air quality emissions from on-site emission sources associated with the proposed project is shown in Table 21. As indicated in the table, only emission sources associated with the operational phase of the project were totaled. Emissions associated with the construction phase were considered short-term, and therefore, not considered in the long-tern contribution of air emissions. The emissions associated with the generation of electricity were off-site 134 - -\ -`I-.-' 9 wI and therefore, not considered to be a contribution to the 1987 projected Orange County emission inventory. The total contribution of the estimated project emissions to the 1987 projected Orange County emission inventory is approximately 15,712 pounds per day and represents .4 percent of the total 1987 projected County emissions. t U Li K Li L I: :4 135 I.. TABLE 21 SUMMARY OF PROJECT AIR EMISSIONS LI IN POUNDS PER DAY TOTAL 1987 PERCENT PROJECT PROJECTED ORANGE EMISSIONS OF POLLUTANT NATURAL MOTOR TOTAL OF COUNTY EMISSI9NS TOTAL ORANGE GAS VEHICLES POLLUTANT (POUNDS/DAY) COUNTY IN 1987 Carbon Monoxide 56.7 11,938 11,494.7 2,509,560 0.5 ~` Total Organic - - Gases 22.7 22.7 849,000 Negl. Reactive Organic 424,3002 .2 Gases 710 710 Nitrogen Oxides 340.1 2,149 2,489.1 347.960 0.7 Sulfur Oxides Negl 190 190 39,840 0.5 Particulates 0.43 305 305.43 196,400 b.2 1 Air Quality Management Plan, SCAQMD and SCAG, August, 1982, Table 1.1, page B-14; 2 converted from tons to pounds. Reactive Organic Gases = Total Organic Gases less Methane. Negi. z Negligible (less than 0.1 percent). Cumulative Effects The air quality emissions from mobile sources associated with .1 the proposed project conbined with the cumulative projects (see Table 3) is shown in Table 22. The contribution of the estimated cumulative emissions to the 1987 Orange County emission inventory is approximately 23,514 pounds and represents .6 percent of the total 1987 projected Orange County emissions. 136 a TABLE 22 SUMMARY OF PROJECT COMBINED WITH CUMULATIVE PROJECTS MOBILE SOURCE EMISSIONS IN POUNDS PER DAY TOTAL 1987 PERCENT CUMULATIVE PROJECTED ORANGE EMISSIONS OF POLLUTANT EMISSION FACTOR MOTOR 2 COUNTY EMISSI%S TOTAL ORANGE (C-RAMS/MILE) VEHICLES (POUNDS/DAY) COUNTY IN 1987 I ii 55mph 25mph Carbon Monoxide 11.73 19.88 18,077 2,509,560 .7 Reactive Organic Gases .77 1.43 1,205 424,300 .3 U Nitrogen Oxides 2.49 1.75 3,482 347,960 1.0 Sulfur Oxides .20 .20 289 39,840 .7 Particulates .32 .32 461 196,400 .2 L 1 1987 EMFAC6C Emission Factors, County of Orange, EMA, 1982. The assumed vehicular K operating speed is 55 mph for highways and 25 mph for residential streets. The 2 traffic is distributed as 90 percent freeway and 10 percent residential. Based on a cumulative generation of 653,909 vehicle miles traveled per day ~ (JEF Engineering, Joe Foust, January 26, 1983). Air fluality Management Plan, SCAQMD and SCAG, August, 1982, Table 1.1, page 8-14; - converted from tons to pounds. Li 1- LA 1. U 137 5.8.3 Mitigation Measures Increased air emissions resulting from the project are due to (1) increased traffic and (2) increaseduse of electricity, and natural gas. Mitigation measures designed to reduce the generation of traffic and usage of electricity and natural gas are discussed in detail in sections 5.6, 5.13.1, 5.13.2 and 5.14 of this report therefore, no additional mitigation measures are proposed here. 5.8.4 Significant Environmental Effects The proposed project will incrementally increase the air emissions in the SCAB; however, the proposed project would account for less than two percent of the County emissions, which is considered not significant. 138 BA Shade/Shadow, Solar Glare, Illumination 5.9.1 Environmental Setting Most of the existing structures on the site are single-story buildings with some buildings in Fashion Square Center two-story in heioht. There are several 12-story buildings in the project area such b as the Fidelity Savings building south of Mainstreet Center and two office buildings adjacent to and north of the Garden Grove Freeway. I- The solar reflections originating from the project site are u very minimal, if not non-existent, since none of the existing on-site buildings have reflective-type (mirror or reflective glass) surfaces. There may be some solar glare from the glass windows of the buildings, but the glare is not significant. The illumination on the site (parking lot lights, security lights, store lights, signs, etc.) is not out of character with the surrounding developed urban areas. The light poles in the parking lots are used for lighting the parking lots only and are not directed off- site or used for flood-lighting large areas. There are light poles on the top level of the Fashion Square parking structure, but these are low-intensity lights and are used only to light the top level of the structure. There are no high-intensity illumination sources on the site. 5.9.2 Impacts j Project Impact i. It is not known at this time the height or the location of the proposed buildings. Since the site is located in Height District II (see Figure 17), there is no absolute height limit. 139 Since the building heights are not known, and for the purposes of this report, the maximum height of a building that would cast a shadow on surrounding residential areas will be evaluated. There are three major residential areas in the project vicinity that will be used to determine the height of the buildings (See Figure 30). Table 23 lists the maximum estimated height of a building that could be constructed on-site and not cast a shadow on the adjacent neighbor- hoods. As listed in Table 23 and shown in Figure 30, a building varying in height from 13 to 25 stories, depending upon location, could be located in the southeast portion of the site and not cast a shadow on residential area "A". Shadows from a building located in this area would not cast any shadows to either of the other residential areas as well. A building between 8 and 19 stories tall could be located in-the southwest portion of the site and not cast shadows to residential area "B". Again, none of the buildings in this area of the site would cast shadows to the other two residential areas. A building from 19 to 52 stories tall could be located along the northern project boundary before any shadows were cast to residential area "C". There are many areas on the site where multi-story buildings could be located so that the shadows from the structures would not extend to adjacent residential areas. An analysis for each building and * its location would have to be prepared when the plans are available in order to determine the shadow impacts. Generally though, the closer the 4 proposed structures are located to the center of the site, the higher the buildings could he before they would cast shadows on adjacent residential areas. On the other hand, the closer that buildings are located to the project boundary in the vicinity of a residential area, the shorter a building would have to be in order that a building did not cast a shadow on an adjacent residential neighborhood. Depending upon the type of building exterior of the proposed buildings (glass, reflective mirrors), there could be solar reflection impacts. Both on-site and off-site reflections could occur throughout 140 TABLE 23 ESTIMATED MAXIMUM BUILDING HEIGHTS OF PROPOSED BUILDING BEFORE THEY WOULD CAST A SHADOW TO ADJACENT RESIDENTIAL AREAS DISTANCE OF BUILDING SETBACK FROM PROJECT BOUNDARY (FEET) RESIDENTIAL AREA _______________________________________________________________ 100' 200' 300' 500' 700' P 13 Stories 15 Stories 17 Stories 21 Stories 25 Stories 8 Stories 10 Stories 12 Stories 15 Stories 19 Stories 19 Stories 24 Stories 30 Stories 41 Stories 52 Stories i~2 * Only affected during sunner solstice period. ** Ibid. *** Only affected during winter solstice period. the day if a reflective surface is used. The sun could be reflected by the proposed buildings to on-site parking areas as well as to the adjacent streets and freeways (Main Street, Santa Ana and Garden Grove Freeways). At certain angles these solar reflections could cause L "blind" spots for motorists as well as be a nuisance and annoyance for pedestrians and shoppers. The reflections could also extend to surrounding residential areas and cause an annoyance to residents. At I: a long distance from the building, the solar reflection would not shine on one particular point for a very long time, however, in close proximity to the building, a reflection may occur for a relatively long period (possibly one-half hour to an hour). The proposed project would probably require additional security and aesthetic lighting which would create increased on-site sources of illumination. In addition, there would be increased illumination after dark from the office buildings from cleaning crews and people working in the buildings. A specific determination and evaluation of illumination impacts cannot be made at this time since 141 I BOUNDARY - L CITY OF SANTA ANA ~-~.A-«= I--: it RESIDENTIAL AREA "B" ~* 30 -p 142 there are no site specific development plans. However, any increased on-site illumination is not anticipated to have any significant impacts on surrounding land uses due to the existing illumination in the area. There would be., however, an incremental increase in the illumination on the project site. Cumulative Impacts a. The cumulative impact of this project in conjunction with C other developments in the area that would have high-rise buildings would result in an increase of solar interruption (shade/shadows) in the area and possibly an increase in solar reflection. Depending upon the location and height of the cumulative high-rise Ci buildings, some of the local areas (residential and corrinercial) could experience an increase in solar interruption during certain periods of the year. The cumulative projects would also increase illumination in the area. 1~ C 5.9.3 Miticiation Measures ~~~2 Development plans submitted to the Agency for approval pursuant to the Participation Agreement should be accompanied by a shade/shadow analysis in order to determine the best building locations -. and building heights for the structures which could result in the least shade/shadow impact, if any, to the surrounding land uses. 1; Non-reflective building exteriors should be used, unless the 4, buildings are oriented so that their surfaces are directed away from other structures, roadways and residential areas in the project area. All on-site lighting should be directed downward and shielded from surrounding land uses. Low-intensity lighting in the parking areas should be utilized and flood lighting should be discouraged. 143 4. Significant Environmental Effects The project would result in an increase in shadows and solar interruption in the area and possibly an increase in solar reflection. upon final building heights, building locations and type of building exterior, the buildings could cause solar interruption and solar reflection to surrounding land uses. `A A 144 5.10 Aesthetics 5.10.1 Environmental Setting The project area is characterized by corrercial uses, residential homes and freeways which are typical of an urban environment. Commercial development on the project site is generally in good condition, although aging with well-maintained, mature L landscaping. .The Mall area of Fashion Square was built in 1957, with I. Magnin completed in 1958. The Mainstreet Center was also built in 1958. The large trees and shrubs located within the surface parking areas around both shopping centers enhance the aesthetic appearance of the site. Figures 9-12, previously presented, illustrate existing aesthetic conditions an the site. U Surrounding conmiercial and residential development north of I - the site is generally in a well-maintained condition. Two high-rise Li buildings are `ocated north of the Garden Grove Freeway in the City of Orange. The Town and Country Shopping Center located east of the site C. is very well maintained and characterized by extensive mature landscaping. The area south of the project site is characterized by mixed commercial and residential land uses in a general declining condition. New infill commercial development is occurring on isolated parcels along Main Street south of the project site. The 12-story Fidelity Federal Building is located adjacent to and east of the site on Main Street. Figures 13-15, previously presented, illustrate V aesthetic conditions in the surrounding area. 5.10.2 Impacts Project Impacts The project would provide for the rehabilitation and redevel- opment of the project site consistent with the Amended Redevelopment Plan for the City of Santa Ana Redevelopment Project. The aesthetic 145 appearance of the site would be altered by the removal of the existing Mainstreet Center and associated surface parking lot and the surface level parking lots south of Mainstreet Center, Parcels 3-5. New commercial development with associated landscaping would replace these existing uses. Consistent with the Redevelopment Plan, the existing Fashion Square Shopping Center would be rehabilitated and integrated into the proposed plan for new development of Fashion Square into an enclosed regional shopping center. The overall identity and architectural appearance of the site would be improved by development of a uniform urban design plan for the entire site. The proposed improvements would integrate and unify the land uses within the redevelopment area, revitalizing the area visually and economically. One of the objectives of the Redevelopment Plan is to create an attractive and pleasant environment within the Redevelopment area. Consistent with the objectives of the Redevelopment Plan, the aesthetic quality of the North Main shopping area in the City would be improVed by the proposed rehabilitation and redevelopment. 1. Although no architectural designs are available at this time, the project will be designed to insure that the individual buildings will have a distinctive, but cohesive architectural appearance. All landscape plans, site plans and architectural drawings shall be reviewed and approved by the Agency. A master plan for the overall development will be prepared. The structure heights could exceed 35 feet if the provisions of the Height District II are complied with. The visual character of the site will be transformed from low intensity commercial development to an intensely developed connercial complex. The proposed new development will alter the view of the site by the introduction of vertical and horizontal building mass into existing visual open space. The proposed structures will be similar in scale with other high intensity commercial development in the area. However, when compared to the small scale of the older residential and commercial areas surrounding the site, the project could tend to visually dominate the area. 146 Since there are high-rise buildings in the project area, the development of high-rise buildings on the site should not result in an adverse impact. However, the possible addition of several high-rise buildings on the project site may have aesthetic impact to some people, depending upon individual preference. Cumulative Impacts Several of the cumulative projects proposed in the area consist of high-rise buildings similar to those that could be constructed on the project site. The cumulative aesthetic impact could be additional buildings in the area that would dominate the skyline and possibly interrupt existing views. The cumulative project area could become dominated by high-rise buildings as a result of the proposed project and other cumulative projects. 5.10.3 Mitigation Measures The Participation Agreement incorporates standards and controls which would preclude any cevelopment which is unacceptable to the community on aesthetic grounds. be Pursuant to the Participation Agreement, all buildings would constructed of high architectural quality with landscaped areas. The structures must be effectively and aesthetically designed. The shape, scale of volume, exterior design, and exterior finish of each building must be consistent with, visually related to, physically related to, and an enhancement to each other and the surrounding project area. Landscaping would be provided to integrate this project with adjacent projects. Architectural, landscape and site plans must be approved by the Agency. 5.10.4 Significant Environmental Effects No adverse environmental effects are anticipated. 147 5.11 Housing/Population 5.11.1 Environmental Setting Introduction The proposed Fashion Square Commercial Center project is L composed of office, retail and hotel land uses. Population growth and housing needs that would be created by future employees of that project, and how those needs might be satisfied are determined through the t~i evaluation of various interrelated variables. Those variables, which are identified in this assessment are: 1) type of employee and related income, 2) existing labor supply, 3) housing market, 4) housing costs, and 5) housing assistance programs. I---. Type of Employee and Related Income U Tables 24 through 27 give the percentage of occupations that would result from office, retail, health, and hotel development. Table S. I - 28 shows the related incomes associated with the various business categories. L The Federal Department of Housing and Urban Development (HUD) -F has determined that in 1981 a single person making $620 a month, and a -` family of four making $887 a month are considered very low income house- 1 holds. HUD has also determined that in 1981 the median family income for Orange County was $29,900. Low and moderate income households are computed based on 80-120 percent of the median income. Given that fact, $23,920-$35,goo for 1981 are considered low to moderate family income categories. Broken down into monthly increments the range would be $1,993-$?,983. Medium to higher family income is considered to be $35,800 a year and above. Table 29 combines all the project related I.. occupations and places them into expected income categories. As shown in Table 29 managers, officials, professionals and technicians comprise 23.6 percent of the expected work force and are the only occupations that can be expected to reach a higher income status. The remaining 76.4 percent of the work force would be comprised of sales, clerical, I, 1 48 TABLE 24 OCCUPATIONAL PROFILE FINANCE, INSURANCE, AND REAL ESTATE INDUSTRIES (OFFICE) PERCENTAGE OCCUPATION EXPECTED EM PLOY E E Total Employment 100.0 Managers/Officials 15.2 S Professional/Technical 11.7 Sales 8.3 Clerical 52.7 Cl Maintenance, Construction, Repair 6.9 Service 5.0 - Source: State of California Employment Development Department, Employment Data and Research. - * Percentages do not add to the total because of rounding. &2 I I- La 149 TABLE 25 OCCUPATIONAL PROFILE RETAIL TRADE INDUSTRIES PERCENTAGE OCCUPATION OF EXPECTED EMPLOYEES Total Employment 100.0 Managers/Officials 9.4 Professional/Technical 2.2 Is Sales 26.3 Clerical 16.6 Maintenance, -L Construction, Repair 17.0 Service 28.5 Source: State of California Employment Development Department, Employment Data and Research 150 TABLE26 OCCUPATIONAL PROFILE HEALTH INDUSTRIES (EXCLUDING HOSPITALS) PERCENTAGE OCCUPATION OF EXPECTED EMPLOYEES* K Total Employment 100.0 ii Managers/Officials 6.7 Professional/Technical 41.5 L Sales 0.0 Clerical 18.2 I- Construction, Repair 4.5 I- Service 29.2 Source: State of California Employment Development Department, Employment Data Research. L I I- L.. 151 a TABLE 27 OCCUPATIONAL PROFILE HOTEL INDUSTRY PERCENTAGE OCCUPATION OF EXPECTED EMPLOYEES Total Employment 100.0 L Managers/Officials 6.5 u Professional/Technical 1.3 Sales .4 V Clerical 15.5 Maintenance, U Construction, Repair 7.2 Service 69.1 .4--' Source: State of California Employment Development Department, Employment Data and Research 4-. U -It 152 TABLE 28 AVERAGE WAGE FOR VARIOUS BUSINESS CATEGORIES Average Monthly Pay Estimated Annual Pay Occupation Per Employee* Per Employee** Office $1,321 $15,852 Retail 783 9,396 Hotel 656 7,872 Health 1,366 16,392 * Based on Third Quarter 1980 data. Includes all employees, even those who worked only part-time. Therefore, pay shown is lower than the -a average for full-time workers. ** Estimated by multiplying third quarter average by 12. -I: -At I-s 153 a TABLE 29 OCCUPATIONAL PROFILE COMBINED INDUSTRIES PERCENTAGE OCCUPATION OF EXPECTED INCOME EMPLOYEES CATEGORY* I- Total Employment 100.0 Managers/Officials 9.5 Moderate to High Professional/Technical 14.1 Moderate to High Li Sales 8.8 Very Low to Low Clerical 25.7 Very Low to Low I; Maintenance, Construction, Repair 8.9 Low to Moderate t Service 33.0 Very Low to Low L * State of California Employment Development Department, Employment Data and Research. Estimated from Wage and U Salary Study Orange County, May 1981. LI `LI 154 0 I and maintenance related occupations. Therefore, 76.4 percent of project related occupations would, when considered as the sole source of family income, be classified as either very low or low income households. It is assumed however, that in many cases income levels are raised through the existence of a second and third family income. The nature of both the retail and hotel related industries indicate that many employees in those industries will be part-time employees providing a secondary income. a A study conducted by the Irvine Company concluded that up to 80 percent of wage earners in regional shopping centers are second and third wage earners in the family.t Existing Labor Supply `s- Table 30 indicates the occupation of primary wage earners t. provided in the 1976 Special Census for persons living in the City of Santa Ana. I---- Table 31 indicates the location where the primary wage earner is employed. As shown in the above Table 31, only about 26 percent of the I- respondents who live in the City of Santa Ana actually work in the City. Li The data from the 1976 Special Census (Tables 30 and 31) L indicate that there are qualified workers in all the project related occupations living in the City of Santa Ana. Since approximately 74 L. percent of those workers commute to work, it is possible that some of those workers would welcome the opportunity to leave their present place of employment to work in the City, if given the opportunity. * Earl Tinnons, Director of Marketing Services, The Irvine Company conversation, April 14, 1982. 155 In addition to future employees who already live in the City, there are those workers who live in neighboring corwnunities who might be willing to commute into Santa Ana to work. Table 32 presents a breakdown of distances people are willing to travel to work. Based on TABLE 30 & OCCUPATION OF PRIMARY WAGE EARNER 1976 SPECIAL CENSUS OCCUPATION PERCENTAGE No Response 11.38 LI Professional, Technical 10.10 Managers, Officials and Proprietors 7.46 Clerical 6.60 `II Sales 5.12 Craftsman, Foremen 16.58 Operatives 8.54 Service 6.83 Laborers 3.93 Li Retired 15.36 L Other 8.09 TOTAL 999* * Does not equal 100% because of rounding. 156 TABLE 31 LOCATION OF EMPLOYMENT PRIMARY WAGE EARNER 1976 SPECIAL CENSUS LOCAT ION PERCENTAGE No Response 12.48 Santa Ana Central Business District/Civic Center 7.32 Remainde'r of Santa Ana 18.74 4 Anaheim/Garden Grove 8.28 Irvine/Newport/Costa Mesa 10.67 North Orange County 5.30 South Orange County 5.16 City of Los Angeles 1.57 Remainder of Los Angeles County 4.03 Other 26.44 TOTAL 99,9* * Total does not equal 100% because of rounding. Table 32 estimates, 79 percent of workers living in surrounding communities would be willing to travel a distance of up to 15 miles to work. This represents a substantial labor market for employment in Santa Ana. The existing labor supply in both the City of Santa Ana and in surrounding connunities is further evidenced by the current rate of unemployment, which was 6.1 percent in February, 1982 and expected to climb to 9.0 percent by the end of the year. The unemployment rate represents 72,200 unemployed individuals, many of which are concentrated in the Santa Ana and Central Orange County area.t * State of California, Employment Development Department, Alta Yetter, Labor Market Analyst, telephone conversation, April 10, 1982. 157 TABLE 32 JOURNEY TO WORK PERCENT OF SELECTED MILES FROM EMPLOYEES WHO CITIES WITHIN PROPOSED DEVELOPMENT TRAVEL THOSE MILES* THAT DISTANCE 0-5 39 Santa Ana, Garden Grove, Anaheim, Orange, Tustin, I Villa Park U 6-10 26 Fullerton, Anaheim, Westminster, Stanton, Yorba Linda, Irvine, C Costa Mesa 11-15 14 Buena Park, La ?`¶irada, U La Habra, El Toro, Huntington Beach 16-20 9 Long Beach, Lakewood, L. Whittier, Mission Viejo, I 21+ 12 Compton, East Los Angeles, it Corona, San Juan Capistrano TOTAL 100 U * SCAG, Los Angeles Regional Transportation Study, 1979. U U U A 158 Evidence of an existing labor market is further supported by labor statistics for Orange County as a whole. In 1981 there were 1,200,000 adult workers in the County; however, only I million jobs were available in the County for those workers. The result is that approx- inately 200,000 workers each day must travel outside of Orange County to work. The creation of new jobs in Orange County average about 30,000 annual ly.~ Housing Market The Southern California Association of Governments (SCAG) reports that the housing demand in the region for the past five years has exceeded the supply by 180,000 units.** The housing market in Orange County in particular is very short in terms of affordable housing relative to the demand placed on it by low and moderate income households. Based on the findings of the 1980 federal census, the City of Santa Ana has a population estimated-at 204,000 residents. The City of Santa Ana experienced rapid growth from 1945 to 1965 when a substantial portion of the residential dwelling units were built. The existing housing stock in the City of Santa Ana is corn- prised of a mixture of single-family dwelling units, multiple-family dwelling units, apartments, and mobile home units. A Southern Calif- ornia Association of Governments (SCAG) 1980 study identified that the majority of the housing stock was in "good" condition, with approx- is imately 6,000 dwelling units in need of repair. Santa Ana is essen- tially a built-out city and, therefore, experiences only modest levels of new residential construction. * Earl Tirinons, Director of Marketing Services, The Irvine Company, presentation before the Orange County Chamber of Coonerce", Economic Review and Forecast for Orange County, April 14, 1982. ** The SCAG region is composed of the counties of Imperial, Los Angeles, Orange, Riverside, San Bernardino, and Ventura and the cities within those counties. 159 The 1976 special federal census estimated that the City of Santa Ana has approximately 62,135 total dwelling units. Of the 62,135 total dwelling units, 33,900 or 55 percent are categorized as single- family dwelling units, 8,923 or 14 percent are categorized as multiple-family units with two to four occupancies, 15,335 or 25 percent are categorized as multiple-family units with five or more occupancies, 3,666 or six percent are categorized as mobile home units, and 311 or .005 percent are categorized as "other" forms of housing. Based upon the SCAG 1980 study, 33,488 dwelling units in the I-. City were owner-occupied, and 29,560 dwelling units were renter- occupied. Of the 33,488 owner-occupied units, 1,451 were identified as being suitable for rehabilitation, with 4,045 renter-occupied units being suitable for redevelopment. The vacancy rate for rental dwelling units in Santa Ana is considerably less than in neighboring cities. In Santa Ana, the Vacancy rate was estimated to be 0.5 percent by the SCAG 1980 study. To contrast, a vacancy rate under three percent is considered critical. Apparently, many residential dwelling units in Santa Ana exist in overcrowded conditions due to a shortage in rental units. Table 33 provides the vacancy rate in 1979 for selected cities where some future employees of the proposed project might seek housing. As that table indicates, vacancy rates in surrounding connunities are also below the standard of three percent. The cost of all forms of housing, particularly single-family housing, has risen so drastically over the last ten years that house- holds of moderate to medium levels of income are to a large extent purchasing less desirable homes which they would not purchase under normal circumstances. Or if they cannot afford to buy a home, they remain as tenants of rental units that otherwise would filter down to lower income households. The effects of this trend has caused even more narrowing of housing opportunities for low and moderate income house- holds. 1 Cfl TABLE 33 VACANCY RATES Buena Park 0.7 Garden Grove 1.4 Orange 1.3 Westminster 0.9 Anaheim 2.0 Source: State of California, Employment Development Department, Annual Planning Information, 1980-81. C' Housing Costs C The results of housing demand exceeding the supply has been a L low vacancy rate and high prices. A consequence of the disparity between supply and demand is that homebuyers in the SCAG region paid an average of $124,000 for a single home in 1980. This exceeded the national average by more than $29,O00.* It is apparent that the low income levels of the occupati6n categories previously listed, even when I.z combined with a second income, would prevent most families from purchas- ing a home in Orange County. As a result most employees would be restricted to the rental market to satisfy their housing needs. Table 34 illustrates housing costs for the City of Santa Ana and other cities in the Central Orange County area. - I Table 35 presents the price of housing and rents afford- able for various income levels. Realistically, families with incomes under $30,000 a year would not qualify to purchase a house in Orange County, unless assistance is provided. I' * SCAG, 1979-80 Report of the Southern California Association of Governments. 161 For purposes of comparison with rents indicated in Table 34, the Fair Market Rents as determined by HUD for 1981 are presented Table 36. TABLE 34 HOUSING COSTS* 198 1-1982 CITY PRICE RANGE RENTALS Anaheim/Anaheim Hills $ 80,000 - 400,000 $400 - $1,000 C-' Brea 95,000 - 300,000 250 - 1,200 L. Buena Park 88,000 - 250,000 350 - 900 Fullerton 90,000 - 650,000 350 - 1,500 `a Garden Grove 80,000 - 200,000 300 - 1,000 & Placentia 100,000 - 250,000 350 - 900 Santa Ana 70,000 - 400,000 400 - 1,000 Tustin 110,000 - 750,000 400 - 2,500 Villa Park 225,000 - 900,000 900 - 2,500 i-s Yorba Linda 100,000 - 300,000 350 - 1,200 `I.. Source: Moving to Publications, Ltd., 1981-82. * House prices include single-family detached, condominiums and townhouses. Rental prices include houses and apartments. L. The Fair Market Rents presented in Table 36 apply to the cities of Buena Park, Garden Grove, Orange, Westminster and Anaheim. As A. indicated by the Fair Market Rents table, the rents are on the lower end of the scale of actual rents as indicated in Table 34, previously presented. In suninary, there is an existing shortage of dwelling units affordable to low and moderate income families. 162 TABLE 35 AFFORDABLE HOUSING* HOUSING AFFORDABLE ANNUAL INCOME INTEREST RATES 15% 16% 17% 18% $30,000 $ 62,000 $ 58,000 $ 54,000 $ 51,000 40,000 82,000 78,000 73,000 69,000 I-L 50,000 103,000 97,000 91,000 86,000 60,000 124,000 116,000 109,000 103,000 <U 70,000 144,000 136,000 127,000 120,000 U Source: Moving to Publications, Ltd., 1981-82. * Assumes 20 percent down payment and a 30-year loan. It TABLE 36 FAIR MARKET RENTS 1981 I--- NUMBER OF BEDROOMS RENT* I-- Single $ 287 1 345 2 406 3 556 U Housing Assistance Programs City of Santa Ana Community Redevelopment Agency State of California Redevelopment Law in Section 33000 of the Health and Safety Code (1976) stipulates that redevelopment projects must set aside 20 percent of designated funds for housing. The Santa Ana Community Redevelopment Agency is currently half way through the 163 process of establishing four new redevelopment districts which would provide low cost housing. Currently, the Agency provides 398 apartment units for senior citizens. It is also providing 157 condominium units which are under construction, and 157 condominium units which are occupied.* Section 8 Housing Program The cities of Santa Ana, Garden Grove, Anaheim and the County of Orange have their own Housing Authorities which assist families through the use of Federal Section 8 Certificates. Families are required to pay 25 percent of their income towards rent for their unit. The Housing Authority pays the owner the remainder of the contract established rent. Maximum rents per unit per family are established by HUD for each area such as Orange County. Those rents have previously been presented in Table 36. The program was established by the 1974 Housing and Community Development Act, and is the Federal Government's major operating program for assisting lower income families to secure adequate housing. Table 37 indicates the maximum income that an individual or family can earn to qualify for Section 8 Housing Assistance. -i I. TABLE 37 MAXIMUM INCOME SECTION 8 HOUSING ASSISTANCE Family Size 1 2 3 4 Income 15,250 17,400 19,550 21,750 .1 *Alice McCullough, City of Santa Ana Corrrrninity Redevelopment Agency, telephone conversation, February 3, 1982. 164 As of February, 1982 the Housing Authority is assisting 560 I households and has a waiting list of an additional 370 households. 5.11.2 Impacts Project Impacts Table 38 displays the estimated number of employment opportun- ities generated by each land use. Currently there are approximately 0 1,370 retail occupation related employees in the existing Fashion Square and Mainstreet Center shopping centers. L As shown in Table 38, the proposed project has the potential to generate an estimated 8,630 employees. This represents approximately L 29 percent of the average annual job growth for the County. The occupational profile of those projected employees is shown in Table 39. -1 I: The creation of 8,630 employment positions in the City of L Santa Ana will have an impact on housing demands. However, there are several factors that should be considered in analyzing the nature of L this impact. - 6,593 (refer to Table 39) of the projected employees will t be low income employees many of which will be lower- skilled part-time workers. It is anticipated that most of b those positions will be filled by persons already residing in Santa Ana or in the surrounding area and willing to corinute to work (Refer back to Table 32). - Many of the lower paying service and clerical positions will be filled by women and by recent high school graduates entering the job market. Those incomes, for the most part, will not be primary incomes. I1 - I AN TABLE 38 ESTIMATED EMPLOYMENT GENERATION PROJECT SPECIFIC LAND GENERATION ESTIMATED EMPLOYMENT USE SQUARE FEET FACTOR POSITIONS GENERATED Office 1,500,000 1 employee/* 6,000 250 Sq. Ft. Conrnercial/ 1,600,000 1 employee/** 3,200 Retail 500 Sq. Ft. Hotel 979,200 8OO~*~ C. (1,200 rooms) Less Existing Employees 1,370 C TOTAL 8,630 * City of Los Angeles, EIR Manual for Private Projects, 1975, (.1 update 1976. ** Ibid. *** Los Angeles Hilton Hotel, Wilshire Boulevard, May 18, 1981. TABLE 39 L OCCUPATIONAL PROFILE PROPOSED PROJECT L PERCENTAGE OCCUPATION INCOME OF EXPECTED NUMBER OF LEVEL EMPLOYEES* EMPLOYEES I Total Employment Moderate 100.0 8,630 C Managers/Officials Moderate-High 9.5 820 Professional/Technical Moderate-High 14.1 1,217 Sales Lower 8.8 759 Clerical Lower 25.7 2,218 Maintenance, Construction, Repair Low-Moderate 8.9 768 Service Very Low 33.0 2,848 * Percentages used are derived from combining the occupational profile of all anticipated land uses (refer back to Table 29). 166 - As indicated in Table 31 previously shown, only about 26 percent of Santa Ana primary wage earners work in the City. The proposed project will give more residents an opportun- ity to work in Santa Ana. - Table 39 indicates that approximately 2,037 of the future employees will be in the managerial, official, professional and technical fields. Incomes for those job categories would be expected to range from moderate to high. Some of those higher paid employees can be expected to prefer to transfer in from other areas, thus creating an increased demand for housing. - Likewise, some of the 2,037 professionals, middle management and technical employees will be recent college graduates with moderate incomes wishing to establish oew households. Those employees would desire to purchase moderate priced housing, but housing affordable to households making $30,000 a year or less can no longer be purchased in Orange County for that price (refer back to Table 34). - The existing low vacancy rates in the City of Santa Ana (0.5) and in surrounding cities indicate that employees desiring moderately priced rental housing will experience - h difficulty finding it within short commuting distance of the proposed project (refer back to Table 33). - The high unemployment rate, 6.1 percent (72,200 individuals) in Orange County during February, 1982 indicates that there is an existing work force in the County. This situation would mitigate housing impacts, -Ii especially at the lower income levels, which for the most part are lower skilled occupations. --4 167 Cumulative Impacts Cumulative projects in the vicinity of the proposed Fashion Square Commercial Center project would generate an estimated 16,233 new employees, as illustrated in Table 40. The occupational profile of those employees is displayed in Table 41. The employees generated represent approximately 54 percent of the average annual job growth for L Orange County. I - The creation of 16,233 employment positions within the Santa Ana area could potentially have a significant impact on population K growth and housing demands, subject to the same factors that were considered in analyzing the project impact. Li Li I--- U L L U 168 TABLE 40 ESTIMATED EMPLOYEE GENERATED CUMULATIVE PROJECTS PROPOSED SQUARE EMPLOYEE NAI4E USE FOOTAGE GENERATION* Hurwitz Office 2,300,000 9,200 Hotel 450 Rooms 675 Retail 500,000 1,000 Homes and Narver Expansion Office 98,239 393 Continental Center General Office 754,850 3,019 Tooley Office 400,000 1,600 Medical Offices Medical Offices 86,600 346 Town and Country Condominiums Residential 500 Units Not Applicable TOTAL 16,233 * Employee generation is based on the following generation factors. General and medical offices, 1 employee per 250 Sq. Ft.; Retail Commercial, 1 employee per 500 Sq. Ft.; Hotel, based on information provided by Los Angeles Wilshire Hotel. L. -i -- C. - IF 169 a TABLE 41 OCCUPATIONAL PROFILE CUMULATIVE PROJECTS PERCENTAGE OCCUPATION INCOME OF EXPECTED NUMBER OF LEVEL EMPLOYEES* EMPLOYEES Total Employment 100.0 16,233 Managers/Officials Moderate-High 9.5 1,542 Professionals/Technical Moderate-High 14.1 2,289 -` Sales Lower 8.8 1,429 Clerical Lower - 25.7 4,172 Maintenance, Construction Low-Moderate - Repair 8.9 1,445 Service Very Low 33.0 5,357 Li * Percentages used are derived from combining the occupational profiles of all anticipated land uset (refer to Table 29). 11 -T 170 The proposed Fashion Square Conunercial Center project combined with cumulative projects could potentially generate 24,863 new employ- ment opportunities. The population growth and increased housing demands resulting from those employment opportunities will be of lesser magnitude because of the existing labor market both in the City of Santa Ana and in the surrounding corinunities. That labor market has the capacity to provide most of the low skilled employment needs anticipated frp, both the proposed project and cumulative projects. Housing difficulties will be more evident for those employees in higher income occupations who wish to move into Santa Ana or nearby corrmnunities. 5.11.3 Mitigation Measures IL No mitigation measures are proposed. 5.11.4 Significant Environmental Effects IL Even though most of the job opportunities created by the 4.-; project will be filled by persons already residinq in the area, the project will result in some increase in the demand for housing. Some of the new employees will be persons residing a considerable distance from the project who will desire to more into Santa Ana or other neighboring connunities in order to shorten their connuting distance. By contributing to the general demand for housing in the area, such persons will add somewhat to the existing housing market problems, such as the difficulties of finding affordable housing and upward pressures on housing costs. I' 5' -I 171 -s 5.12 John Wayne Airport 5.12.1 Environmental Setting 14 The project site is located outside the 60 CNEL noise contour for John Wayne Airport and is located over one mile from the area designated as the approach and horizontal surface. Figure 31 illustrates the location of the site in relation to John Wayne Airport's 1~ approach and horizontal surfaces. The existing commercial development on the site generates minimal impact upon John Wayne Airport operations. The airport is currently operating at over-capacity conditions and it airport parking is grossly inadequate to meet existing demand. Based upon existing conditions and current projections, John Wayne Airport 4% will not be able to satisfy short-term demand without significant expansion of airport operations and facilities. 5.12.2 ~p~~4s ½ Project Impacts 5.1 I> The proposed retail, office and hotel development would increase demand for air service and parking at John Wayne Airport in Is common with all new development approved for construction in Orange County. The project would probably result in additional passenger demand at John Wayne Airport, where even the existing demand is presently not being met by the airport. 1.~- approach As shown in Figure 30, the project is not located bnder the or horizontal surface of the airport. However, the Federal Aviation Administration regulations, as cited in Part 77, require a determination as to the aeronautical hazard of structures which intrude into an imaginary horizontal surface of 203 feet above sea level.* * Shirli Reithard, Supervising Planner, Orange County, Airport Land - Uses Cooniission. 3 172 I- - -~ -.5A&Yt'& r C~) r C, cC I 0 a: or 0- C d Co - N CL'-' _ C-) Iii nIC :1 A I - ~1 .-I- I: -~ I - I I 1 Ii I I ; * Ir. ~ `2 .ThP:< J24 . 0- [1 a: C I I * `Ii I H C `A Li * - - z 22 0 I--, Li 4 C 0) V `I t j:;, , Assuming an average ground elevation of 145 feet above sea level, FM approval would be required for any structure over 58 feet in height. The Federal Aviation Administration would make a determination as to the aeronautical hazard of any proposed structures which intrude above the imaginary horizontal surface of 203 feet above sea level. Flashing-red obstruction lights might be required as a precaution for aircraft safety.t L Cumulative Impact (7 The cumulative impact would result in additional passenger demand at the airport. As the case with the proposed project, the - airport is not capable of meeting the existing demand, and therefore, the cumulative demand would also not be met. The additional passenger demand by the cumulative projects would probably be met by alternative airports or travel methods. 5.12.3 Mitigation Measures I. No mitigation measures are proposed. 5.12.4 Significant Environmental Effects The project will contribute toward increased demand for air service and parking John Wayne Airport. LA * Elly Stanson, Federal Aviation Administration, Air Space and Procedures Branch. 174 5.13 Public Services and Utilities 5.13.1 Natural Gas 5.13.1.1 Environmental Setting L Natural gas is currently provided to the existing uses on the I project site by the Southern California Gas Company. Gas service could C be provided t&the proposed project by existing gas mains on the site. Natural gas service would be provided in accordance with the Company's U policies and extension rules on file with the California Public Utilities Commission.t L 5.13.1.2 Impacts L Project Impact The existing uses on the project site consume approximately 1 - 13,702,560 cubic feet of natural gas per month. Mainstreet Center and U Fashion Square consume approximately 3,268,060 and 10,434,500 cubic feet of natural gas per month respectively.** As indicated in Table 42, the proposed project would consume approximately 86,210,000 cubic feet of -. natural gas per month. 1 The removal of Mainstreet Center and the construction of the proposed project would result in a net increase in consumption of U natural gas of approximately 72,507,440 cubic feet per month. The Southern California Gas Company has indicated that the proposed project would not have a significant impact on its ability to provide natural gas service to the project*** (Refer to Appendix IV). * 3. 0. Allen, Southern California Gas Company. ** Based on 20 cubic feet a month per square foot. 175 TABLE 42 -L PROJECT NATURAL GAS CONSUMPTION Land Use Square Feet Consumption Rate* Consumption ii k Office 1,500,000 3.5 CU.FT./MONTH/SQ.FT. 5,250,000 CU.FT./MONTH Retail 1,600,000 20 CU.FT./MONTH/SQ.FT. 22,000,000 CU.FT./MONTH Hotel 979,200 50 CU.FT./MONTH/SQ.FT. 48,960,000 CU.FT./MONTH (1,200 Rooms) U. TOTAL 4,079,200 86,210,000 CU. FT. /MONTH Cumulative Impacts As indicated in Table 43 cumulative projects in the vicinity of the proposed project site would consume approximately 43,598,912 t cubic feet of natural gas per month. The net increase in consumption, considerino cumulative projects and the proposed project, would be 4. 116,106,352 cubic feet per month. U 5.13.1.3 Mitigation Measures L Energy conservation measures are discussed in Section 5.14 of this report. No additional mitigation measures are proposed here. L 5.13.1.4 Significant Environmental Effects No substantial adverse impacts are anticipated. * City of Los Angeles, EIR Manual for Private Projects, 1975, Updated, 1976. -5' I,' 17f TABLE 43 CUMULATIVE NATURAL GAS CONSUMPTION Consumption Consumption * Project Name Land Use Area Factor* Cu.Ft./Month L Hurwitz Site Office 2,300,000 Sq.Ft. 3.5 Cu.Ft./ 8,050,000 Month/Sq. Ft. Hotel 450 Rooms 50 Cu.Ft./ 18,360,000 367,200 Sq.Ft. Month/Sq.Ft. Retail 500,000 Sq.Ft. 20 Cu.Ft./ 10,000,000 Month/Sq. Ft Homes & Narver Office 98,239 Sq.Ft. 3.5 Cu.Ft./ 343,837 Ex ansion Month/S .Ft. Continental Office 754,850 Sq.Ft. 3.5 Cu.Ft./ 2,641,975 Center Month/Sg5Ft. Tooley Office 400,000 Sq.Ft. 3.5 Cu.Ft./ 1,400,000 Month/Sq. Ft. Medical Offices Medical Office 86,600 Sq.Ft. 3.5 Cu.Ft./ 303,100 t Month/Sq. Ft. Town & Country Residential 500 D.U. 5,000 Cu.Ft./ 2,500,000 Condominiums D.U./Month -` Subtotal 43,598,912 Proposed Project: Fashion Square Corrinercial Center 86,210,000 Less existing uses 13,702,560 TOTAL 116,106,352 * City of Los Angeles, EIP Manual for Private Projects, 1975. Update 1976. V Ultrasystems, Inc. planning factors. -5 177 5.13.2 Electricity 5.13.2.1 Environmental Setting Southern California Edison currently provides electricity to the project site. This site is served by four 12 kV circuits served -! from four adjacent substations. Three of the circuits enter the site from overhead facilities and a fourth circuit enters the site as an * - underground facility. Edison maintains an extensive underground system within the northerly portion (Fashion Square Shopping Center) of the project site.* L 5.13.2.2 Impacts - Project Impacts It The existing uses on the project site consume approximately 2,397,948 Kwh per month of electricity.** As indicated in Table 44, the ~1 proposed project would consume approximately 13,054,240 Kwh of [A electricity per month. The removal of Mainstreet Center and the construction of the proposed project would result in a net increase in K electrical consumption of approximately 10,656,292 Kwh per month. The proposed project would be served by existing facilities located in the t area and the electric loads of the project are within parameters of projected load growth which Edison is planning to meet in this area LI. (refer to Appendix IV).*** [I [.1 LI _________________________ * B. K. Smith, Southern California Edison Company. ** Based on 3.5 Kwh a month per square foot. *** B. K. Smith, Southern California Edison Company. 1 7P TABLE 44 PROJECT ELECTRICAL CONSUMPTION Land Use Square Feet Consumption Rate Consumption Office 1,500,000 3.0 Kwh/Month/Sq.Ft. 4,500,000 Kwh/Month Retail 1,600,000 4.0 Kwh/Month/Sq.Ft. 4,400,000 Kwh/Month u Hotel 979,200 2.2 Kwh/Month/Sq.Ft. 2,154,240 Kwh/Month (1,200 Rooms) TOTAL 4,079,200 13,054,240 Kwh/Month Cumulative Impacts As indicated in Table 45, cumulative projects in the vicinity -L of the proposed project would consume approximately 13,876,907 Kwh per month of electricity. The net increase in consumption, considering 1: cumuative projects and the proposed Fashion Square Connercial Center project would be 24,533,199 Kwh per month. I-k 5.13.2.3 Mitigation Measures L Energy conservation measures are discussed in Section 5.14 of this report. No additional mitigation measures are proposed here. -I-. 5.13.2.4 Significant Environmental Effects I- No substantial adverse impacts are anticipated. * City of Los Angeles, EIR Manual for Private Projects, 1975, Updated 1976. I 7Q 0 TABLE 45 CUMULATIVE ELECTRICAL CONSUMPTION onsumption onsumption Project Name Land L'se Area Factor* KWH/Month Hurwitz Office 2,300,000 Sq. Ft. 3.0 KWH/ 6,900,000 Month/Sq. Ft. Hotel 450 Rooms 2.2 KWH/ 807,840 (367,200 Sq. Ft.) Month/Sq.Ft. Retail 500,000 Sq. Ft. 4.0 KWH/ 2,000,000 Month/Sq. Ft. K: Homes & Narver Office 98,239 Sq. Ft. 3.0 KWH/ 294,717 Expansion Month/Sq. Ft. Continental - Office 754,850 Sq. Ft. 3.0 KWH/ 2,264,550 Center Month/Sq.Ft. Tooley Office 400,000 Sq. Ft. 3.0 KWH/ 1,200,000 Month/Sq. Ft. Medical Offices Office 86,600 Sq. Ft. 3.0 KWH! 259,800 I- - Month/Sq. Ft. Town & Country Residential 500 D.U. 300 KWH/ 150,000 Condominiums Month/D.U. SUBTOTAL - 13,876,907 Proposed Project: Fashion Square Commercial Center 13,054,240 Less existing uses 2,397,948 IL TOTAL 24,533,199 * City of Los Angeles, EIR Manual for Private Projects, 1975. Updated 1976. 180 5.13.3 Telephone -I 5.13.3.1 * Environmental Setting The Pacific Telephone Company currently provides telephone service to the project site. The project would be served from existing facilities in the project area.* L. 5.13.3.2 Impacts C Project Impacts Although the project would be served from existing facilities, reinforcement of the existing telephone network would be necessary. The degree of reinforcement would vary from new cables being pulled through existing conduit systems to the installation of new conduit and cable systems. In any case, the existing facilities I- are inadequate to serve the proposed project** (Refer to Appendix IV). - Cumulative Impact The proposed project in conjunction with other projects in -4- the area would require additional telephone facilities, possibly new I conduit and cable systems. 5.13.3.3 Mitigation Measures t No mitigation measures are proposed. 1. * Marshall Andrews, Pacific Telephone. ** Ibid. 181 p~. 5.13.3.4 Significant Environmental Effects No substantial adverse impacts are anticipated. 5.13.4 Water L. 5.13.4.1 Environmental Setting The City of Santa Ana currently provides water service to the project site. Fashion Square is served by a 12 inch water main located at the southern boundary of Fashion Square center and the Mainstreet Center is served by an 8 inch water main located along its southern boundary. The City also has a 16 inch water main in Owens Drive at Main Street that is proposed to extend west to the proposed Broadway Street overcrossing. This 16 inch main could then be extended north to Is the proposed project to support the existing water distribution facilities.t 1~ 5.13.4.2 Impacts U Project Impacts The existing uses on the site consume approximately 68,513 gallons of water per day, assuming a consumption rate of 100 gallons! 1000 square feet/day. The proposed project is estimated to consume approximately 490,000 gallons of water per day (See Table 46). The removal of Hainstreet Center and the construction of the proposed project would result in a net increase in water consumption of approximately 421,487 gallons per day. * Walter Schraub, City of Santa Ana Public Works Department, telephone conversation May 8, 1981. 182 The project can be served by the existing water mains in the area. Some improvement to the system might be required, at the time that precise development plans are submitted, in accordance with the standard City building permit approved process. (Refer to Appendix IV). The project would be required to meet all State mandated water conservation measures, including use of low-flush toilets, turn-off adapters and faucet flow control devices to reduce water consumption. LI Cumulative Impacts S. - As indicated in Table 47, cumulative projects in the vicinity 1: of the proposed project would consume approximately 624,969 gallons of water per day. The net increase in consumption, considering cumulative projects and the proposed Fashion Square project would be approximately 1,046.456 gallons of water per day. TABLE 46 PROJECT WATER CONSUMPTION Es Land Use Square Feet Consumption Ratet Consumption Office 1,500,000 100 Gal/lOOCSq.Ft./Day 150,000 Gal/Day Retail 1,600,000 100 Gal/lOOOSq.Ft./Day 160,000 Gal/Day I: Retail Hotel 979,200 150 Gal/Room 180,000 Gal/Day (1 200 Rooms C- TOTAL 4,079,200 490,000 Gal/Day * City of Los Angeles, EIR Manual for Private Projects, 1975, updated 1976. 183 TABLE 47 CUMULATIVE WATER CONSUMPTION Project Consumption Consumption & Name Land Use Area Factort Gallons/Day Hurwitz Site Office 2,300,000 Sq.Ft. 100 Gal/1000/ 230,000 Sq.Ft./Day Hotel 450 Rooms 150 Gal/Room! 67,500 tti Retail (367,200 Sq.Ft.) Day 500,000 Sq.Ft. 100 Gal/Day/ 50,000 1000 Sq. Ft. c Homes & Narver Office 98,239 Sq.Ft. 100 Gal/Day/ 9,824 Expansion 1000 Sq. Ft. Continental Office 754,850 Sq.Ft. 100 Gal/1000/ 75,485 Center Sq.Ft./Day I Tooley Office 400,000 Sq.Ft. 100 Gal/lOOC! 40,000 C Sq.Ft./Day Medical Offices Medical Office 86,600 Sq.Ft. 100 Gal/1000/ 8,660 L. Sq.Ft./Day - Town & Country Residential 500 D.U. 125 Gal/Day/ 137,500 Condominiums (2.2 persons/ Person is D.U. SUBTOTAL 624 ,969 Proposed Project: Fashion Square Connercial Center 490,000 I Less existing uses 68,513 U TOTAL 1,046,456 * City of Los Angeles, EIR Manual for Private Projects, 1975, updated 1976. lag 5.13.4.3 Mitigation Measures i-s No mitigation measures are proposed. It 5.13.4.4 Significant Environmental Effects U No substantial adverse impacts are anticipated. K K r r ~ ~ 1>. I:-- SE a S 185 1* _ 5.13.5 Sewer 5.13.5.1 Environmental Setting Sewage generated on the project site is presently collected by an on-site 8-inch sewage line that extends south through the middle of the site from Fashion Square Shopping Center to Roe Drive. This 8-inch line collects sewage from both Fashion Square and Mainstreet Center. The 8-inch sewage line extends west along Roe Drive to Arnett Drive where the line then extends in a northern direction for approximately 100 feet. At this point, the sewage line crosses I; underneath the Santa Ana Freeway to Jonquil Road. On-site sewage is -- treated at the regional sewage treatment located in Fountain Valley. There is also a 12-inch sewer main in Roe Drive that could -A serve the proposed project. This line extends west from Main Street along Roe Drive, south to the north side of Santiago Creek where the main then crosses underneath the Santa Ana Freeway and extends in a westerly direction. Although this 12-inch main does not currently serve the site, it could provide sewer service to the proposed project. 5.13.5.2 Impacts -is _____ 1- Project Impact The existina uses on the site generate approximately 68,513 1< gallons of sewage per day, assuming a generation rate of 100 gallons a day per 1,000 square feet. As indicated in Table 48, the proposed -- project is estimated to generate 490,000 gallons of sewage per day. The removal of Mainstreet Center and the construction of the proposed project would result in a net increase in sewage generation of * John Burk, City of Santa Ana, Public Works Department. ** Ibid. 186 TABLE 48 PROJECT SEWAGE GENERATION Land Use Square Feet Generation Rate* Generation Office 1,500,000 100 Gal/lOGO Sq.Ft./Day 150,000 Gal/Day I Commercial/ 1,600,000 100 Gal/1000 Sq.Ft./Day 160,000 Gal/Day Retail 1. Hotel 979,200 150 Gal/Room 180,000 Gal/Day (1200 Rooms) U TOTAL 4,079,200 440,000 Gal/Day approximately 421,487 gallons per day. Since the existing sewer lines do not have the capacity to serve the proposed project, additional v sewer facilities would be required. The size and location of new sewer facilities would be determined when final site plans become available (Refer to Appendix IV)** and such new facilities will be installed as a condition to the approval of building permits in accordance with standard City procedures. The State-mandated water conservation measures referenced in Section 5.13.4 will likewise serve to reduce wastewater. L Cumulative Impact I---. As indicated in Table 49, cumulative projects in the vicinity of the proposed project would generate approximately 624,969 gallons of sewage per day. The net increase in generation, considering cumulative projects and the proposed Fashion Square project would be approximately 1,046,456 gallons of sewage per day. The cumulative projects would also probably require improvements to the local sewage collection system. * City of Los Angeles, EIR Manual for Private Projects, 1975, updated 1976. ** John Burk, City of Santa Ana, Public Works Department. 187 a TABLE 49 CUMULATIVE SEWAGE GENERATION Project Not Available Generation Generation Name Land Use Area Factor Gallons/Day Hurwitz Site Office 2,300,000 Sq. Ft. 100 Gal/1000/ 230,000 Sq. FL/Day Hotel 367,200 Sq. Ft. 150 Gal/Room 67,500 (450 Rooms) Retail 500,000 Sq. Ft. 100 Gal/1000f 50,000 Sq. Ft./Day Homes & Narver Office 98,239 Sq. Ft. 100 Gal/lOOC! 9,824 Expansion Sq. Ft./Day Continental Office 754,850 Sq. Ft. 100 Gal/1000/ 75,485 Center Sq. Ft./Day Tooley Office 400,000 Sq. Ft. 100 Gal/1000/ 40.000 Sq. Ft./Day Medical Offices Medical Office 86,600 Sq. Ft. 100 Gal/WOO! 8,660 Sq. Ft./Day Town & Country Residential 500 D.U. 125 Gal/Day! 137,500 Condominiums (2.2 persons/D.U.) Person SUBTOTAL 624 ,969 -L Proposed Project: Fashion S uare Commercial Center 490,000 Less existing uses 68,513 I- TOTAL 1,046,456 * City of Los Angeles, EIR Manual for Private Projects, 1975. Updated 1976. 188 5.13.5.3 Mitigation Measures No mitigation measures are proposed. 5.13.5.4 Significant Environmental Effects -, No substantial adverse impacts are anticipated. C jF~. 1~~ - *2- I- jt- 1~- -`I V - 189 5.13.6 Solid Waste 5.13.6.1 Environmental Setting Solid waste on the site is presently serviced by a private collecting company and deposited at an Orange County sanitary landfill (Coyote Canyon). The County currently has four landfills with two new sites scheduled to open in the near future. Both the existing and new 1; sites are Class 11-2 landfills. The County has adequate landfill capacity to last beyond the year 2000.* Li 5.13.6.2 Impacts - i-I Project Impact The existing uses on the site generate approximately seven tons of solid waste per day . Mainstreet Center generates approxi- mately two tons and Fashion Square approximately five tons. As indicated in Table 50, the proposed project would generate approximately 33.44 tons of solid waste per day The removal of Mainstreet Center and the construction of the proposed project would result in a net increase in solid waste generation of 26 tons per day. Since the County anticipates having adequate landfill capacity to last beyond the year 2000, no significant -u adverse impacts are anticipated (refer to Appendix IV). However, the project would have an incremental impact<on the reduction of the life capacity of the Coyote Canyon landfill site. Cumulative Impacts As indicated in Table 51, cumulative projects in the vicinity of the proposed project would generate approximately 46 tons of solid waste per day. The net increase in generation, considering the Fashion 190 Square project would be approximately 72 tons of solid waste per day. The cumulative projects would incrementally impact the life expectancy of the Coyote Canyon landfill site. TABLE 50 PROJECT SOLID WASTE GENERATION Land Use Square Feet Generation Rate* Generation Office 1,500,000 2 Lbs/Day/100 Sq. Ft. 15 Tons/Day L Conrercial/ 1,600,000 2 Lbs/Day/lOG Sq. Ft. 16 Tons/Day Retail Li Hotel 979,200 .5 Lbs/Day/lOG Sq. Ft. 2.44 Tons/Day (1200 Rooms) Iii TOTAL 4,079,200 33.44 Tons/Day -3 L. 5.13.6.3 Mitigation Measures I.- No mitigation measures are proposed I. 5.13.6.4 Significant Environmental Effects No substantial adverse impacts are anticipated. U I -k * County of Orange, General Services Agency, Solid Waste Management Division. 101 TABLE 51 CUMULATIVE SOLID WASTE GENERATION Generation Generation Project Name Land Use Area Factor* Tons/Day L 1 Hurwitz Site Office 2,300,000 Sq. Ft. 2 Lbs/Day/ 23.0 100 Sq. Ft. 6 Hotel 367,200 Sq. Ft. .5 Lbs/Day! 1.0 (450 Rooms) 100 Sq. Ft. Retail 500,000 Sq. Ft. 2 Lbs/Day/ 5.0 100 Sq. Ft. U Homes & Narver Office 98,239 Sq. Ft. 2 Lbs/Day/ 1.0 Expansion 100 Sq. Ft. I-b Continental Office 754,850 Sq. Ft. 2 Lbs/Day/ 7.55 Center 100 Sq. Ft. 3: Li Tooley Medical Office 400,000 Sq. Ft. 2 Lbs/Day! 4.0 100 Sq. Ft. -I } edical Offices Medical Office 86,600 Sq. Ft. 2 Lbs/Day! .86 Li 100 Sq. Ft. { Town & Country Residential 500 D.U. 2.2 Lbs/Day! 1.21 ii Condominiums (2.2 persons! Person D.U.) SUBTOTAL 45.61 Proposed Project: Fashion I Square Commercial Center 33.4 U Less existing uses 7.0 1 TOTAL 72.01 t I ________________________________________________________________ * City of Los Angeles, EIR Manual for Private Projects, 1975, updated 1976. 109 F-1 t-i -i 5.13.7 Police 5.13.7.1 Environmental Setting Police protection is provided to the project site by the Santa Ana Police Department. The site is located in reporting district #161 which is served by twenty officers on a 24-hour seven day a week basis. There is currently no single major police problem associated with this reporting district.t 5.13.7.2 Impacts Project Impact The types of crimes that can reasonably be expected to Es increase due to the project would be larceny, crimes against persons, - - auto thefts, auto burglaries and connercial burglaries. These anticipated increases in crimes would increase the demand for police officers and equipment to properly patrol the area and respond to the needs of the citizens and business owners.tt revenues On the other hand, the project will generate increased tax available to provide additional police services and equipment. The extent to which such revenues are in fact used for such purposes lies in the future discretion of the City government. Cumulative Impact The proposed project in conjunction with other projects in the project vicinity that are located in the City of Santa Ana would result in an increase in the crime rate and the demand on police services. The overall effects of the project on police services are difficult to evaluate at this time, and are dependent upon the final development plans ~ * Captain Robert H. Stebbins, City of Santa Ana Police Department. ** Ibid. *** Ibid. 193 5.13.7.3 Mitigation Measures The Participants should provide a private security force to respond to business and customer needs. The presence-of a security force would also have a deterrent effect on crime. U 5.13.7.4 Significant Environmental Effects 6 The project would result in an increased demand on police services. V 5.13.8 Fire C 5.13.8.1 Environmental Setting The project site is provided fire protection by the City of - Santa Ana. Table 52 lists the fire stations that presently serve the project. TABLE 52 I FIRE STATIONS SERVING THE SITE STATION LOCATION RESPONSE TIME 6 #1 1029 W. 17th Street* Approx. 3.4 mm. #10 2301 Old Grand Approx. 4.0 mm. #5 120 W. Walnut* Approx. 4.0 mm. #2 1688 E. 4th Street Approx. 5.0 mm. Ii- * Paramedic service. 194 The City of Santa Ana and the City of Orange currently have a reciprocal automatic aid agreement whereby each city would respond to a fire in the other city, if called to respond.* - In addition to required on-site fire protection facilities, k Fashion Square Shopping Center has a privately owned 200,000 gallon underground water reservoir with auxiliary pumps that provides a back-up supply of water for fire protection of Fashion Square. Is 5.13.8.2 Project Impact Is The proposed project will result in increased demand on City F fire suppression services. Due to the increased intensity of development on the subject site, more fire department men and equipment V will be required to respond to any reported structure fire on the Hte, on a first alarm response, than are now required for such responses. Specifically, it is estimated that, upon maximum development, one Engine ii Company, one Truck Company and one Battalion Chief would have to be added to the current standard first response assignment. Ii It is possible that this increased first response assignment would require the City to provide an additional Engine Company in the area now serviced by Fire Station #1 in order to maintain an adequate I- level of fire emergency services. However, in the absence of actual experience with the area upon completion of the proposed project, such a L need is quite speculative. The proposed project, particularly the proposed hotel, will also increase demand for paramedic services. Again, it will require actual experience with the project upon completion to determine whether the City will be able to maintain an adequate level of paramedic service with its present City-wide complement of four Paramedic Units. On the other hand, the project upon completion will generate significant tax revenues available to the City to provide for expanded fire and paramedic services if the City Council determines such use of these revenues to be appropriate. Cumulative Impact The proposed project in conjunction with -related projects will result in substantially increased demand for fire and paramedic services. In particular, the construction of a significant number of high-rise buildings will require the City to provide an additional I Ladder Company in order to maintain the current level of Ladder Company Service. Increased tax revenues will presumably be available from these. L projects to pay for expanded services. 5.13.8.3 Mitigation Measures The project developers shall maintain the current underground water reservoir with auxiliary pumps (or provide its equivalent at an alternative location) and expand such system upon development of the site as necessary for compliance with Fire Code requirements. 11 I>- 1-1 5.13.8.4 Significant Environmental Effects The project will result in increased demand for fire and Li paramedic services. I- 1~.~ ~1 -r 6 196 5.14 Energy Conservation 5.14.1 Environmental Setting The existing Fashion Square Shopping Center is comprised of 521,725 square feet of retail building space. Adjacent to Fashion Square is the Mainstreet Center which is comprised of 163,403 square feet of retail use. ti Ene9gy consumption by the existing land uses is pursuant to natural gas and electricity consumed by the existing Fashion Square A- Center and Mainstreet Center. As detailed in Section 5.13.1 of this report, the estimated natural gas consumption for the existing uses on the site is 13,702,560 cubic feet per month. Concurrently, and detailed in Section 5.13.2 of this report, the estimated electrical consumption for the existing uses on the site is 2,397,948 kilowatt hours per traonth. ½ 5.14.2 jj~~s Existing Non-Residential Building Standards The proposed structures will have to be designed for optimum I- energy efficiency in accordance with Energy Conservation Standards for non-residential buildings adopted by the State of California Energy A. Comission as amended July 26, 1978. The new regulations prescribe energy conservation standards for all new non-residential buildings in -~ California and represent the state-of-the-art for most energy conservation measures related to building design and equipment selection. Specifically, the regulations specify energy-saving designs for roof, wall and floor installations, and also contain lighting, heating and air conditioning, and hot water supply specification standards. The regulations encourage the use of solar power and other 197 non-depleting energy sources. They offer builders the option of utilizing building designs that consume less energy than specified in the regulations. The regulations provide for their enforcement by local building departments through the building permit process. Energy Consumption Li The proposed expansion of Fashion Square can be expected to result in an increase in energy consumption. The estimated net increase in energy consumption figures associated with the project are 8,656,292 kilowatt hours per month of electricity and a natural gas consumption of 62,507,440 cubic feetper C month. 5.14.3 Mitigation Measures The orientation of building glazing areas, overhangs, and site U- landscaping should be selected in order for solar radiation to reach indoor areas during the winter months to reduce heating loads. The same principal should be incorporated for the sunnier months so that building glazing, overhangs and landscaping will reduce the amount of solar radiation reaching the interior of the buildings which will reduce air conditioning loads. Ii- 5.14.4 Significant Environmental Effects L No substantial energy conservation impacts are expected to occur as a result of activities associated with project implementation. 198 6.0 ALTERNATIVES TO THE PROPOSED ACTION 6.1 No Project The "no project" alternative would leave the project site in its existing condition which is characterized by declining conmercial uses. This alternative would reserve the project area for future redevelopment options. Any adverse environmental impacts that may be associated with demolition, rehabilitation and development of the proposed project would be avoided by the "no project" alternative. Existing businesses would not be required to relocate or participate in the redevelopment process. However, the "no project" alternative would result in the social and economic consequences of continued deteriorating conditions with the Redevelopment Area. Although the alternative of "no project" would serve to eliminate any adverse impacts of the project (i.e., traffic, noise, air quality), the integration and interdependence of the redevelopment .1 objective of the Redevelopment Plan is such that this alternative would eliminate these intended beneficial effects. Allowing the existing development on the site to remain and continue to deteriorate could have serious aesthetic, social, and economic consequences for the land owners, tenants, patrons and the City. According to the Redevelopment Plan, the proposed project is in the best interest of the health, safety and general welfare of the people of the City of Santa Ana. 6.2 Alternative Location Some of the uses proposed by the project could be located at an alternative project location. Obviously, rehabilitation of the Fashion Square Center would be site specific, but the proposed office, retail and hotel rooms could be located elsewhere in the City. There are other sites in the City of Santa Ana, including locations within the City's redevelopment area, available for the type of development for the project site. I I 199 If the project was located in the southern portion of the -. City, then some of the impacts associated with the project (aesthetics, shade/shadow) may be even less significant since these impacts may currently exist with high-rise buildings in this area. On the other hand, the project could result in increased impacts to several of the disciplines that are presently impacted (traffic, noise, air quality). Any incremental increase to some of these disciplines may result in 1 significant adverse impacts. If the project were developed in an area of the City where high-rise buildings, office and retail uses are non-existent, then the project could result in greater impacts than the proposed site. If an alternative site was in a predominantly residential area, then impacts [3 such as traffic, noise, land use compatibility, shade/shadow, etc., may be greater than the proposed site location. In addition, an alteroative L site may result in impacts that are not associated with the proposed location: hydrology; soils and geology; public services and utilities, -I etc. *~1~ L The project site is designated for redevelopment by the Community Redevelopment Agency, and redevelopment will occur eventually as conditions continue to deteriorate and economic pressures increase. L Redevelopment of Fashion Square Shopping Center and revitalization of 1 the North Main shopping area, consistent with the Redevelopment Plan, -I I necessitates implementation of the project on the proposed site. L -I Qnn 6.3 Smaller Scale Development on the Same Location 6.3.1 In General This section will evaluate the alternative of a project consisting of a smaller scale development on the same site as the L project. Only those significant environmental impacts which were determined to exist for the maximum project will be examined in the L - discussing of this alternative, it being presumed (with one exception) that a smaller scale project could not result in the appearance of substantially adverse environmental effects beyond those identified for L the maximum project. L (The one exception concerns the achievement of Redevelopment Plan goals. The imposition of a lesser maximum development may make the project unacceptable to the project participants, thus making this~ alternative equivalent to the "No project'1 alternative. A large reduction in scale, even if accepted by the project participants, may result in redevelopment too minor to achieve the economic revitalization of the Fashion Square Main Street Shopping Center conuercial area. The L continued decline of that area would itself be a substantial adverse environmental effect.) Li With respect to those significant effects identified for the - maximum project, traffic impacts are by far the most serious and will be treated in considerable detail in the following subsection. The other identified significant effects can be discussed in more sunnary fashion Li as follows: -i (1) Land Use - If the project site were reduced to avoid the acquisition of the Fidelity Savings building parking area, the potential parking problem involving that building would be eliminated. However, the project would lose the benefit of direct access from the Broadway overpass. 201 (2) Noise - To the extent that a reduction in scale of the project reduces project-induced traffic on Main Street (reference Section 6.3.2), the noise impact on Owens Drive residents will likewise be reduced. (3) Shade/Shadow and Solar Glare - The potential adverse -S impacts of shadowing and glare are consequences of building height and materials rather than the overall size of the development. A low limit on building height could eliminate such effects, but would appear to be - an unnecessarily drastic alternative to the mitigation measure reconnended for the project. - (4) Housing and Airport Use - A reduction in the scale of the - . project would likewise reduce the demand for housing in the area by project employees and the demand for use of the John Wayne Airport. (5) Demand for Police, Fire, and Paramedic Services - A .1 reduction in the scale of the project would reduce the demand for use of police, fire, and paramedic services. It would also reduce city tax -~ revenues from the site which would otherwise be available for possible augmentation of those services. I. 6.3.2 Traffic and Circulation I In order to deternine the sensitivity of the transportation system reconnended in the Phase Two TSIP to changes in the size of the Fashion Square project, a 33 percent across-the-board reduction in the project was tested. Two tests were conducted. The most meaningful was a comparison of the traffic reduction occurring on Main Street as a result of a 33 percent reduction in Fashion Square. To answer this question, peak period trips were reduced by one third and a computerized selected link analysis was used to determine the effect on the direc- tional design hourly volumes (DDHV) for Main Street. The Phase Two TSIP 202 Study shows the DDHV for Main Street, given full development of the Fashion Square!Town and Country Area, is 2,950 vph southbound and 2,450 vph northbound. These DDHV/s translate into a 4 lane requirement for southbound and a 3 lane requirement for northbound traffic. This suggests the question, "Would a 33 percent reduction in Fashion Square reduce these lane requirements?" The analysis sunnarized in Table 53 shows it would not, although the level of service to be provided would be improved. - TABLE 53 COMPARISON OF DDHV FOR MAIN STREET OF 33 PERCENT REDUCTION IN FASHION SQUARE DHV Lane Reauiy~ents* North South South Condition Bound Bound Bound Bound Full development of Main Street area 2,950 2,450 4 3 33% reduction of Fashion Square 2,725 2,364 4 3 -` Percent reduction 7.6% 3.6% - * Based on capacity of 750-800 vplph. -I This `What if" analysis indicates that the volume of traffic on Main Street is relatively insensitive to the changes in the size of Ii Fashion Square. A 33 percent reduction in the size of Fashion Square only equates to a 7.6 percent reduction in the critical DDHV of Main .1: Street. Intuitively, one may question this conclusion. Upon closer Li examination of the travel patterns to and from Fashion Square, the effectiveness of the Phase Two TSIP concept of providing alternative access to Fashion Square is evident. Previous analysis of Fashion Square's trip distribution and assignment indicates 69.6 percent of the trips desire access to/from freeways. An even higher portion (72.3 percent) of the outbound PM peak flow uses the freeways. Freeway access to/from Fashion Square is desiqned to minimize direct use of Main Street. The only freeway access serving Fashion Square traffic which ~1 203 loads traffic directly onto Main Street is the new northbound I-S on-ramp. All other ramps have alternative circulation available which provides quicker (time wise) access to the freeways than Main Street. The net result is a relative insensitivity of Main Street to peak period trip reductions by Fashion Square. Trips generated by Fashion Square will effect Main Street as much from crossing movements at several intersections as adding to the north-south travel. Previous analysis established that 24.2 percent of Fashion Square trips cross tlain Street I. whereas another 28.9 percent use Main Street for access. These factors C' are largely responsible for Main Street's reduced sensitivity to trip generation by Fashion Square. -I- L~. The same sensitivity relationship between trips generated by it Fashion Square and Main Street does not apply to the surrounding freeways. Fashion Square trips will use the freeways in a much higher proportion than they use Main Street. As a result, while a reductThn of 10 trips from Fashion Square only reduced traffic on Main Street by 2.89 trips, it will have a correspondingly greater impact on the freeways by reducing peak period trips by 6.9 trips. A reduction of Fashion Square by 33 percent will reduce PM peak hour freeway usage by 1,237 trips on I..- the Rte 22 and I-S freeways. (b) Effect of Selectively Reduced Land Uses I: The previous analysis has shown the sensitivity of the transportation system to uniform reductions in land use in Fashion [ Square. This analysis will examine the impact of selectivity in reductions of one land use compared to another. Three primary types of land use are planned in Fashion Square - retail, office and hotel. These three land uses have the following trip generation characteristics. 204 TABLE 54 TYPICAL TRIP GENERATION RATES FOR FASHION SQUARE LAND USE (PER 1,000 SF) Orange County Trip Rates (PM pk hr) Land Use Daily In Out Total Dir. Distr. Retail 26.5 0.60 0.80 1.40 57/43 I-- Office 11.7 0.23 1.16 1.39 83/17 Hotel 10.5 0.36 0.37 0.73 50/50 Table 54 shows that reductions in the retail use are the most efficient in minimizing total trips. Retail traffic is approximately 2 to 2.5 times that of either office or hotel uses. However, reductions in the total daily trip generation are not necessarily a goal in itself. A-- Transportation systems are designed for peak demand (usually one hour) not total daily travel. Therefore, reductions in land uses which produce off-peak trawl are actually counter productive. In fact, a significant transportation system management (TSM) strategy is to encourage a shift in travel to off-peak periods rather than necessarily suppressing trips altogether. For example, analysis of the average daily vehicle miles of travel (VMT) produced by 1,000 SF of retail is 106 veh-miles compared to 117 veh-miles for equivalent sized offices. L These two influences suggest it is essential to examine the peak period trip characteristics of land use even more so than total daily trip generations. L. Table 54 indicates that the peak period trip generation characteristics of office and retail are nearly equivalent in total trips produced but differ in directional distribution and a major difference between retail and office uses is trip length. The average work trip is 10 miles compared to a 3-5 mile length for a typical shopping trip (to a regional center such as proposed for Fashion Square). Therefore, while it appears on the surface that reductions in either retail or office uses will produce the same magnitude of peak 205 hour trip reductions the longer average length and high directionality of the office trip are important considerations. Retail is a more efficient use of available transportation capacity in both directions and produces short trips compared to office use. Therefore, even though retail and office generate about the same number of trips in the peak - periods, reductions in office usage will be more effective in mitigating peak hour congestion. ic) Conclusion * The conclusion of the alternatives which examined the traffic mitigation effects of reducing the size of Fashion Square while retaining the number of proposed and approved development in the area -- shows that: 1. The traffic volume on Main Street is relatively insensitive to reductions in Fashion Square since only 28.9 percent of these trips are expected to use Main Street. A 33 percent across the board reduction in Fashion Square produces a 7.6 percent reduction in the critical design hourly volume on Main Street. Despite a reduction in the DDHV, the same number of lanes would be LI required on Main Street. -I- L 2. Trip reductions achieved by Fashion Square produce correspondingly higher reductions in usage of the 4- Li freeways than Main Street. A 33 percent reduction in Fashion Square trip generation produces a net reduction of 1,237 freeway trips in the PM peak hour. 3. Selective reductions in office and retail space is about - .3 twice as efficient as hotels in reducing travel for the critical PM peak period. on,: 4. Retail uses produce substantially higher total daily trips than office space, but those trips are more evenly distributed throughout the day. Peak hour trip generation and total VMT of both land uses are similar except for the highly directional nature of office travel , but reductions in office usage would be more `1 effective than reductions in retail usage in mitigating * peak hour congestion. t i IF-. it ii; `C- -1. -l `I--. 7- I - N-- 207 7.0 THE RELATIONSHIP BETWEEN LOCAL SHORT-TERM USES OF MAN'S ENVIRONMENT AND THE MtINTENANCE AND ENHANCEMENT OF LONG- TERM PRODUCTIVITY The project site is currently developed with retail uses (Fashion Square Shopping Center and Mainstreet Center), surface parking lots, and vacant land. The proposed rehabilitation and redevelopment will conrit the land to long-tern use as a connercial/retail complex. The project area has faced deteriorating commercial services as a result- of the decline of the downtown area. The lack of goods and services comparable to surrounding areas have forced residents to seek more competitive shopping than found in their own neighborhood. Over the long-term, the project will preserve those commercial services which are competitive and will provide new commercial opportunities for the residents in the area as the market allows. Fashion Square will be developed into an enclosed regional shopping center with supportiv~ and complimentary commercial uses integrated into the development. Over the long-ten, the project will preserve- and substantially strengthen commercial/retail development, and concurrently the economic growth of the area. The project is in conformance with the long-range objectives of the City's Redevelopment Plan. The proposed project will involve short-term activities such as buildina demolition, site preparation, and building construction. 2; Along with other existing and planned developments in the area, the project will contribute to a decrease in air quality, increased energy consumption, increased automobile traffic and noise, and the depletion of natural resources. 208 8.0 ANY SIGNIFICANT IRREVERSIBLE ENVIRONMENTAL CHANGES WHICH WOULD BE INVOLVED IN THE PROPOSED ACTION SHOULD IT BE IMPLEMENTED The proposed project will result in an intensification of land uses within an urban area. Irreversible environmental changes which could be expected from implementation of the proposed project include demolition of existing structures, and the consumption of energy utilized in demolition and construction activities. 1.2 There will be a permanent connitment to provide additional energy sources, particularly natural gas and electricity to the site. The fossil fuels consumed during demolition, construction, and those which will be consumed during the project's life are irreplaceable. There will be a permanent loss of natural resources for building material used to construct and finish the structures. L. - The project will result in increased vehicular traffic and congestion. There will be an incremental increase in air pollution as a result of the emissions from vehicles, power generated equipment, and ~1 grading activities. The increased traffic and urban activity will also result in increased noise levels in the local area. There will also be a permanent commitment to provide corrvnunity services such as water, LI solid waste, sewage, police and fire services. The visual character of the site will be altered by the increased intensity of development, especially if high-rise buildings are developed on the site. If high-rise buildings are constructed, then shade/shadow impacts to adjacent developments, including residential areas, could result. Depending upon the type of exterior surfaces used on the structures, solar reflection could also cause an environmental change in the area. 209 9.0 THE GROWTH-INDUCING IMPACT OF THE PROPOSED ACTION The proposed project is not anticipated to have a direct growth-inducing impact. Although the project is anticipated to generate approximately 10,000 new employment positions, there is adequate labor - - supply in the City of Santa Ana to meet the labor demand of the project. L Future employees could also conrnute from surrounding cities, such as Orange, Westminster, Buena Park, Anaheim and Garden Grove, and therefore the project would not result in growth-inducing impacts since there is U an adequate labor force in the project area. The proposed revitalization and new construction will result I - in increased retail/commercial activity within the North Main Street L. shopping area. The project is intended to promote economic grov.~th within the redevelopment area consistent with the Redevelopment Plan by restoring the economic, social and physical health of the area. The project will stimulate and attract private investment, while improving the City's economic health, employment opportunities and the tax base. I The economic growth generated by the project is considered significant, however, the revitalization and redevelopment will have a positive L economic impact upon the carirnunity. is The project may contribute to development of other property in the area, particularly within the Redevelopment Area, for ancillary connercial-related services and competitive land uses. - The project will have a growth-inducing effect upon utilities V and public services because of increased demand. The project will also result in increased motor vehicle traffic. 210 10.0 ORGANIZATIONS AND PERSONS CONTACTED Mr. Walter D. Schraub City of Santa Ana Public Works Department Mr. BAG Smith Southern Cal ifornia Edison Company Mr. .XD. Allen Southern California Gas Company Mr. D.C. Poer County of Orange Solid Waste Management Division Mr. Marshall B. Andrews Pacific Telephone Captain Robert H. Stebbins City of Santa Ma Police Department Mr. John Burk City of Santa Ana Public Works Department Chief Montgomery City of Santa Ana Fire Department - Hr. Dave Ream City of Santa Ana Community Redevelopment Agency Mr. Torn Haomiill City of Santa Ana V Connunity Redevelopment Agency U Mr. Stan Soo Hoo City of Orange U -i [2 *1 U -i 211 -j L. If Li Li- Li APPENDIX I C. PLANT AND ANIMAL SPECIES LIST Ls `-S I,- - APPENDIX I PLANTS OBSERVED ON PROJECT SITE COMMON NAME SCIENTIFIC NAME L TREES I-. Ash Fraxinus spp. -~ Atlas Cedar Cedrus atlantica t~S Banana !±~A ~.2P.* Canary Island Pine Pinus canariensis Iz~ Cape Chestnut Tree Cal odendrum capense Cannon Olive Olea europaea Flaxleaf Paperbark t'lelaleuca linearifolia Indian Laurel Fig Ficus fliicrocarpa nitida Jacaranda Jacaranda mimosifol ia L. Jack Pine Pinus banksiana L Japanese Maple Acer palmatum Kaffirboom Coral Tree Erythrina caffra Lemon Bottlebrush Callistemon citrinus U Lemon Scented Gum Eucalyptus citriodra London Plane Tree Plantanus acerifolia Nikau Palm Rhopalostyl is sapida Palm Brahea armata L Podocarpus Podocarpus graci br Red Flowering Gum Eucalyptus ficifolia Sago Palm Cycas revoluta Silk Tree Albizia julibrissin APPENDIX I WILDLIFE OBSERVED OR EXPECTED ON PROJECT SITE COMMON NAME SCIENTIFIC NAME BIRDS American Robin Turdus migratorlus Breweris Blackbird Euphagus cyanocephal us Connon Crow Coryus corax House Finch Carpodacus mexicanus 3- House Sparrow Passer domesticus `[U Inca Dove Scardafella inca Mockingbird Mimus polyglottos I- Rock Dove Columbria livia Spotted Dove Streptopel ia chinensis - Starling Sturnus vulgaris MAMMALS Black Rat Rattus rattus Brush Rabbit Sylvilagus bachmani p California Ground Squirrel Citellus beecheyi House Mouse Mus musculus Norway Rat Rattus norvegicus Valley Pocket Gopher Thomomys bottae -- V REPTILES Side-Blotched Lizard Uta stansburiana A. Western Fence Lizard Sceloporus - occidentl Is APPENDIX I SHRUBS OBSERVED ON PROJECT SITE COMMON NAME SCIENTIFIC NAME Aloe Aloe arborescens American Holly hex opaca Bird-of-Paradise Strel itzia reginae Bougainvillea Bougainvillea spp. Chinese Photina Photina serrulata Cordyline Cordyline austidis L Crape Myrtle Lagerstroemia indica Dudi eya Dadleya brittonhi L. Fiddle Leaf Fig Ficus lyrata Grape Vitus spp. Jade Plant Crassula argentea Juniper Juniperus horizontal Is Mock Orange Pittosporum tobi ra Li Oleander Nerlum oleander Periwinkle - Ymca major Rose Mallow t-4isbiscus militaris Shrimp Plant Justica brandegeana Daphniphyllum macropodlum Dalbergia sissoo GRASSES --I Bermuda Grass Cynodon dactylon Crabgrass Digitaria sanquinalls K Heanley Bamboo Nandina domestica Ryegrass Lolium spp. Wild Oat Avena - fatua WEEDS -I Dandelion Taraxacuma officinale Field Mustard Brassica rapa Pigweed Ainaranthus album Storksbi 11 Erodium cicutarium ii ii 11~ i APPENDIX II I TRAFFIC DATA I- `U A -L 4 -- r . iJJJ444J~IJ4 ~ .2I"i~kI I1~Id I III~I - - ~ ~IIII fir! I''' lilt ____________________________________________________________________ - c * *. `. 5 * ~.3- .- aeee * I -t 5-- -I * `.4 C _____________________________________________ s-I. - - - - .3 o C - I I I.- I I I ~ .1 V. a .. F a a - - -` - `~1 - I- - - - *~ * r Sd S 5 C) 2 L 0 ~ I - - 4 ci 1- g~- N - LI ~0~ ~ L - I. *j~ C r - - C - III N l0 C - ,. - 9 0) - = = -.3 L »= t F' - 555 *----------------------------------- S S S 3K S~ - * C a a `V C ~- -~ 0 - 4-' 0- 0) > C ` C - -I I-A-i t- Oil" * 0) - U I- - -- -- .3 ¶ Iv - -4 5t~IzrkI2RLI;VVI;I ________________________ (4 i _____________________________________ -II- C - C - - V - - `* a .3** fl.3*~ S S~ S S U cacanaa S at ~ :~ s s `.2 ii---- N - .. ~ *`.~*N * Nt C t *. - I ~t** - - - C - C r - . - - . - - - C: ~ .aa - - - .1555 r V. N N N - C C N * - - .5 - t 0 t 0 0 It _____________ B N C - -~ = . a - - - * a - - 555 a kin-a- - V.5 15 3 il-Ill il-I-I-I-Il I 2: 0 S.-. U- N - n.e I I Lb - C, a - - as a - IIIIItII'IIIII at t-"--~I A * , _______________ ~ ~ .~ - -10~ e - ~ Lb S IS N N ________________ a- 00It 5- C - .3 4' -o I- I- Lb p ~ Lb . Z - - ~aa .~ - -- - C S ~. I--- C C 0- En e LU 0- a _____________________________________________ L _______________ a. - - `Ii ``I.' ` -II I __________________ I-I-I_I) _______________________ tI-I HI `U ____________________ Lb - - - * a - - - - ~ - - , ::ss C . *~ - - ~ - S - - K S a L C i4IILj4-I~IIL4I ~ 0 C a - - a - * in - - - 5:3 APPENDIX Il-B ARTERIAL STREET TYPiCAL TRAVEL TIME COMPARISONS PEAK VS OFF-PEAK (MINUTES) 6 STREET LIMITS DIRECTION AM PM OFF 17th Bristol- 8-95 10-11 7-65 Li Tustin US 10 10-12 3/li 6-6 - LaVeta/Bristol Cantridge- W/B 9-10 10½ 9-11 I - Wa5hington E/B 10-11 115-13 9-11 Li Main Street Orangewood- N/B 65-9 85-10 7-6 - Washington S/B 7-9 6½-9 7-8 Glassell/ chapman Ave.- S/B 6 3/u 7½ 5-6 L Grand SA Blvd. N/B 6 3/Ji 7-11 5½ Parker! Chapman to S/B 55-6k 6-6k 55-6k SantiagO 17th N/B 6 6-65 5½~6 chapman Yorba- U/B 11 115-13% -9-105 City Drive E/B 95-12 l0-1~4 3/4 85-13 Almond Lincoln- 10/B 65-7 6 7 Flower L'S 7 7 7-75 Santa Clara Bush- E/B *1.115 115.55 Mk-5k Tustin U/B 11 3/4 5 ~½ LA Fairhaven Tustin- 10/B itg-P, 2-3 2¼-3½ Grand L L APPENDIX 11-C SIGNAL cyctt PnraRi-{A?IcE (Ott-PEAK PERIOD) TIME % cYcLE W/PEDS AVG. CYCLE LENGTh (SEC) lN-TERStc1I0N PHASING OF DAY MAJOR SIDE MAJOR ST. SIDE ST. TOTAL Main-flu! tab S/fl leading L.T.0 ¶2~O 60 -`0 26 23 49 Main-S/S Ny ott 20 1130 0 (50) 35 46 81 apes)) "in.~7th St. Lead L.. 0 ~ to to 23 `4 6' 17th - Spurqeon V/B lead Li. 0 1200 45 (50) 45 26 13 Recall 11th-S/B off/Pennway V/B lag Li. 0 1130 30 40 36 34 10 17th-fl/B off/Valencia C/S lead L.T. 0 1100 30 (40) 53 21 74 Recall 17th-Santiago 20 1030 30 (40) 62 16 60 Recall 17th-Lincoln 20 1020 40 (40) 29 21 SO Recall 7th-Grand 80 Lead Li. 0920 50 50 36 50 - 66 Grand -21st 20 0900 20 50 59 25 74 Grand -Santa clara 20 0645 20 (40) 36 26 62 Recall Grand -Fairhaven 20 0820 £0 (50) 41 33 74 Recall Glassell.t/B Ny I~s Lead S/B L.7.0 1520 50 (30) 46 14 LC Recall Glassell-b?/B Ny Rps Lead N/B L.T.0 1500 (20) (0) 50 10 60 Recall Recall Glassell-La Vet. 20 1430 80 70 36 36 72 Char,..an-Lenon 20 14)5 40 60 28 21 49 chaptan-Batavia 20 1350 20 (20) 33 44 77 Recall chapman-Main 80 [sad L.T. ¶330 40 30 42 46 90 * Ch.p'an-teldner 20 1250 20 0 41 17 .56 chapman-N/B Rte. 57 20 1215 0 0 55 10 65 chapman-S/B Rte. 57 20 1135 0 0 43 17 60 Main-Almond 20 0850 60 30 63 23 66 I- Main-cul vet/Stewart 20 0915 20 40 39 15 54 * Main-La Veta 80 Lead LT. 0930 60 60 36 49 85 Main-Town I country 50 [sad L.T. ES. 1000 * 40 50 43 21 10 Hain-MgewoOd Lead S/B L.T.0 1045 40 - 50 52 19 Main-Santa Clara 20 1110 (0) 60 57 26 63 Recall La Veta-Parker 20 1445 30 20 25 16 La Vets-Pepper C/fl Lead L.T. 0 1300 40 10 33 ¶9 52 La Veta-Rte 2? Rps. V/S lead LA. 0 1315 30 30 42 26 70 APPENDIX 1l-D Bus Route Ridership On Board ON Board Route # Direction Thtering Oi / Off Exiting [I 53 South 223 304 / 133 388 53 North 412 152 / 242 325 54 East 351 127 / 134 335 54 West 263 123 / 108 282 II. 56 East 44 5/19 32 56 West 27 24/6 45 69 South 417 203 / 207 421 69 North 464 180 / 227 429 143 East 303 147 / 144 249 2 143 West 301 129 / 103 309 I- Li II L II* Li APPENDIX III NOISE DATA L [*2 C k - U Noise Level dB(A) Location 1 40_50 60 70_80_90 approximately 130' --.7 east of Main Street - on the north side of Owens Drive. C C A-. I -- - - Ii- ii -a Noise Level dB(A) Location 2 approximately 250' 40_50 60 7~_80 90 east of Main Street on the north side - of Owens Drive I-- i I I-: 1- Noise Level dB(A) Location 3 approximately 400' 4050 6070 8090 - east of Main Street on the south side - of Owens Drive 44 I -- I- LU -J - Location ~` Noise Level dB(A) approximately 100 40 50 60 70 80 90 - west of Broadway - on the south side of Charlotte Street (refer to map) U, Lu 1: `Si --a Noise Level dB(A) Location 8 40 50 60 70 80 90 - approximately 100' t west of the intersection - at Broadway and Santa * Clara - (refer to map) 1~-.- C t)- / ¾4 "`tl - - - I'. V - * . - - `I - -- I-c. - - .-~. I -A - `--II- ~n. - / ----I 4: (I - - . - - (A I `2II> - - 2. ,&. - ½, pj-I//w C -- - `.141 - N~- V .`~.»=/` 0 - ` -` `V - - 5-/~ U -I ~ - .: o S *. - - * U a~- N -~ S `- / 7-- I I qrj. - 44 0) * ~ - - - I- -. <-I - - C 1K1.Yt, ~ I -. - C) S ~-4Jy w ~4*I* 4 . * - -9 /7 ,»=. a - - * - 147-. 4.4-. I - - ~ 1~ - - N I 1 0 - - /~< rr 4 . - I A -` I `U ~A. I I 6- I. -~ 5- 1 C-, -~ - 2~K -> - * I 1 I.t -`;-*` -~ --u':I 6 - . / S - "1 -A 3< I - /4 - -IN -` - - 11L4 ...N//v -. -¼~ 0- L. - - K J~CN~ - - / I -- En> M --- C / I- *11 IA C:,., 41 a- . `0 cc I A..! - - I-I I- 4~ - - -~ 4; - I `V - ~WA - -I -` ~ - 0 1 - j I (p 7-I I Il,, - I I -. `.1 CI) `-S --- I II `~i~?i1~ - iv- 1 1:91//I 1' 0 `I I - -:t u 1> -~ ~f; - - I I N - -`~* ,: I! 7 APPENDIX IV CORRESPONDENCE -J May 4, 1981 Page 2 Nos. 3 and 4 indicate a sizable increase in the square feet of floor space and it will be necessary to determine what the water demands for these facilities will be before giving an estimate of the impact. S EWER Fashion Square is presently sewered by a private sewer system of 8" sewer mains. They connect to an 8" sewer main running south about midway between Main Street and Arnett Drive, which is the frontage road for the Santa Ana - - Freeway. Metcalf Plaza is connected to the same north-south 8" sewer main. The 8" sewer main extends along Roe Drive to Arnett Drive then north along Arnett Drive to a Santa Ana Freeway crossing where it passes through an ease- ment to Jonquil Road. An additional 12" sewer main was installed in 1969 from Roe Drive south through an alley and easement t~ the north bank of Santiago Creek. The 12" sewermain passes through an easement to connect to a 12" sewer main in Park Lane Your request to determine if the existing trunk lines have capacity to the project will be referred to our Design Section. The remaining data request will also be referred to the Design Section. Sincerely, Walter D. Schraub Water Engineer WDS / gg I (~4£t£It N, hut Let, MAY' )K VIU MAYOR ClT~ K¶ANACIR k\vLuxemoourRe£ A I. Wilson COUNCIl MIMBIR `N~ CITY ATTORNEY John Atnila Edwa,d [Cooper Cancel f - Criset ~ CI ERK OF THE COUNCIl I Ogden Markel A ?AcC.ncgan CITY SANJTA Iana.c-C. Alfred C ,errat(, OF ANA May 4 , 1 981 20 CIVO UN Ilk Ft A/A * If). 11* )X 018 AtM, CAIIFORNIAS27O2 RECEIVED MflY 08 198! ENVIUGNM2UAL Doris Starnes - ~TUOIE (XV. Environmental Studies Department Ultrasystems, Inc. P.O. Box 19605 Irvine, CA 92715 SUBJECT: ENVIRONMENTAL IMPACT REPORT FOR THE PROPOSED FASHION SQUARE REDEVELOPMENT PROJECT Dear Ms. Starnes: The data you requested in your letter of April 24, 1981 is as follows: Water Fashion Square is served by a 12" main along the south boundary of Fashion Square and a 12" water main in the frontage road next to the Santa Ana Freeway; an 8" water main along the south property line of Metcalf Plaza serves the shopping center south of Fashion Square. Fashion Square has a private fire line extending around the exterior of the structures that is served from a 10" fire line connected to the 12" water main south of it. The private line is a combination of 8" and 6" with 200,000 gallon underground reservoir and auxiliary pumps to provide additional protection. The stores are served domestic water through a privately owned water line connected to the 12" water main at the south property line. The pipeline is 6" to the underground reservoir feedline then is 4" along the westerly and northerly periphery of the buildings. The project can be served by the existing water mains, although it may re- quire some reinforcement. A 16" water main exists in Main Street at Memory Lane. The City proposes to extend the 16" water main westerly to eventually connect to the 16" water main in the frontage road on the northeast side of the Santa Ana Freeway. The 16" water main will extend from Memory Lane to Metcalf Plaza. The impact of the project will depend upon the increased water demand over the present demand. When the Howard Crooke Reservoir and Pumping Station was built in Santiago Day Camp about 1/2 mile east of Fashion Square the pressure and water capacity was increased at Fashion Square. Alternatives EXHIBIT 6 This page left blank intentionally. EXHIBIT 7 www.CommunicationsLab.com 25 Orchard, Suite 250 • Lake Forest, CA 92630 Ph: 949.215.5539 • Info@CommunicationsLab.com • Fax: 949.215.5549 MEMORANDUM To: Ali Pezeshkpour, City of Santa Ana Planning and Building Agency From: Justin Glover, Sr. Account Manager, Communications LAB Re: Report on May 31 Sunshine Ordinance Meeting, MainPlace Transformation Project Date: June 4, 2018 On behalf of our client Centennial Real Estate and as a record of the May 31, 2018 public meeting on the MainPlace Mall Transformation Project, please find attached to this memorandum our report. Please contact me with any questions at Justin@communicationslab.com or 949- 215-5539. CONTENTS EXHIBIT A | MAILING, NOTIFICATION LIST: PAGE 4 EXHIBIT B | NOTICE OF THE MEETING AT PROJECT SITE: PAGE 34 AFFIDAVIT : PAGE 3 EXHIBIT C | NOTICE OF MEETING PUBLISHED IN OC REGISTER: PAGE 39 EXHIBIT D | MEETING MINUTES: PAGE 41 EXHIBIT E | CEO OPENING REMARKS, Q & A SESSION: PAGE 46 EXHIBIT F | COURT REPORTER TRANSCRIPT: PAGE 48 EXHIBIT G | PUBLIC WRITTEN COMMENTS: PAGE 83 EXHIBIT H | PUBLIC VIDEO COMMENTS: PAGE 105 EXHIBIT I | SIGN-IN SHEETS: PAGE 107 Report on Sunshine Ordinance Meeting MAINPLACE TRANSFORMATION PROJECT EXHIBIT A Report on Sunshine Ordinance Meeting MAINPLACE TRANSFORMATION PROJECT MAINPLACE TRANSFORMATION PROJECT WHEN WHY YOU SHOULD ATTEND ABOUT THE PROJECT WHERE Former Nordstrom Department Store, 2nd Floor2800 N Main St, Santa Ana, CA ●Learn about the proposed vision and project ●Share comments and ask questions ●Meet the project team THURSDAY, MAY 31, 20185:30 - 7:30 p.m. www.TransformMainPlace.com. JOIN US TO DISCUSS THESE EXCITING CHANGES Justin Glover, Community Outreach justin@communicationslab.com or 949-215-5539 Diego Teran, Community Outreach diego@communicationslab.com or 949-215-5539 (Llame para recibir información en español) in-language support available The proposed MainPlace Mall Transformation Project seeks to preserve the mall as an iconic local shopping destination while evolving the center to meet the needs of today’s consumer. In addition to maintaining and improving more than one million square feet of retail space, the master plan integrates mixed-use to create a dynamic community destination in Orange County with a modernized MainPlace Mall at its core. This holistic approach to update the site plan with residential development will be ideal for live-work spaces, serving nearby workers in retail, hospital and government. This project proactively addresses the issues facing retail properties across the nation, creating a thriving MainPlace for generations to come. MainPlace Transformation ProjectC/o Communications LAB701 E. Chapman AvenueOrange, CA 92866 CUÁNDO IMPORTANCIA DE SU ASISTENCIA ACERCA DEL PROYECTO DÓNDE Antigua tienda Nordstrom, 2º piso2800 N Main St, Santa Ana, CA ÚNASE A NOSOTROS PARA HABLAR DE ESTOS INTERESANTES CAMBIOS JUEVES, 31 DE MAYO, 20185:30 - 7:30 p.m. El proyecto propuesto de Transformación del MainPlace Mall busca preservar al centro comercial como un icónico destino local de compras y a la vez busca la evolución del centro para cumplir con las necesidades del consumidor actual. Además de mantener y mejorar más de 1 millón de pies cuadrados de espacio comercial, el plan maestro integra uso mixto para crear un dinámico destino comunitario en el Condado de Orange con un modernizado MainPlace Mall en el centro. Este enfoque holístico para actualizar el plan del sitio con urbanización residencial será ideal para viviendas-talleres, que sirvan a empleados locales en ventas al por menor, hospitales y gobierno. Este proyecto aborda preventivamente asuntos que las propiedades de ventas al por menor enfrentan en toda la nación, creando un vibrante MainPlace para las futuras generaciones. ●Conozca la visión y proyecto propuestos ●Comparta sus comentarios y haga preguntas ●Conozca al equipo del proyecto PROYECTO DE TRANSFORMACIÓN DEL MAINPLACE PRSRT FIRST CLASSU.S. POSTAGEPAIDLAKE FOREST, CAPERMIT #110 FULL NAME STREET2 STREET1 CITY ST ZIP4 Occupant 2810 N Main St Santa Ana CA 92705-6605 Occupant 2820 N Main St Santa Ana CA 92705-6605 Occupant 2890 N Main St Santa Ana CA 92705-6605 Occupant 2800 N Main St Unit 100 Santa Ana CA 92705-6616 Occupant 2800 N Main St Unit 1010 Santa Ana CA 92705-6608 Occupant 2800 N Main St Unit 1014 Santa Ana CA 92705-6608 Occupant 2800 N Main St Unit 1020 Santa Ana CA 92705-6608 Occupant 2800 N Main St Unit 1024 Santa Ana CA 92705-6608 Occupant 2800 N Main St Unit 1028 Santa Ana CA 92705-6608 Occupant 2800 N Main St Unit 1030 Santa Ana CA 92705-6608 Occupant 2800 N 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St Santa Ana CA 92705-6008 Occupant 2789 N Main St Santa Ana CA 92705-6008 Occupant 2791 N Main St Santa Ana CA 92705-6008 Occupant 103 E Memory Ln Santa Ana CA 92705-6012 Occupant 111 E Memory Ln Santa Ana CA 92705-6012 Occupant 121 E Memory Ln Santa Ana CA 92705-6012 Occupant 131 E Memory Ln Santa Ana CA 92705-6012 Occupant 151 E Memory Ln Santa Ana CA 92705-6012 Biss LLC 205 Memory Ln Santa Ana CA 92705-6005 Robert P Kelley 207 Memory Ln Santa Ana CA 92705-6005 Pasha Ali Mirhadi 209 Memory Ln Santa Ana CA 92705-6005 Christopher Goffredo 211 Memory Ln Santa Ana CA 92705-6005 Robert H Leung 213 Memory Ln Santa Ana CA 92705-6005 Christopher K Evans 215 Memory Ln Santa Ana CA 92705-6005 Paul Phuong Tran 217 Memory Ln Santa Ana CA 92705-6005 Michael T Andrews 219 Memory Ln Santa Ana CA 92705-6005 Resident 221 Memory Ln Santa Ana CA 92705-6005 Takeyuki & Atsuko Goshima 223 Memory Ln Santa Ana CA 92705-6005 Tony Crisp 225 Memory Ln Santa Ana CA 92705-6005 Carol Lynn Bjornestad 227 Memory Ln Santa Ana CA 92705-6005 Vincent A Snee 229 Memory Ln Santa Ana CA 92705-6005 Resident 231 Memory Ln Santa Ana CA 92705-6005 Cindy Hoi Shan Cheung 199 E City Place Dr Santa Ana CA 92705-6010 George Nguyen 197 E City Place Dr Santa Ana CA 92705-6010 Linda T Ta 195 E City Place Dr Santa Ana CA 92705-6010 Occupant 193 E City Place Dr Santa Ana CA 92705-6010 Abraham Park 191 E City Place Dr Santa Ana CA 92705-6010 Ian E Hedge 189 E City Place Dr Santa Ana CA 92705-6010 Teang Sy/Melvin Tann 187 E City Place Dr Santa Ana CA 92705-6010 Occupant 185 E City Place Dr Santa Ana CA 92705-6010 Lsb Investments 183 E City Place Dr Santa Ana CA 92705-6010 James C Bechler 181 E City Place Dr Santa Ana CA 92705-6010 Thomas K Yeon/Sarah Yi 179 E City Place Dr Santa Ana CA 92705-6010 Occupant 177 E City Place Dr Santa Ana CA 92705-6010 Occupant 175 E City Place Dr Santa Ana CA 92705-6010 Occupant 173 E City Place Dr Santa Ana CA 92705-6010 Occupant 171 E City Place Dr Santa Ana CA 92705-6010 Kasaben Investment Group 169 E City Place Dr Santa Ana CA 92705-6010 Amy L Stark 213 E City Place Dr Santa Ana CA 92705-6011 Fernando M & Patricia Padilla 211 E City Place Dr Santa Ana CA 92705-6011 Sandip S & Nikki Ravalya Vadher 209 E City Place Dr Santa Ana CA 92705-6011 Occupant 207 E City Place Dr Santa Ana CA 92705-6011 Dae Hyeon Kim 161 E City Place Dr Santa Ana CA 92705-6010 Bechler LLC 159 E City Place Dr Santa Ana CA 92705-6010 Mark Jon Yessian 157 E City Place Dr Santa Ana CA 92705-6010 Susanna T Chu 155 E City Place Dr Santa Ana CA 92705-6010 Occupant 153 E City Place Dr Santa Ana CA 92705-6010 Resident 412 E Jeanette Ln Santa Ana CA 92705-6017 Kelly G Mullarney 151 E City Place Dr Santa Ana CA 92705-6010 Christine A & Rooy Jerry M Van Rooy 149 E City Place Dr Santa Ana CA 92705-6010 David P Ko 147 E City Place Dr Santa Ana CA 92705-6010 Occupant 145 E City Place Dr Santa Ana CA 92705-6010 David C Wavro 143 E City Place Dr Santa Ana CA 92705-6010 Occupant 141 E City Place Dr Santa Ana CA 92705-6010 Quan Nguyen 139 E City Place Dr Santa Ana CA 92705-6010 Ali Ashabi Minoo Ghotbzadeh 137 E City Place Dr Santa Ana CA 92705-6010 Occupant 135 E City Place Dr Santa Ana CA 92705-6010 Ken & Terry Leng Cheng 133 E City Place Dr Santa Ana CA 92705-6010 Occupant 131 E City Place Dr Santa Ana CA 92705-6010 Occupant 129 E City Place Dr Santa Ana CA 92705-6010 Leila D Zagwolsky 127 E City Place Dr Santa Ana CA 92705-6010 Occupant 125 E City Place Dr Santa Ana CA 92705-6010 Occupant 123 E City Place Dr Santa Ana CA 92705-6010 Occupant 121 E City Place Dr Santa Ana CA 92705-6010 Alain S Wu 11552 Ranch Hl North Tustin CA 92705-3130 Occupant 119 E City Place Dr Santa Ana CA 92705-6010 Kuulocations LLC 117 E City Place Dr Santa Ana CA 92705-6010 Occupant 115 E City Place Dr Santa Ana CA 92705-6010 Christina Belmonte 113 E City Place Dr Santa Ana CA 92705-6010 Occupant 111 E City Place Dr Santa Ana CA 92705-6010 Occupant 109 E City Place Dr Santa Ana CA 92705-6010 Douglas & Milagros Asuncion 107 E City Place Dr Santa Ana CA 92705-6010 Occupant 105 E City Place Dr Santa Ana CA 92705-6010 Occupant 103 E City Place Dr Santa Ana CA 92705-6010 Occupant 3017 N Main St Santa Ana CA 92705-6009 Jonathan Pham/Natalie N Ton 3015 N Main St Santa Ana CA 92705-6009 Dana N Harvey 3013 N Main St Santa Ana CA 92705-6009 Dana N Harvey 3011 N Main St Santa Ana CA 92705-6009 Steven Kha 3009 N Main St Santa Ana CA 92705-6009 Occupant 3007 N Main St Santa Ana CA 92705-6009 Resident 258 E Jeanette Ln Santa Ana CA 92705-6016 Victor Cheung 256 E Jeanette Ln Santa Ana CA 92705-6016 Brian Linh Pham/Caitlyn Vo 254 E Jeanette Ln Santa Ana CA 92705-6016 Blake Means/Adriana Falcon 252 E Jeanette Ln Santa Ana CA 92705-6016 Resident 250 E Jeanette Ln Santa Ana CA 92705-6016 Kristina Borja 248 E Jeanette Ln Santa Ana CA 92705-6016 Santiago Diaz 246 E Jeanette Ln Santa Ana CA 92705-6016 Maribel Leon 244 E Jeanette Ln Santa Ana CA 92705-6016 Gary Essex Aguilar Solsona 238 E Jeanette Ln Santa Ana CA 92705-6016 Resident 236 E Jeanette Ln Santa Ana CA 92705-6016 Nicholas Villalovos 234 E Jeanette Ln Santa Ana CA 92705-6016 Resident 232 E Jeanette Ln Santa Ana CA 92705-6016 Resident 230 E Jeanette Ln Santa Ana CA 92705-6016 Christopher A Eng 228 E Jeanette Ln Santa Ana CA 92705-6016 James Williams 226 E Jeanette Ln Santa Ana CA 92705-6016 Resident 224 E Jeanette Ln Santa Ana CA 92705-6016 Derrick L Chan-Sew 218 E Jeanette Ln Santa Ana CA 92705-6016 Maria Renee Trujillo 216 E Jeanette Ln Santa Ana CA 92705-6016 Bethlehem Wudie 214 E Jeanette Ln Santa Ana CA 92705-6016 Resident 212 E Jeanette Ln Santa Ana CA 92705-6016 Ruben & Dorothy Czerny 210 E Jeanette Ln Santa Ana CA 92705-6016 Sheila S Yei 208 E Jeanette Ln Santa Ana CA 92705-6016 Jason Williams 206 E Jeanette Ln Santa Ana CA 92705-6016 Brady J & Andrea L Hunt 204 E Jeanette Ln Santa Ana CA 92705-6016 Daniel D Lee 235 E Jeanette Ln Santa Ana CA 92705-6016 Bo Zhao 233 E Jeanette Ln Santa Ana CA 92705-6016 Dimetros Dammena 231 E Jeanette Ln Santa Ana CA 92705-6016 Resident 229 E Jeanette Ln Santa Ana CA 92705-6016 Thuy Thanh Pham 227 E Jeanette Ln Santa Ana CA 92705-6016 Ernest M & Lesley Linda Rivera 225 E Jeanette Ln Santa Ana CA 92705-6016 Resident 223 E Jeanette Ln Santa Ana CA 92705-6016 Jason A Badger 221 E Jeanette Ln Santa Ana CA 92705-6016 Noel K Wu/Junko Tominaga 241 E Jeanette Ln Santa Ana CA 92705-6016 Robert A Cruz/Kristen Frame 243 E Jeanette Ln Santa Ana CA 92705-6016 Cho Yun Kao 245 E Jeanette Ln Santa Ana CA 92705-6016 Sunday G Pineda/Michelle Manuel 247 E Jeanette Ln Santa Ana CA 92705-6016 Resident 249 E Jeanette Ln Santa Ana CA 92705-6016 Sarah Yukinii Watari 251 E Jeanette Ln Santa Ana CA 92705-6016 Keith M Willer 253 E Jeanette Ln Santa Ana CA 92705-6016 Matthew W Lai 255 E Jeanette Ln Santa Ana CA 92705-6016 Kevin Donaghey 257 E Jeanette Ln Santa Ana CA 92705-6016 Clare Rose Jimeno 259 E Jeanette Ln Santa Ana CA 92705-6016 Margaret Kanishock 261 E Jeanette Ln Santa Ana CA 92705-6016 Resident 304 E Jeanette Ln Santa Ana CA 92705-6018 Andrew Prichard 306 E Jeanette Ln Santa Ana CA 92705-6018 Val H Tran/My T Phuong 310 E Jeanette Ln Santa Ana CA 92705-6018 Diem Dang Ngoc Nguyen 504 E Jeanette Ln Santa Ana CA 92705-6019 Shasha Guan 506 E Jeanette Ln Santa Ana CA 92705-6019 Luis M Marcano/Maria C Salazar 508 E Jeanette Ln Santa Ana CA 92705-6019 Trang Nguyen 510 E Jeanette Ln Santa Ana CA 92705-6019 Andres E Rodriguez Brito 512 E Jeanette Ln Santa Ana CA 92705-6019 Resident 514 E Jeanette Ln Santa Ana CA 92705-6019 Keng Chai Loy 516 E Jeanette Ln Santa Ana CA 92705-6019 Sho & Yuka Hatta 522 E Jeanette Ln Santa Ana CA 92705-6019 Resident 524 E Jeanette Ln Santa Ana CA 92705-6019 Eric Wu 526 E Jeanette Ln Santa Ana CA 92705-6019 Resident 328 E Jeanette Ln Santa Ana CA 92705-6018 Serena K Ng 326 E Jeanette Ln Santa Ana CA 92705-6018 Alan Randle 324 E Jeanette Ln Santa Ana CA 92705-6018 Resident 322 E Jeanette Ln Santa Ana CA 92705-6018 Markus Mettler 320 E Jeanette Ln Santa Ana CA 92705-6018 Peter Kim/Anna Cho 318 E Jeanette Ln Santa Ana CA 92705-6018 Resident 316 E Jeanette Ln Santa Ana CA 92705-6018 Tanya Chopra 414 E Jeanette Ln Santa Ana CA 92705-6017 Kevin I Kim 410 E Jeanette Ln Santa Ana CA 92705-6017 Resident 408 E Jeanette Ln Santa Ana CA 92705-6017 Resident 406 E Jeanette Ln Santa Ana CA 92705-6017 Resident 404 E Jeanette Ln Santa Ana CA 92705-6017 John Alves/Camille Stewart 448 E Jeanette Ln Santa Ana CA 92705-6017 Atulkumar N & Sudha A Patel 450 E Jeanette Ln Santa Ana CA 92705-6017 Brian Bui 452 E Jeanette Ln Santa Ana CA 92705-6017 Frank & Deborah A Rigley 454 E Jeanette Ln Santa Ana CA 92705-6017 Nirav Hemanshu Badani/Jamila Jaffer 426 E Jeanette Ln Santa Ana CA 92705-6017 Brian Jay & Justine Emnace Encabo 424 E Jeanette Ln Santa Ana CA 92705-6017 Eugene Chang 422 E Jeanette Ln Santa Ana CA 92705-6017 Robert F & Laura M Copeland 420 E Jeanette Ln Santa Ana CA 92705-6017 David T Truong 432 E Jeanette Ln Santa Ana CA 92705-6017 Charles W Daff 434 E Jeanette Ln Santa Ana CA 92705-6017 Kevin Ho 436 E Jeanette Ln Santa Ana CA 92705-6017 Ti & Jennifer Le 438 E Jeanette Ln Santa Ana CA 92705-6017 Brianne R Kelley 440 E Jeanette Ln Santa Ana CA 92705-6017 Resident 442 E Jeanette Ln Santa Ana CA 92705-6017 Daniel C Jaffurs 604 E Jeanette Ln Santa Ana CA 92705-6020 John S Lim 606 E Jeanette Ln Santa Ana CA 92705-6020 Monica Stoner 608 E Jeanette Ln Santa Ana CA 92705-6020 Eileen Hui-Yi Wang 610 E Jeanette Ln Santa Ana CA 92705-6020 Resident 612 E Jeanette Ln Santa Ana CA 92705-6020 Grant Hooks 614 E Jeanette Ln Santa Ana CA 92705-6020 Nanxin Li 638 E Jeanette Ln Santa Ana CA 92705-6020 Un Ho & Emily Keunjung Chung 640 E Jeanette Ln Santa Ana CA 92705-6020 Aida B & James E Cook 634 E Jeanette Ln Santa Ana CA 92705-6020 Victor K & Cassandra A Van Zandt 636 E Jeanette Ln Santa Ana CA 92705-6020 Anthony S Thomas 626 E Jeanette Ln Santa Ana CA 92705-6020 Resident 624 E Jeanette Ln Santa Ana CA 92705-6020 Resident 622 E Jeanette Ln Santa Ana CA 92705-6020 Resident 620 E Jeanette Ln Santa Ana CA 92705-6020 Alan Eric Schlichting 335 Memory Ln Santa Ana CA 92705-6021 Robert J /Amanda L Page-Karleskint 337 Memory Ln Santa Ana CA 92705-6021 Francis NA 339 Memory Ln Santa Ana CA 92705-6021 Richard Pilkington 341 Memory Ln Santa Ana CA 92705-6021 Terishia T Tran 347 Memory Ln Santa Ana CA 92705-6021 Eric Lan/Kai Chun Ning 349 Memory Ln Santa Ana CA 92705-6021 Christian A Kelley 351 Memory Ln Santa Ana CA 92705-6021 Gerardo De Jesus 353 Memory Ln Santa Ana CA 92705-6021 Llesena Ontiveras 355 Memory Ln Santa Ana CA 92705-6021 Richard F & Patty Lopez 357 Memory Ln Santa Ana CA 92705-6021 Kristine Y Seko 359 Memory Ln Santa Ana CA 92705-6021 Nasir Javed 361 Memory Ln Santa Ana CA 92705-6021 Resident 367 Memory Ln Santa Ana CA 92705-6021 Anthonio /Romie Barron- Briseno 369 Memory Ln Santa Ana CA 92705-6021 Aaron Hamilton 371 Memory Ln Santa Ana CA 92705-6021 Occupant 205 E City Place Dr Santa Ana CA 92705-6011 Occupant 167 E City Place Dr Santa Ana CA 92705-6010 Occupant 2700 N Main St Ste 320 Santa Ana CA 92705-6638 Eastcity Pl Onetwentyone 9952 Briley Way Villa Park CA 92861-4200 Alex Nackoul 18451 Serrano Ave Villa Park CA 92861-2756 Jacob Barger PO Box 4489 Orange CA 92863-4489 Benjamin Baitlon 561 N Cambridge St Orange CA 92867-6837 Mark A Stevens 690 N Sacramento St Orange CA 92867-7231 Childrens Hospital Of Orange County 455 S Main St Orange CA 92868-3835 Occupant 557 S Main St Orange CA 92868-4566 Resident 564 S Devon Rd Orange CA 92868-4520 Guadalupe & Rosalia Marcial 574 S Devon Rd Orange CA 92868-4520 Joseph H & Melissa A Niemela 582 S Devon Rd Orange CA 92868-4520 Juan Martinez Lozano 563 S Devon Rd Orange CA 92868-4519 Horacio R & Magdalena V Arcero 573 S Devon Rd Orange CA 92868-4519 Martir Ricardo Estrada 581 S Devon Rd Orange CA 92868-4519 Isidro T & Perlita G Cruz 591 S Devon Rd Orange CA 92868-4519 Javier & Rafaela Serrano 592 S Crest Rd Orange CA 92868-4504 Nelson E Segovia 582 S Crest Rd Orange CA 92868-4504 Jose Villalvazo 574 S Crest Rd Orange CA 92868-4504 Resident 564 S Crest Rd Orange CA 92868-4504 Gerardo Jerry Viera 553 S Crest Rd Orange CA 92868-4503 Daniel L Becerra 563 S Crest Rd Orange CA 92868-4503 Robert A Bohack 573 S Crest Rd Orange CA 92868-4503 Esequiel Z Gracia 581 S Crest Rd Orange CA 92868-4503 Resident 591 S Crest Rd Orange CA 92868-4503 Christian V Gonzalez 592 S Bedford Rd Orange CA 92868-4502 Marcella Ann Matthews 582 S Bedford Rd Orange CA 92868-4502 Guillermo Rosas & Maria Gabriela Garcia 574 S Bedford Rd Orange CA 92868-4502 Roberto M & Kelly J Alatorre 564 S Bedford Rd Orange CA 92868-4502 Fidel Alatorre 554 S Bedford Rd Orange CA 92868-4502 Occupant 500 S Main St Ste 320 Orange CA 92868-4559 Occupant 500 S Main St Ste 103 Orange CA 92868-4512 Occupant 500 S Main St Ste 114 Orange CA 92868-4512 Occupant 500 S Main St Ste 105 Orange CA 92868-4512 Occupant 500 S Main St Ste 102 Orange CA 92868-4512 Occupant 500 S Main St Ste 1030 Orange CA 92868-4534 Occupant 500 S Main St Ste 500 Orange CA 92868-4536 Occupant 500 S Main St Ste 600 Orange CA 92868-4514 Occupant 500 S Main St Ste 900 Orange CA 92868-4563 Occupant 500 S Main St Ste 1000 Orange CA 92868-4533 Occupant 500 S Main St Ste 101 Orange CA 92868-4535 Occupant 500 S Main St Ste 1100 Orange CA 92868-4513 Occupant 500 S Main St Ste 1210 Orange CA 92868-4556 Occupant 500 S Main St Ste 110 Orange CA 92868-4536 Occupant 500 S Main St Ste 550 Orange CA 92868-4552 Occupant 500 S Main St Ste 700 Orange CA 92868-4514 Occupant 530 S Main St Ste 600 Orange CA 92868-4544 Occupant 530 S Main St Ste 100 Orange CA 92868-4555 Occupant 550 S Main St Orange CA 92868-4506 Occupant 600 S Main St Ste 1000 Orange CA 92868-4650 Occupant 600 S Main St Ste 906 Orange CA 92868-4697 Occupant 600 S Main St Ste 900 Orange CA 92868-4607 Resident 1235 W Town And Country Rd Apt 1101 Orange CA 92868-4612 Resident 1235 W Town And Country Rd Apt 1102 Orange CA 92868-4612 Resident 1235 W Town And Country Rd Apt 1103 Orange CA 92868-4612 Resident 1235 W Town And Country Rd Apt 1104 Orange CA 92868-4612 Resident 1235 W Town And Country Rd Apt 1105 Orange CA 92868-4612 Resident 1235 W Town And Country Rd Apt 1106 Orange CA 92868-4612 Resident 1235 W Town And Country Rd Apt 1107 Orange CA 92868-4612 Resident 1235 W Town And Country Rd Apt 1201 Orange CA 92868-4613 Resident 1235 W Town And Country Rd Apt 1202 Orange CA 92868-4613 Resident 1235 W Town And Country Rd Apt 1203 Orange CA 92868-4613 Resident 1235 W Town And Country Rd Apt 1204 Orange CA 92868-4613 Resident 1235 W Town And Country Rd Apt 1205 Orange CA 92868-4613 Resident 1235 W Town And Country Rd Apt 1206 Orange CA 92868-4613 Resident 1235 W Town And Country Rd Apt 1207 Orange CA 92868-4613 Resident 1235 W Town And Country Rd Apt 1301 Orange CA 92868-4614 Resident 1235 W Town And Country Rd Apt 1302 Orange CA 92868-4614 Resident 1235 W Town And Country Rd Apt 1303 Orange CA 92868-4614 Resident 1235 W Town And Country Rd Apt 1304 Orange CA 92868-4614 Resident 1235 W Town And Country Rd Apt 1305 Orange CA 92868-4614 Resident 1235 W Town And Country Rd Apt 1306 Orange CA 92868-4614 Resident 1235 W Town And Country Rd Apt 1307 Orange CA 92868-4614 Resident 1235 W Town And Country Rd Apt 1401 Orange CA 92868-4617 Resident 1235 W Town And Country Rd Apt 1402 Orange CA 92868-4617 Resident 1235 W Town And Country Rd Apt 1403 Orange CA 92868-4617 Resident 1235 W Town And Country Rd Apt 1404 Orange CA 92868-4617 Resident 1235 W Town And Country Rd Apt 1405 Orange CA 92868-4617 Resident 1235 W Town And Country Rd Apt 1406 Orange CA 92868-4617 Resident 1235 W Town And Country Rd Apt 1407 Orange CA 92868-4617 Resident 1235 W Town And Country Rd Apt 2101 Orange CA 92868-4619 Resident 1235 W Town And Country Rd Apt 2102 Orange CA 92868-4619 Resident 1235 W Town And Country Rd Apt 2103 Orange CA 92868-4619 Resident 1235 W Town And Country Rd Apt 2104 Orange CA 92868-4619 Resident 1235 W Town And Country Rd Apt 2105 Orange CA 92868-4619 Resident 1235 W Town And Country Rd Apt 2106 Orange CA 92868-4619 Resident 1235 W Town And Country Rd Apt 2108 Orange CA 92868-4622 Resident 1235 W Town And Country Rd Apt 2109 Orange CA 92868-4622 Resident 1235 W Town And Country Rd Apt 2110 Orange CA 92868-4622 Resident 1235 W Town And Country Rd Apt 2111 Orange CA 92868-4622 Resident 1235 W Town And Country Rd Apt 2112 Orange CA 92868-4622 Resident 1235 W Town And Country Rd Apt 2113 Orange CA 92868-4622 Resident 1235 W Town And Country Rd Apt 2114 Orange CA 92868-4622 Resident 1235 W Town And Country Rd Apt 2115 Orange CA 92868-4622 Resident 1235 W Town And Country Rd Apt 2116 Orange CA 92868-4622 Resident 1235 W Town And Country Rd Apt 2117 Orange CA 92868-4622 Resident 1235 W Town And Country Rd Apt 2118 Orange CA 92868-4622 Resident 1235 W Town And Country Rd Apt 2119 Orange CA 92868-4622 Resident 1235 W Town And Country Rd Apt 2120 Orange CA 92868-4622 Resident 1235 W Town And Country Rd Apt 2121 Orange CA 92868-4622 Resident 1235 W Town And Country Rd Apt 2122 Orange CA 92868-4622 Resident 1235 W Town And Country Rd Apt 2123 Orange CA 92868-4622 Resident 1235 W Town And Country Rd Apt 2124 Orange CA 92868-4622 Resident 1235 W Town And Country Rd Apt 2125 Orange CA 92868-4624 Resident 1235 W Town And Country Rd Apt 2126 Orange CA 92868-4624 Resident 1235 W Town And Country Rd Apt 2127 Orange CA 92868-4624 Resident 1235 W Town And Country Rd Apt 2128 Orange CA 92868-4624 Resident 1235 W Town And Country Rd Apt 2129 Orange CA 92868-4624 Resident 1235 W Town And Country Rd Apt 2130 Orange CA 92868-4624 Resident 1235 W Town And Country Rd Apt 2131 Orange CA 92868-4624 Resident 1235 W Town And Country Rd Apt 2132 Orange CA 92868-4624 Resident 1235 W Town And Country Rd Apt 2133 Orange CA 92868-4624 Resident 1235 W Town And Country Rd Apt 2134 Orange CA 92868-4624 Resident 1235 W Town And Country Rd Apt 2135 Orange CA 92868-4624 Resident 1235 W Town And Country Rd Apt 2201 Orange CA 92868-4627 Resident 1235 W Town And Country Rd Apt 2202 Orange CA 92868-4627 Resident 1235 W Town And Country Rd Apt 2203 Orange CA 92868-4627 Resident 1235 W Town And Country Rd Apt 2204 Orange CA 92868-4627 Resident 1235 W Town And Country Rd Apt 2205 Orange CA 92868-4627 Resident 1235 W Town And Country Rd Apt 2206 Orange CA 92868-4627 Resident 1235 W Town And Country Rd Apt 2207 Orange CA 92868-4628 Resident 1235 W Town And Country Rd Apt 2208 Orange CA 92868-4628 Resident 1235 W Town And Country Rd Apt 2209 Orange CA 92868-4628 Resident 1235 W Town And Country Rd Apt 2210 Orange CA 92868-4628 Resident 1235 W Town And Country Rd Apt 2211 Orange CA 92868-4628 Resident 1235 W Town And Country Rd Apt 2212 Orange CA 92868-4628 Resident 1235 W Town And Country Rd Apt 2213 Orange CA 92868-4628 Resident 1235 W Town And Country Rd Apt 2214 Orange CA 92868-4628 Resident 1235 W Town And Country Rd Apt 2215 Orange CA 92868-4628 Resident 1235 W Town And Country Rd Apt 2216 Orange CA 92868-4628 Resident 1235 W Town And Country Rd Apt 2217 Orange CA 92868-4628 Resident 1235 W Town And Country Rd Apt 2218 Orange CA 92868-4628 Resident 1235 W Town And Country Rd Apt 2219 Orange CA 92868-4628 Resident 1235 W Town And Country Rd Apt 2220 Orange CA 92868-4628 Resident 1235 W Town And Country Rd Apt 2221 Orange CA 92868-4628 Resident 1235 W Town And Country Rd Apt 2222 Orange CA 92868-4628 Resident 1235 W Town And Country Rd Apt 2223 Orange CA 92868-4628 Resident 1235 W Town And Country Rd Apt 2224 Orange CA 92868-4628 Resident 1235 W Town And Country Rd Apt 2225 Orange CA 92868-4629 Resident 1235 W Town And Country Rd Apt 2226 Orange CA 92868-4629 Resident 1235 W Town And Country Rd Apt 2227 Orange CA 92868-4629 Resident 1235 W Town And Country Rd Apt 2228 Orange CA 92868-4629 Resident 1235 W Town And Country Rd Apt 2229 Orange CA 92868-4629 Resident 1235 W Town And Country Rd Apt 2230 Orange CA 92868-4629 Resident 1235 W Town And Country Rd Apt 2231 Orange CA 92868-4629 Resident 1235 W Town And Country Rd Apt 2232 Orange CA 92868-4629 Resident 1235 W Town And Country Rd Apt 2233 Orange CA 92868-4629 Resident 1235 W Town And Country Rd Apt 2234 Orange CA 92868-4629 Resident 1235 W Town And Country Rd Apt 2235 Orange CA 92868-4629 Resident 1235 W Town And Country Rd Apt 2301 Orange CA 92868-4630 Resident 1235 W Town And Country Rd Apt 2302 Orange CA 92868-4630 Resident 1235 W Town And Country Rd Apt 2303 Orange CA 92868-4630 Resident 1235 W Town And Country Rd Apt 2304 Orange CA 92868-4630 Resident 1235 W Town And Country Rd Apt 2305 Orange CA 92868-4630 Resident 1235 W Town And Country Rd Apt 2306 Orange CA 92868-4634 Resident 1235 W Town And Country Rd Apt 2307 Orange CA 92868-4634 Resident 1235 W Town And Country Rd Apt 2308 Orange CA 92868-4634 Resident 1235 W Town And Country Rd Apt 2309 Orange CA 92868-4634 Resident 1235 W Town And Country Rd Apt 2310 Orange CA 92868-4634 Resident 1235 W Town And Country Rd Apt 2311 Orange CA 92868-4634 Resident 1235 W Town And Country Rd Apt 2312 Orange CA 92868-4634 Resident 1235 W Town And Country Rd Apt 2313 Orange CA 92868-4634 Resident 1235 W Town And Country Rd Apt 2314 Orange CA 92868-4634 Resident 1235 W Town And Country Rd Apt 2315 Orange CA 92868-4634 Resident 1235 W Town And Country Rd Apt 2316 Orange CA 92868-4634 Resident 1235 W Town And Country Rd Apt 2317 Orange CA 92868-4634 Resident 1235 W Town And Country Rd Apt 2318 Orange CA 92868-4634 Resident 1235 W Town And Country Rd Apt 2319 Orange CA 92868-4634 Resident 1235 W Town And Country Rd Apt 2320 Orange CA 92868-4634 Resident 1235 W Town And Country Rd Apt 2321 Orange CA 92868-4634 Resident 1235 W Town And Country Rd Apt 2322 Orange CA 92868-4634 Resident 1235 W Town And Country Rd Apt 2323 Orange CA 92868-4634 Resident 1235 W Town And Country Rd Apt 2324 Orange CA 92868-4634 Resident 1235 W Town And Country Rd Apt 2325 Orange CA 92868-4636 Resident 1235 W Town And Country Rd Apt 2326 Orange CA 92868-4636 Resident 1235 W Town And Country Rd Apt 2327 Orange CA 92868-4636 Resident 1235 W Town And Country Rd Apt 2328 Orange CA 92868-4636 Resident 1235 W Town And Country Rd Apt 2329 Orange CA 92868-4636 Resident 1235 W Town And Country Rd Apt 2330 Orange CA 92868-4636 Resident 1235 W Town And Country Rd Apt 2331 Orange CA 92868-4636 Resident 1235 W Town And Country Rd Apt 2332 Orange CA 92868-4636 Resident 1235 W Town And Country Rd Apt 2333 Orange CA 92868-4636 Resident 1235 W Town And Country Rd Apt 2334 Orange CA 92868-4636 Resident 1235 W Town And Country Rd Apt 2335 Orange CA 92868-4636 Resident 1235 W Town And Country Rd Apt 2401 Orange CA 92868-4637 Resident 1235 W Town And Country Rd Apt 2402 Orange CA 92868-4637 Resident 1235 W Town And Country Rd Apt 2403 Orange CA 92868-4637 Resident 1235 W Town And Country Rd Apt 2404 Orange CA 92868-4637 Resident 1235 W Town And Country Rd Apt 2405 Orange CA 92868-4640 Resident 1235 W Town And Country Rd Apt 2406 Orange CA 92868-4640 Resident 1235 W Town And Country Rd Apt 2407 Orange CA 92868-4640 Resident 1235 W Town And Country Rd Apt 2408 Orange CA 92868-4640 Resident 1235 W Town And Country Rd Apt 2409 Orange CA 92868-4640 Resident 1235 W Town And Country Rd Apt 2410 Orange CA 92868-4640 Resident 1235 W Town And Country Rd Apt 2411 Orange CA 92868-4640 Resident 1235 W Town And Country Rd Apt 2412 Orange CA 92868-4640 Resident 1235 W Town And Country Rd Apt 2413 Orange CA 92868-4640 Resident 1235 W Town And Country Rd Apt 2414 Orange CA 92868-4640 Resident 1235 W Town And Country Rd Apt 2415 Orange CA 92868-4640 Resident 1235 W Town And Country Rd Apt 2416 Orange CA 92868-4640 Resident 1235 W Town And Country Rd Apt 2417 Orange CA 92868-4640 Resident 1235 W Town And Country Rd Apt 2418 Orange CA 92868-4640 Resident 1235 W Town And Country Rd Apt 2419 Orange CA 92868-4640 Resident 1235 W Town And Country Rd Apt 2420 Orange CA 92868-4640 Resident 1235 W Town And Country Rd Apt 2421 Orange CA 92868-4640 Resident 1235 W Town And Country Rd Apt 2422 Orange CA 92868-4640 Resident 1235 W Town And Country Rd Apt 2423 Orange CA 92868-4640 Resident 1235 W Town And Country Rd Apt 2424 Orange CA 92868-4640 Resident 1235 W Town And Country Rd Apt 2425 Orange CA 92868-4641 Resident 1235 W Town And Country Rd Apt 2426 Orange CA 92868-4641 Resident 1235 W Town And Country Rd Apt 2427 Orange CA 92868-4641 Resident 1235 W Town And Country Rd Apt 2428 Orange CA 92868-4641 Resident 1235 W Town And Country Rd Apt 2429 Orange CA 92868-4641 Resident 1235 W Town And Country Rd Apt 2430 Orange CA 92868-4641 Resident 1235 W Town And Country Rd Apt 2431 Orange CA 92868-4641 Resident 1235 W Town And Country Rd Apt 2432 Orange CA 92868-4642 Resident 1235 W Town And Country Rd Apt 2433 Orange CA 92868-4642 Resident 1235 W Town And Country Rd Apt 2434 Orange CA 92868-4642 Resident 1235 W Town And Country Rd Apt 2435 Orange CA 92868-4642 Resident 1235 W Town And Country Rd Apt 3101 Orange CA 92868-4659 Resident 1235 W Town And Country Rd Apt 3102 Orange CA 92868-4659 Resident 1235 W Town And Country Rd Apt 3103 Orange CA 92868-4659 Resident 1235 W Town And Country Rd Apt 3104 Orange CA 92868-4659 Resident 1235 W Town And Country Rd Apt 3105 Orange CA 92868-4659 Resident 1235 W Town And Country Rd Apt 3114 Orange CA 92868-4659 Resident 1235 W Town And Country Rd Apt 3115 Orange CA 92868-4659 Resident 1235 W Town And Country Rd Apt 3116 Orange CA 92868-4659 Resident 1235 W Town And Country Rd Apt 3117 Orange CA 92868-4659 Resident 1235 W Town And Country Rd Apt 3118 Orange CA 92868-4659 Resident 1235 W Town And Country Rd Apt 3119 Orange CA 92868-4659 Resident 1235 W Town And Country Rd Apt 3120 Orange CA 92868-4659 Resident 1235 W Town And Country Rd Apt 3121 Orange CA 92868-4659 Resident 1235 W Town And Country Rd Apt 3122 Orange CA 92868-4659 Resident 1235 W Town And Country Rd Apt 3123 Orange CA 92868-4659 Resident 1235 W Town And Country Rd Apt 3124 Orange CA 92868-4659 Resident 1235 W Town And Country Rd Apt 3125 Orange CA 92868-4663 Resident 1235 W Town And Country Rd Apt 3127 Orange CA 92868-4663 Resident 1235 W Town And Country Rd Apt 3128 Orange CA 92868-4663 Resident 1235 W Town And Country Rd Apt 3129 Orange CA 92868-4663 Resident 1235 W Town And Country Rd Apt 3130 Orange CA 92868-4663 Resident 1235 W Town And Country Rd Apt 3131 Orange CA 92868-4663 Resident 1235 W Town And Country Rd Apt 3132 Orange CA 92868-4663 Resident 1235 W Town And Country Rd Apt 3201 Orange CA 92868-4669 Resident 1235 W Town And Country Rd Apt 3202 Orange CA 92868-4669 Resident 1235 W Town And Country Rd Apt 3203 Orange CA 92868-4669 Resident 1235 W Town And Country Rd Apt 3204 Orange CA 92868-4669 Resident 1235 W Town And Country Rd Apt 3205 Orange CA 92868-4669 Resident 1235 W Town And Country Rd Apt 3206 Orange CA 92868-4669 Resident 1235 W Town And Country Rd Apt 3207 Orange CA 92868-4669 Resident 1235 W Town And Country Rd Apt 3211 Orange CA 92868-4669 Resident 1235 W Town And Country Rd Apt 3214 Orange CA 92868-4669 Resident 1235 W Town And Country Rd Apt 3215 Orange CA 92868-4669 Resident 1235 W Town And Country Rd Apt 3216 Orange CA 92868-4669 Resident 1235 W Town And Country Rd Apt 3217 Orange CA 92868-4669 Resident 1235 W Town And Country Rd Apt 3218 Orange CA 92868-4669 Resident 1235 W Town And Country Rd Apt 3219 Orange CA 92868-4669 Resident 1235 W Town And Country Rd Apt 3220 Orange CA 92868-4669 Resident 1235 W Town And Country Rd Apt 3221 Orange CA 92868-4669 Resident 1235 W Town And Country Rd Apt 3222 Orange CA 92868-4669 Resident 1235 W Town And Country Rd Apt 3223 Orange CA 92868-4669 Resident 1235 W Town And Country Rd Apt 3224 Orange CA 92868-4669 Resident 1235 W Town And Country Rd Apt 3225 Orange CA 92868-4670 Resident 1235 W Town And Country Rd Apt 3226 Orange CA 92868-4670 Resident 1235 W Town And Country Rd Apt 3227 Orange CA 92868-4670 Resident 1235 W Town And Country Rd Apt 3228 Orange CA 92868-4670 Resident 1235 W Town And Country Rd Apt 3229 Orange CA 92868-4670 Resident 1235 W Town And Country Rd Apt 3230 Orange CA 92868-4671 Resident 1235 W Town And Country Rd Apt 3231 Orange CA 92868-4671 Resident 1235 W Town And Country Rd Apt 3232 Orange CA 92868-4671 Resident 1235 W Town And Country Rd Apt 3301 Orange CA 92868-4672 Resident 1235 W Town And Country Rd Apt 3302 Orange CA 92868-4672 Resident 1235 W Town And Country Rd Apt 3303 Orange CA 92868-4672 Resident 1235 W Town And Country Rd Apt 3304 Orange CA 92868-4672 Resident 1235 W Town And Country Rd Apt 3305 Orange CA 92868-4672 Resident 1235 W Town And Country Rd Apt 3306 Orange CA 92868-4672 Resident 1235 W Town And Country Rd Apt 3307 Orange CA 92868-4672 Resident 1235 W Town And Country Rd Apt 3308 Orange CA 92868-4672 Resident 1235 W Town And Country Rd Apt 3309 Orange CA 92868-4672 Resident 1235 W Town And Country Rd Apt 3310 Orange CA 92868-4672 Resident 1235 W Town And Country Rd Apt 3311 Orange CA 92868-4672 Resident 1235 W Town And Country Rd Apt 3312 Orange CA 92868-4672 Resident 1235 W Town And Country Rd Apt 3314 Orange CA 92868-4672 Resident 1235 W Town And Country Rd Apt 3315 Orange CA 92868-4672 Resident 1235 W Town And Country Rd Apt 3316 Orange CA 92868-4672 Resident 1235 W Town And Country Rd Apt 3317 Orange CA 92868-4672 Resident 1235 W Town And Country Rd Apt 3318 Orange CA 92868-4672 Resident 1235 W Town And Country Rd Apt 3319 Orange CA 92868-4672 Resident 1235 W Town And Country Rd Apt 3320 Orange CA 92868-4672 Resident 1235 W Town And Country Rd Apt 3321 Orange CA 92868-4672 Resident 1235 W Town And Country Rd Apt 3322 Orange CA 92868-4672 Resident 1235 W Town And Country Rd Apt 3323 Orange CA 92868-4673 Resident 1235 W Town And Country Rd Apt 3324 Orange CA 92868-4673 Resident 1235 W Town And Country Rd Apt 3325 Orange CA 92868-4674 Resident 1235 W Town And Country Rd Apt 3326 Orange CA 92868-4674 Resident 1235 W Town And Country Rd Apt 3327 Orange CA 92868-4674 Resident 1235 W Town And Country Rd Apt 3328 Orange CA 92868-4674 Resident 1235 W Town And Country Rd Apt 3329 Orange CA 92868-4674 Resident 1235 W Town And Country Rd Apt 3330 Orange CA 92868-4674 Resident 1235 W Town And Country Rd Apt 3331 Orange CA 92868-4674 Resident 1235 W Town And Country Rd Apt 3332 Orange CA 92868-4674 Resident 1235 W Town And Country Rd Apt 3401 Orange CA 92868-4675 Resident 1235 W Town And Country Rd Apt 3402 Orange CA 92868-4675 Resident 1235 W Town And Country Rd Apt 3403 Orange CA 92868-4675 Resident 1235 W Town And Country Rd Apt 3404 Orange CA 92868-4675 Resident 1235 W Town And Country Rd Apt 3405 Orange CA 92868-4675 Resident 1235 W Town And Country Rd Apt 3406 Orange CA 92868-4675 Resident 1235 W Town And Country Rd Apt 3407 Orange CA 92868-4675 Resident 1235 W Town And Country Rd Apt 3408 Orange CA 92868-4675 Resident 1235 W Town And Country Rd Apt 3409 Orange CA 92868-4675 Resident 1235 W Town And Country Rd Apt 3410 Orange CA 92868-4675 Resident 1235 W Town And Country Rd Apt 3411 Orange CA 92868-4675 Resident 1235 W Town And Country Rd Apt 3412 Orange CA 92868-4675 Resident 1235 W Town And Country Rd Apt 3414 Orange CA 92868-4675 Resident 1235 W Town And Country Rd Apt 3415 Orange CA 92868-4675 Resident 1235 W Town And Country Rd Apt 3416 Orange CA 92868-4677 Resident 1235 W Town And Country Rd Apt 3417 Orange CA 92868-4677 Resident 1235 W Town And Country Rd Apt 3418 Orange CA 92868-4677 Resident 1235 W Town And Country Rd Apt 3419 Orange CA 92868-4677 Resident 1235 W Town And Country Rd Apt 3420 Orange CA 92868-4677 Resident 1235 W Town And Country Rd Apt 3421 Orange CA 92868-4677 Resident 1235 W Town And Country Rd Apt 3422 Orange CA 92868-4677 Resident 1235 W Town And Country Rd Apt 3423 Orange CA 92868-4677 Resident 1235 W Town And Country Rd Apt 3424 Orange CA 92868-4677 Resident 1235 W Town And Country Rd Apt 3425 Orange CA 92868-4678 Resident 1235 W Town And Country Rd Apt 3426 Orange CA 92868-4678 Resident 1235 W Town And Country Rd Apt 3427 Orange CA 92868-4678 Resident 1235 W Town And Country Rd Apt 3428 Orange CA 92868-4678 Resident 1235 W Town And Country Rd Apt 3429 Orange CA 92868-4678 Resident 1235 W Town And Country Rd Apt 3430 Orange CA 92868-4678 Resident 1235 W Town And Country Rd Apt 3431 Orange CA 92868-4678 Resident 1235 W Town And Country Rd Apt 3432 Orange CA 92868-4678 Occupant 1235 W Town And Country Rd Ste 3106 Orange CA 92868-4659 Occupant 1235 W Town And Country Rd Ofc Orange CA 92868-4612 Occupant 1235 W Town And Country Rd Ste 1 Orange CA 92868-4625 Occupant 655 S Main St Ste 250 Orange CA 92868-5621 Occupant 655 S Main St Ste 240 Orange CA 92868-4688 Occupant 655 S Main St Ste 230 Orange CA 92868-4623 Occupant 655 S Main St Ste 210 Orange CA 92868-4621 Occupant 655 S Main St Ste 205 Orange CA 92868-4688 Occupant 655 S Main St Ste 200 Orange CA 92868-4688 Occupant 691 S Main St Ste 100 Orange CA 92868-4686 Occupant 691 S Main St Ste 90 Orange CA 92868-4686 Occupant 691 S Main St Ste 80 Orange CA 92868-5619 Occupant 691 S Main St Ste 130 Orange CA 92868-4686 Occupant 691 S Main St Ste 140 Orange CA 92868-5625 Occupant 691 S Main St Ste 150 Orange CA 92868-5620 Occupant 745 S Main St Ste 200A Orange CA 92868-5614 Occupant 745 S Main St Ste 100 Orange CA 92868-5614 Occupant 745 S Main St Ste 120 Orange CA 92868-5615 Occupant 745 S Main St Ste 130 Orange CA 92868-5616 Occupant 745 S Main St Ste 150 Orange CA 92868-5617 Occupant 745 S Main St Ste 170 Orange CA 92868-5618 Occupant 763 S Main St Ste 100 Orange CA 92868-4610 Occupant 763 S Main St Ste 125 Orange CA 92868-5609 Occupant 763 S Main St Ste 150 Orange CA 92868-5627 Occupant 763 S Main St Ste 175 Orange CA 92868-5611 Occupant 763 S Main St Ste 200B Orange CA 92868-5612 Occupant 763 S Main St Ste 188 Orange CA 92868-4610 Occupant 763 S Main St Ste 190 Orange CA 92868-4610 Occupant 791 S Main St Orange CA 92868-4606 Resident 524 S Devon Rd Orange CA 92868-4520 Resident 534 S Devon Rd Orange CA 92868-4520 Resident 544 S Devon Rd Orange CA 92868-4520 Resident 554 S Devon Rd Orange CA 92868-4520 Resident 553 S Devon Rd Orange CA 92868-4519 Resident 543 S Devon Rd Orange CA 92868-4519 Resident 533 S Devon Rd Orange CA 92868-4519 Resident 523 S Devon Rd Orange CA 92868-4519 Resident 513 S Devon Rd Orange CA 92868-4519 Resident 506 S Crest Rd Orange CA 92868-4504 Resident 514 S Crest Rd Orange CA 92868-4504 Resident 524 S Crest Rd Orange CA 92868-4504 Resident 534 S Crest Rd Orange CA 92868-4504 Resident 544 S Crest Rd Orange CA 92868-4504 Resident 554 S Crest Rd Orange CA 92868-4504 Resident 543 S Crest Rd Orange CA 92868-4503 Resident 533 S Crest Rd Orange CA 92868-4503 Resident 523 S Crest Rd Orange CA 92868-4503 Resident 524 S Bedford Rd Orange CA 92868-4502 Resident 534 S Bedford Rd Orange CA 92868-4502 Resident 544 S Bedford Rd Orange CA 92868-4502 Davy C & Jong H Park 133 Bridle Path Irvine CA 92602-1806 Maintenance Retreat 16845 Von Karman Ave Ste 200 Irvine CA 92606-4960 Kenneth M B Guerrero 160 Santa Louisa Irvine CA 92606-8855 Meridian Orange Center PO Box 1299 Lake Forest CA 92609-1299 Mainplace Shoppingtown LLC 18818 Teller Ave Ste 277 Irvine CA 92612-1612 State Of California 3337 Michelson Dr # 380 Irvine CA 92612-1699 2700 N Main 19782 Macarthur Blvd Ste 100 Irvine CA 92612-2414 Mullrock Lincoln Town Center Fee 18881 Von Karman Ave Ste 400 Irvine CA 92612-6525 Martin Ubaldo Sapetto 18662 Macarthur Blvd Ste 200 Irvine CA 92612-1285 Scott A & Lisa Michaelis 52 Oxford Irvine CA 92612-6602 Vip Tracking 204 Technology Dr Ste B Irvine CA 92618-2406 Kory James Kramer 2582 Bungalow Pl Corona Del Mar CA 92625-1526 Stephan D Crane 1997 Church St # B Costa Mesa CA 92627-2255 Global Mbl 14 Monarch Bay Plz # 183 Dana Point CA 92629-3467 Global Mbl 20 Via Sienna Dana Point CA 92629-3358 Vip Tracking 27171 Coachman Way Lake Forest CA 92630-5822 Paul McKinney 25 Rancho Cir Lake Forest CA 92630-8324 Trojan Capital Investments LLC 2618 San Miguel Dr # 316 Newport Beach CA 92660-5437 Town & Country Spe 1100 Newport Center Dr Ste 200 Newport Beach CA 92660-6254 Michele B Domico 60 Victoria Newport Beach CA 92660-9009 Lily Xiao-Li Hou 216 Via Lorca Newport Beach CA 92663-4915 Orange Town & Country #3 629 Camino De Los Mares Ste 201 San Clemente CA 92673-2831 Eric Haenchen 2 Zocala San Clemente CA 92673-2746 Jenny Huynh 9200 Bolsa Ave Ste 225 Westminster CA 92683-5582 Thanh Tran Tran/Phuong Thi Khong 7 Capricorn Dr Ladera Ranch CA 92694-0717 City Of Santa Ana 20 Civic Center Plz Santa Ana CA 92701-4058 Occupant 301 N Main St Santa Ana CA 92701-4852 Courbet LLC 205 N Sycamore St Santa Ana CA 92701-4805 Guadalupe Ortiz PO Box 3642 Santa Ana CA 92703-0642 Monte P & Guadalupe Dreyer 508 W Memory Ln Santa Ana CA 92706-1125 Margarita Pena 502 W Memory Ln Santa Ana CA 92706-1125 Javier & Maria B De Leon 515 W Memory Ln Santa Ana CA 92706-1125 Ryan Murphy 507 W Memory Ln Santa Ana CA 92706-1125 Resident 505 W Jonquil Rd Santa Ana CA 92706-1624 Leona Abels 501 W Jonquil Rd Santa Ana CA 92706-1624 Miguel Zapien 427 W Jonquil Rd Santa Ana CA 92706-1622 Vera Mae Patenaude 423 W Jonquil Rd Santa Ana CA 92706-1622 Robert Baden Whitehouse 419 W Jonquil Rd Santa Ana CA 92706-1622 Resident 415 W Jonquil Rd Santa Ana CA 92706-1622 William Joseph & Carol A Breski 409 W Jonquil Rd Santa Ana CA 92706-1622 Resident 405 W Jonquil Rd Santa Ana CA 92706-1622 Resident 401 W Jonquil Rd Santa Ana CA 92706-1622 Asiana Le 402 W Park Ln Santa Ana CA 92706-1631 Charles Hoang Thuy Nguyen 700 W Pepper Tree Ln Santa Ana CA 92706-1172 John Dritsopoulos 715 W Aster Pl Santa Ana CA 92706-1167 Rebecca S Gallegos 700 W Aster Pl Santa Ana CA 92706-1166 Resident 710 W Aster Pl Santa Ana CA 92706-1166 Frank P Barbaro 2419 Bonnie Brae Santa Ana CA 92706-1604 Resident 616 W Memory Ln Santa Ana CA 92706-1127 Resident 608 W Memory Ln Santa Ana CA 92706-1127 Resident 602 W Memory Ln Santa Ana CA 92706-1127 Resident 520 W Memory Ln Santa Ana CA 92706-1125 Resident 514 W Memory Ln Santa Ana CA 92706-1125 Resident 521 W Memory Ln Santa Ana CA 92706-1125 Resident 603 W Memory Ln Santa Ana CA 92706-1126 Resident 609 W Memory Ln Santa Ana CA 92706-1126 Resident 617 W Memory Ln Santa Ana CA 92706-1126 Resident 735 W Aster Pl Santa Ana CA 92706-1167 Resident 745 W Aster Pl Santa Ana CA 92706-1167 Resident 755 W Aster Pl Santa Ana CA 92706-1167 Resident 765 W Aster Pl Santa Ana CA 92706-1167 Resident 715 W Pepper Tree Ln Santa Ana CA 92706-1173 Resident 518 W Park Ln Santa Ana CA 92706-1633 Resident 514 W Park Ln Santa Ana CA 92706-1633 Resident 510 W Park Ln Santa Ana CA 92706-1633 Resident 506 W Park Ln Santa Ana CA 92706-1633 Resident 502 W Park Ln Santa Ana CA 92706-1633 Resident 414 W Park Ln Santa Ana CA 92706-1631 Resident 410 W Park Ln Santa Ana CA 92706-1631 Resident 406 W Park Ln Santa Ana CA 92706-1631 Resident 404 W Jonquil Rd Santa Ana CA 92706-1623 Resident 518 W Jonquil Rd Santa Ana CA 92706-1625 Resident 514 W Jonquil Rd Santa Ana CA 92706-1625 Resident 510 W Jonquil Rd Santa Ana CA 92706-1625 Resident 506 W Jonquil Rd Santa Ana CA 92706-1625 Resident 418 W Jonquil Rd Santa Ana CA 92706-1623 Resident 414 W Jonquil Rd Santa Ana CA 92706-1623 Resident 509 W Jonquil Rd Santa Ana CA 92706-1624 Resident 515 W Jonquil Rd Santa Ana CA 92706-1624 Resident 519 W Jonquil Rd Santa Ana CA 92706-1624 Kelly F Sherbanee 2879 Player Ln Tustin CA 92782-1534 Khanh Huynh/Gai T Dang 6633 Upton Ln Nashville TN 37209-4316 West Stores Macys 7 W 7th St Cincinnati OH 45202-2424 Hoan H Ma 203 Amherst Dr Bartlett IL 60103-1685 Mainplace Nb LLC 8750 N Central Expy Ste 1740 Dallas TX 75231-6413 Jose M Espinosa PO Box 343 Deming NM 88031-0343 Caco LLC 507 Magnolia St Denver CO 80220-6013 Ejy LLC 30 N Gould St # 5407 Sheridan WY 82801-6362 At Main Place I Windsor PO Box 4900 Scottsdale AZ 85261-4900 Kinlen B Gee 4570 N Quartz Hill Pl Tucson AZ 85750-9787 Street Concourse Main PO Box 7019 Incline Village NV 89450-7019 Hitomi Kitagawa/Shinichiro Watanabe 629 Traction Ave Apt 406 Los Angeles CA 90013-1693 Nationwide Theatres West Flagler 120 N Robertson Blvd Fl 3 Los Angeles CA 90048-3115 Carol L Perkin 2260 E Maple Ave El Segundo CA 90245-6507 Charles S C Wang 20 Horseshoe Ln Rolling Hills Estates CA 90274-4823 George Lin 1331 Oak View Ave San Marino CA 91108-1114 Terry L Butts 13943 Ramona Dr Whittier CA 90605-1427 Kim Allen Bushong 7532 Barbi Ln La Palma CA 90623-1412 Terry T Carter 7332 Douglas Cir La Palma CA 90623-1319 Chung-Hsiang Michael Chou 640 N Montebello Blvd Montebello CA 90640-3538 Henry Tse 508 Deepmead Ave La Puente CA 91744-5910 Ravin M Rupani 1363 Custoza Ave Rowland Heights CA 91748-2211 Orange County Realty Investors PO Box 1368 Carlsbad CA 92018-1368 E D D Investment 173 E Freedom Ave Anaheim CA 92801-1006 Kim U Yong 7770 E Bridgewood Dr Anaheim CA 92808-1403 Sung J Kim/Younghee Park 8821 E Crestview Ln Anaheim CA 92808-1664 Ze Yi Liu 2793 E Pacific Ct Brea CA 92821-9117 Doan K Thai/Esther W Han 421 Maravilla Ln Brea CA 92823-6390 Alastair Baird 3106 Terraza Pl Fullerton CA 92835-1526 Realty Inge 12461 Harbor Blvd Garden Grove CA 92840-3811 Thanh T & Kelly Nguyen 10886 Lotus Dr Garden Grove CA 92843-4951 Jane N Lum 6191 Cerulean Ave Garden Grove CA 92845-2709 Justin Glover 701 E Chapman Ave Orange CA 92866-1620 Daniel Dazun & Kathy Sun Su 305 S Notre Dame St Orange CA 92869-4377 Steven Arthur Lopushinsky 7642 E Cedar Creek Way Orange CA 92869-4595 Joseph John Klein 1558 Hastings Way Placentia CA 92870-7470 Sharon L Rotondo 925 Nicholas Pl Corona CA 92882-7986 Vnl Enterprises 2975 Mangular Ave Corona CA 92882-5792 Santiago David Rodriguez 936 Silvercreek Rd Corona CA 92882-6144 Vivian H Lin-Ra/Philip Ra 100 Claremont Ave Orinda CA 94563-2142 City Place Maintenance 555 12th St Ste 215 Oakland CA 94607-3690 Himy Family Limited 4045 Horton St Emeryville CA 94608-3509 Darryl & Linda Kan PO Box 240762 Honolulu HI 96824-0762 Dean A Smith 40281 SE Meadow Song Rd Sandy OR 97055-7591 Tyrone Rodriguez 2200 NW 22nd Ave Camas WA 98607-7402 State Of California PO Box 2304 Term Annex Los Angeles CA 90053 Occupant 525 S Main St Orange CA 92868 Resident 592 S Devon Rd Orange CA 92868 EXHIBIT B Report on Sunshine Ordinance Meeting MAINPLACE TRANSFORMATION PROJECT MAINPLACE TRANSFORMATION PROJECT PLEASE JOIN US TO DISCUSS THESE EXCITING CHANGES AT A COMMUNITY INFORMATION MEETING FOR THE: WHY YOU SHOULD ATTEND ●Learn about the proposed vision and project ●Share comments and ask questions ●Meet the project team ABOUT THE PROJECT Justin Glover, Community Outreach justin@communicationslab.com or 949-215-5539 Diego Teran, Community Outreach diego@communicationslab.com or 949-215-5539 (Llame para recibir información en español) in-language support available The proposed MainPlace Mall Transformation Project seeks to preserve the mall as an iconic local shopping destination while evolving the center to meet the needs of today’s consumer. In addition to maintaining and improving more than one million square feet of retail space, the master plan integrates mixed-use to create a dynamic community destination in Orange County with a modernized MainPlace Mall at its core. This holistic approach to update the site plan with residential development will be ideal for live-work spaces, serving nearby workers in retail, hospital and government. This project proactively addresses the issues facing retail properties across the nation, creating a thriving MainPlace for generations to come. WHERE:FORMER NORDSTROM DEPARTMENT STORE, 2ND FLOOR2800 N MAIN ST, SANTA ANA, CAWHEN:THURSDAY, MAY 31, 20185:30 - 7:30 p.m. More information at: www.TransformMainPlace.com If you have any questions regarding this event or you require language interpretation services in languages other than English, please contact: MAINPLACE TRANSFORMATION PROJECT PLEASE JOIN US TO DISCUSS THESE EXCITING CHANGES AT A COMMUNITY INFORMATION MEETING FOR THE: WHY YOU SHOULD ATTEND ●Learn about the proposed vision and project ●Share comments and ask questions ●Meet the project team ABOUT THE PROJECT Justin Glover, Community Outreach justin@communicationslab.com or 949-215-5539 Diego Teran, Community Outreach diego@communicationslab.com or 949-215-5539 (Llame para recibir información en español) in-language support available The proposed MainPlace Mall Transformation Project seeks to preserve the mall as an iconic local shopping destination while evolving the center to meet the needs of today’s consumer. In addition to maintaining and improving more than one million square feet of retail space, the master plan integrates mixed-use to create a dynamic community destination in Orange County with a modernized MainPlace Mall at its core. This holistic approach to update the site plan with residential development will be ideal for live-work spaces, serving nearby workers in retail, hospital and government. This project proactively addresses the issues facing retail properties across the nation, creating a thriving MainPlace for generations to come. WHERE:FORMER NORDSTROM DEPARTMENT STORE, 2ND FLOOR2800 N MAIN ST, SANTA ANA, CAWHEN:THURSDAY, MAY 31, 20185:30 - 7:30 p.m. More information at: www.TransformMainPlace.com If you have any questions regarding this event or you require language interpretation services in languages other than English, please contact: Notification Area Project Area Justin Glover, Community Outreach justin@communicationslab.com or 949-215-5539 Diego Teran, Community Outreach diego@communicationslab.com or 949-215-5539 (Llame para recibir información en español) in-language support available Más información en: www.TransformMainPlace.com Si tiene alguna pregunta sobre este evento o si necesita servicios de intérprete en otros idiomas distintos del inglés, favor contactar a: ÚNASE A NOSOTROS PARA HABLAR DE ESTOS EMOCIONANTES CAMBIOS EN UNA REUNIÓN COMUNITARIA INFORMATIVA PARA EL: PROYECTO DE TRANSFORMACIÓN DEL MAINPLACE IMPORTANCIA DE SU ASISTENCIA ACERCA DEL PROYECTO DÓNDE:ANTIGUA TIENDA NORDSTROM, 2º PISO2800 N MAIN ST, SANTA ANA, CACUÁNDO:JUEVES, 31 DE MAYO, 20185:30 - 7:30 p.m. El proyecto propuesto de Transformación del MainPlace Mall busca preservar al centro comercial como un icónico destino local de compras y a la vez busca la evolución del centro para cumplir con las necesidades del consumidor actual. Además de mantener y mejorar más de 1 millón de pies cuadrados de espacio comercial, el plan maestro integra uso mixto para crear un dinámico destino comunitario en el Condado de Orange con un modernizado MainPlace Mall en el centro. Este enfoque holístico para actualizar el plan del sitio con urbanización residencial será ideal para viviendas-talleres, que sirvan a empleados locales en ventas al por menor, hospitales y gobierno. Este proyecto aborda preventivamente asuntos que las propiedades de ventas al por menor enfrentan en toda la nación, creando un vibrante MainPlace para las futuras generaciones. ●Conozca la visión y proyecto propuestos ●Comparta sus comentarios y haga preguntas ●Conozca al equipo del proyecto Justin Glover, Community Outreach justin@communicationslab.com or 949-215-5539 Diego Teran, Community Outreach diego@communicationslab.com or 949-215-5539 (Llame para recibir información en español) in-language support availableMás información en: www.TransformMainPlace.com Si tiene alguna pregunta sobre este evento o si necesita servicios de intérprete en otros idiomas distintos del inglés, favor contactar a: ÚNASE A NOSOTROS PARA HABLAR DE ESTOS EMOCIONANTES CAMBIOS EN UNA REUNIÓN COMUNITARIA INFORMATIVA PARA EL: PROYECTO DE TRANSFORMACIÓN DEL MAINPLACE IMPORTANCIA DE SU ASISTENCIA ACERCA DEL PROYECTO DÓNDE:ANTIGUA TIENDA NORDSTROM, 2º PISO2800 N MAIN ST, SANTA ANA, CACUÁNDO:JUEVES, 31 DE MAYO, 20185:30 - 7:30 p.m. El proyecto propuesto de Transformación del MainPlace Mall busca preservar al centro comercial como un icónico destino local de compras y a la vez busca la evolución del centro para cumplir con las necesidades del consumidor actual. Además de mantener y mejorar más de 1 millón de pies cuadrados de espacio comercial, el plan maestro integra uso mixto para crear un dinámico destino comunitario en el Condado de Orange con un modernizado MainPlace Mall en el centro. Este enfoque holístico para actualizar el plan del sitio con urbanización residencial será ideal para viviendas-talleres, que sirvan a empleados locales en ventas al por menor, hospitales y gobierno. Este proyecto aborda preventivamente asuntos que las propiedades de ventas al por menor enfrentan en toda la nación, creando un vibrante MainPlace para las futuras generaciones. ●Conozca la visión y proyecto propuestos ●Comparta sus comentarios y haga preguntas ●Conozca al equipo del proyecto Zona de notificación Zona del proyecto EXHIBIT C Report on Sunshine Ordinance Meeting MAINPLACE TRANSFORMATION PROJECT place for longtime customer Pedone. “I’ll have 4 00 square feet and my own climate-con- trolled room,” says Pedone of her new spot called Cio- colatto Lab, which will be equipped with new quartz countertops. It ’s b een a challenge m ak- ing a delicate product in a space t hat literally heats up as m ore chefs arrive during the day and begin their ow n cook ing projects. “I can only work until 9 or 10 a.m.,” says Pedone, who has been starting her day at 3 or 4 a .m. to get the job done. “I could never go in the afternoons. It just gets too hot, and I can’t temper chocolate.” She also h ad t o go o n hia- tus each y ear from m id-July to mid-September because of the weather. Beginning in June, her new space w ill allow her to remain open year-round and e xpand her activities such as pop-up shops each month, weekly chocolate workshops and new releases of It alian-in- spired products. When the lab launches, she will b e open b y appoint- ment and on pop-up shop days. She’s grateful t hat the timing has worked out just right for her to grow along with The Hood. “This has been just such a blessing to me,” she said. “It’s a valued relationship, both ways.” In other chocolate news ChocXO, an award-w in- ning chocolatier that in 2014 had opened a factor y in I rvine offering t ours, and at one time operated cafés in Costa Mesa and Lake Forest, has decided to close shop h ere and move b ack to Canada. The Ir vine location, at 9461 Irvine Center Drive, closed Saturday. Some in- ventory will be available after Ju ne 1 at Sugar Rush Sweet Shoppe in the Los Olivos Marketplace in Ir- vine. ChocXO is ow ned by Richard Foley of Dana Point and Tony Canino of Ir vine, who will both con- tinue to live part-time in Orange County. The reason for the closure is that they have outgrow n the Irvine facility a nd n eed t o consol- idate at their pr ivate label factor y, Chewters Choco- lates in Delta, Br itish Co- lumbia. “We love the Or- ange Count y market. The problem is that it has got- ten so busy up there it re- quires both of us as ow n- ers to be there,” Canino said. “We’re simply mov- ing. The brand is not go- ing anywhere. The brand is growing, we’re building momentum and we have a loyal following in O.C.” ChocXO chocolates will still be sold online at ChocXO.com, through several local distributors and at Bristol Farms, Gel- son’s Markets, Marshalls, HomeGoods, T.J. Ma xx, Costco and other retailers in t he U.S. and Canada. “We just launched almond but- ter cups at Costco in Can- ada, a nd i t’s such a h it ,” s aid Canino, adding that they hope to bring them to U.S. Costco locations soon. Chocolate FROM PAGE 3 2012, Cecil took a job as an ROTC instructor at a high school in Lancaster. Look- ing to move his wife and four c hildren to a m ore met- ropolitan area, Cecil landed his Pacific a High p ost a f ew years later. Pacifica’s program has been dogged by proba- tion on and off for three decades, occasionally dip- ping below the minimum enrollment stipulations. The Nav y requires at least 100 ROTC members or, in the case o f smaller schools, 10 percent of the student body. “It’s hard to maintain those nu mbers,” Cecil said. In 201 5-16, enrollment was at a borderline 103. The next year, with a deficit of younger students coming up, the count fell to 96. But thanks t o the recruit- ment e fforts by ROTC mem- bers a t local middle s chools — and to word of mouth on campus — t he number now stands a t 14 0. Next year, Ce- cil expects about 160. “Yeah, I h ear my k ids like me — probably because I’m immature,” Cecil modestly allowed. “I have ‘Stars Wa rs’ figurines o n my d esk and do things l ike give s tudent s ex- tra credit for dressing u p for Halloween.” However, Jo anna Hwang, 18, who will attend Clare- mont McKenna College on an ROTC scholarship, of- fered another reason: “Lt. Cecil is not just a teacher — he’s a mentor.” The program, she said, helped her overcome shy- ness — especially when she had to bark orders while marching. “I was such an introvert, but now I can yell at any- one,” Hwang said with a laugh. Brow n-bound Bui said she joined ROTC as a freshman because doing so allowed her to transfer from her home school. She planned to stay with the program the mandator y two years and move on. “I d efinitely did not want to join, but my parents in- sisted I go to Pacifica,” Bui said. “I imagined running through mud and people screaming in my face, but it ’s n ot quite that dramatic.” During her sophomore year, when Cecil took over, Bui said she discovered her love for ROTC. “He g ives u s structure and oppor tunities to lead,” she said. Bui, who also plays vol- leyball, noticed at RO TC competitions the camara- derie among the groups — not just Pacifica’s. “It’s not like in spor ts where you root only for your team,” she said. “Everyone is cheering you on. It ’s ver y uplifting.” Universities the other graduates will enter in- clude UC S an D iego, UC R iv- erside, San Francisco State and Cal State Fullerton. Elijah Hong, 18, is one of two senior cadets who will land at UC Irivne. His family had recently moved to Garden Grove from Riverside when he joined ROTC as a f reshman. “It gave me a place to be- long and a circle of friends,” Hong said. Most of the seniors hold no aspirations for military careers — and that’s just fine with Cecil. “There is a misconcep- tion t hat RO TC is a recruit- ment program,” he said. “That is not at all our pur- pose. “My goal is to teach stu- dents personal responsibil- ity, conflict resolution and how to speak up for them- selves.” RO TC FROM PAGE 3 TU Santa Ana, a coali- tion of community groups launched t heir e ffort A pr il 3 with t he fi ling o f a notice of intent to circulate peti- tions. The city reviewed the wording of the pro- posed i nitiative before giv- ing suppor ters the green light to launch a petition drive. “People are excited about rent control, and everybody we approached has been willing to sign,” said Isuri Ramos, a com- munity o rganizer w ith the Kennedy Commission, an affordable housing advo- cacy group. “It ’s a people- powered campaign. It ’s heavily volunteer.” Orange County apart- ment rents averaged $1,885 a month during the first three months of the year a nd i ncreased 2 5 percent over the past e ight years, according to com- mercial proper ty tracker Reis Inc. Rent s are rising even faster in Los Angeles County, home to rent con- trol campaigns in Long Beach, Glendale, Ingle- wood and Pasadena. The average winter-quarter rent there was $1,898 a month, up 36 percent in the past eight years. “With renters struggling with housing affordabil- it y and rising rents, Santa Ana residents are asking for tenant protections and rent relief,” said an email from the Kennedy Com- mission on T hursday. Rent c ontrol ballot cam- paigns also are underway in S acramento, S anta C ruz and in National City, near San Diego. Seven Nor th- er n Califor nia cities held rent control referendums in 2016 and 2017, with rent control passing in two: Mountain View and Richmond. Renters are in the majority in 12 of the 15 California cities where rent control battles have occurred. In a ddition, a c ampaign is under way to put an ini- tiative on the statewide ballot to repeal the Costa- Hawkins Act, which lim- its rent control to apart- ments, duplexes and tri- plexes built before 1995. Supporters have said they already have enough sig- natures to put the initia- tive on the November bal- lot. Landlord groups have been preparing to fight the statew ide initiative, a r- guing rent control harms more t enants t han it h elps because it results in fewer rentals and reduced main- tenance in rent-controlled buildings. Pe tition FROM PAGE 3 Saturday’s article about the Verne Hughes Memorial USTA National Men’s Hard Court Championships, a tennis tournament in Laguna Woods Village, ran with photos of last year’s event. This year’s tournament was held May 14 through Saturday. FOR THE RECORD PAUL BERSEBACH — STAFF PHOTOGPRAHER Lt. Chris Cecil walks among his cadets as they line up and prepare for a ceremony at Pacifica High School in Garden Grove on Tuesday. In just over a few years, Cecil managed to triple the number of students in the NJROTC program. Of the 18 graduating seniors, 14 are going to college and four are going into the military. THOMAS R. CORDOVA STAFF PHOTOGRAPHER Valenza Chocolatier has closed but will reopen in a permanent, 400-square- foot space at The Hood Kitchen on June 4. Seen here, mini Easter eggs. COURTESY OF VALENZA CHOCOLATIER stroom before the shooting began, and for eight hours the couple remained sepa- rated, not know ing if the other was alive. Now, Jimmy Lessard said, anything from a pass- ing helicopter t o ambulance sirens triggers his PTSD. His wife suffers panic at- tacks that can be set off by a suspicious-looking pass- erby or a gust of w ind. “PTSD, that’s something I really d idn’t think existed, to be honest with you, un- til I h ad i t,” Lessard told t he Register in Apr il. Lessard said he’s amazed by the number of people who’ve been touched by trauma. “I didn’t realize how many others at the Y have dealt with other traumatic events,” he said. “So many people came together be- cause they started opening up t o each o ther, and it ’s r e- ally helped us become like a family.” He said people process trauma differently, and the most impor tant thing trauma sufferers can do is have a strong suppor t sys- tem. “My wife has dealt with it differently, and at first I would get frustrated with that,” h e said. “But I l earned that’s n ot how it works. You have to find a system that works for you.” Wr iter Brooke Becher contributed to this story. YMCA FROM PAGE 3 PHOTO BY KYUSUNG GONG During Saturday’s Ride 4 Healing, a 300-mile stationary bike-riding event at Newport-Mesa Family YMCA in Costa Mesa, doves are released in remembrance of the people who died at the Route 91 Har vest Festival in Las Vegas. Reopening: June 4 Location: The Hood Kitchen, 350 Clinton St., Costa Mesa Online: valenzachocolatier. com CHOCXO Please join us to discuss these exciting changes at acommunity information meeting for the: MainPlace Tr ansformation Project WHEN: THURSDAY,MAY31, 2018 5:30 -7:30 p.m. WHERE: Former Nordstrom Department Store, 2nd Floor 2800 NMain St, Santa Ana, CA WHY YOU SHOULD AT TEND •Learnabout the proposed vision and project •Sharecomments and ask questions •Meet the project team ABOUT THE PROJECT The proposed MainPlace Mall Tr ansformation Project seeks to preserve the mall as an iconic local shopping destination while evolving the center to meet the needs of today’sconsumer. In addition to maintaining and improving morethan one million square feet of retail space, the master plan integrates mixed-use to create a dynamic community destination in Orange County with amodernized MainPlace Mall at its core. This holistic approach to update the site plan with residential development will be ideal for live-work spaces, serving nearby workers in retail, hospital and government. This project proactively addresses the issues facing retail properties across the nation, creating athriving MainPlace for generations to come. Moreinformation at: www.TransformMainPlace.com If you have any questions regarding this event or you requirelanguage interpretation services in languages other than English, please contact: Justin Glover,Community Outreach justin@communicationslab.com or 949-215-5539 Diego Te ran, Community Outreach diego@communicationslab.com or 949-215-5539 (Llame para recibir información en español) in-language support available MONDAY, MAY 21, 2018 THE ORANGE COUNTY REGISTER » OCREGISTER.COM | NEWS |9 A EXHIBIT D Report on Sunshine Ordinance Meeting MAINPLACE TRANSFORMATION PROJECT MainPlace Mall Transformation Project Public Meeting, May 31, 2018 Meeting Minutes A public meeting in an open house format on the MainPlace Mall Transformation Project was held on May 31, 2018 from 5:30 – 7:30 p.m. at 2800 N Main Street in the former Nordstrom department store on the second floor. Approximately 100 members of the public attended. Attendees were invited to sign in and provide a name, address and email address. They were also offered refreshment which included water and cookies. The meeting was organized into stations, each with information on the project (meeting guide with layout attached). Following a presentation at the first station by Centennial Real Estate CEO Steven Levin/question and answer session, members of the public were invited to circulate to each station and to provide comments. CEO Steven Levin’s presentation included the following: • Mr. Levin introduced himself and gave thank yous to members of the public attending. • Mr. Levin provided background on Centennial Real Estate. He stated the company owns and operates malls and is a long-term owner, along with the partner on this project: USAA. He stated the company’s focus is on creating destination projects and being involved in the company. He stated he views malls as the fabric of the community. • He stated the company believes in social responsibility and protecting the environment. • He stated Centennial purchased the mall from Westfield several years ago. He stated the company has spent two years planning for the transformation of MainPlace. He stated the company also acquired the development rights so the company could propose the project being discussed tonight. • Mr. Levin offered background on the project including the vision to create a place for the community of Santa Ana. He stated that when malls were built in the past, it served as the entertainment for the community, but the focus was only on retail. The plan for MainPlace is to create today’s version of a community destination with food, experiences, outdoor spaces, restaurants, movies, music venues, kids’ entertainment, and shopping. • He stated the company doesn’t compete with Amazon, which is where you go to buy a book or a hammer, but MainPlace is where you go as a destination, for the city of Santa Ana. •He stated that Centennial want to be long term owners who are willing to invest several hundred million dollars to make MainPlace Mall a destination for the residents of Santa Ana and the region. Mr. Levin took questions from members of the public, including: •What short and long-term steps can Centennial take to ensure the mall is successful in the future? •What other similar projects is Centennial working on? Responses included: •Centennial purchased the properties and development rights to ensure the vision for MainPlace Mall can be executed. Mr. Levin also discussed the changing nature of retail, as it relates to responses to online shopping. •A discussion of similar projects Centennial is working on, including two properties in Chicago. Mr. Levin stated that MainPlace is the biggest project and the pinnacle of projects they are working on. Public comments were taken in the form of written comments, video comments or recorded comments by a court reporter. Interpreters for both Spanish and Vietnamese were available at the sign-in table and at the public comments stations. MAINPLACE TRANSFORMATION PROJECT please feel free to start at any station information station overview open house map on opposite side Public Open House Thank You for Attending! We have several stations of information that we are excited to share with you tonight regarding the transformation plans for the MainPlace Mall site. As a true open house, there is no particular order in which you need to visit the information stations. If you see a line, feel free to visit another station and return when the line has shortened. Station 1: Sign In | Translators Station 2: Project Introduction | A Word from the CEO Station 3: MainPlace Re-Development Video Station 4: Retail Transformation Station 5: Residential | Office | Hotel Station 6: Sustainability and the Environment Station 7: Virtual Reality Experience Station 8: Court Reporter | Video Comments Station 9: Written Comments Sign-in Table/TranslatorsIntro/CEOMainPlaceRe-DevelopmentVideoCommentsCour t Repo r te r /Video Commen ts RefreshmentsEnvironmentContact/ThanksRe t a i l T r a n s f o rm a t i o nHotel/Residential/OfficeWelcome123456Virtual Reality789VR TourVideo MainPlace Transformation ProjectPublic Open HouseThursday, May 31, 20185:30 - 7:30 p.m.Layout #Station EXHIBIT E Report on Sunshine Ordinance Meeting MAINPLACE TRANSFORMATION PROJECT May  31,  2018  Public  Meeting,  Centennial  Real  Estate       Presentation  by  CEO  Steven  Levin  and  answers  to  questions:     https://youtu.be/5DB8RBDN9fw       EXHIBIT F Report on Sunshine Ordinance Meeting MAINPLACE TRANSFORMATION PROJECT 1 MAIN PLACE MALL TRANSFORMATION PROJECT 2 3 4 5 IN THE MATTER OF: ) ) 6 Public Meeting held Thursday, ) May 31, 2018 at 5:30 p.m. ) 7 ) ___________________________________) 8 9 10 11 Meeting Held at: Main Place Mall Former Nordstrom 12 Department Store Comment Station 13 2800 N. Main Street Second Floor 14 Santa Ana, California 92705 15 16 17 18 19 Reported By: 20 Katherine Emerling, CSR 21 CSR No. 11157 22 23 24 25 Page 1 Hahn & Bowersock, A Veritext Company 800.660.3187 1 I N D E X 2 PUBLIC PARTICIPANTS: PAGE 3 1. Barbara Russell 3 4 2. Sally Neuville 3 5 3. Ellen Diamond 6 6 4. Sherry H. 7 7 5. Janelle Johnson 9 8 6. Ms. Speaker 9 9 7. Juan Carrera 9 10 8. Eric Scandrett 11 11 9. Jeff Martinez 12 12 10. Guida Quon 14 13 11. Victor Mollica 15 14 12. Jason Queen 17 15 13. Phil Schaefer 18 16 14. Sue McDonald 18 17 15. Kelly Medina 19 18 16. Tracy Matheny 21 19 17. Thomas Cartney 22 20 18. Dale Helvig 25 21 22 23 24 25 Page 2 Hahn & Bowersock, A Veritext Company 800.660.3187 1 Santa Ana, California, Thursday, May 31, 2018 2 5:30 p.m. 3 4 5 (Mr. Justin Glover expedited the transcript for 6 Friday delivery, June 1, 2018.) 7 8 PUBLIC COMMENTS 9 1. MS. BARBARA RUSSELL: 10 Well, 1900 units is way too many. You have to 11 figure on parking two cars per unit, and I think -- and 12 we don't have enough parking. I can't tell you how many 13 times I have left the mall because there hasn't been 14 parking, and I do park over in the back. I look back 15 there. I don't like those high-rise parking structures, 16 but I do park there when I have to so parking is an 17 issue. 18 And I mean, if you didn't -- I wouldn't mind if 19 you bought up some properties nearby, that brick 20 building or the big, tall office building. I don't see 21 how you're going to do everything in the space that 22 there is so I wouldn't mind if you took more property. 23 I mean, I think the -- 24 2. MS. SALLY NEUVILLE: 25 I live in that 280-unit building across the Page 3 Hahn & Bowersock, A Veritext Company 800.660.3187 1 street and around the pool when we're talking about it. 2 I mean, the main thing is that those people are saying, 3 hey, we can do -- if they do something really great. So 4 we are inviting, you know, it's something we want to go 5 to we'll just walk across the street. We don't even 6 have to worry about parking, you know, and that -- those 7 structures over there, there's 280 units. 8 They go from studio apartments to three-bedroom 9 apartments and the population goes from the young 10 bachelor who's just entering the law firm who I met at 11 the pool to a whole family including two dogs, and that 12 building has its own private dog park. 13 You punch in the code to get you in the gate to 14 the building, it works on the dog park gate and the dog 15 park has benches. Take your doggie in there, take them 16 off the leash and sit down on the bench and talk to your 17 friends. They allow dogs without an extra fee. 18 They don't do it with the cats because the cats 19 scratch, but they do it with the dogs. And so that, you 20 know, there is a thing again with those kinds of people 21 it's going to appeal to because of the jobs, you know, 22 because like I said, they can walk across the street. 23 You have the Easter bunny, bring the kids all 24 over, you know, see the Easter bunny. 25 I'm Sally Neuville. I'm the first one on the Page 4 Hahn & Bowersock, A Veritext Company 800.660.3187 1 sign-in pad. I met the boys earlier and they took me in 2 through the backdoor because of this thing so I can get 3 in. I'm getting used to a new telephone number. I 4 moved over here from Huntington Beach and they said, no, 5 you can't take your phone -- your old phone number with 6 you. You have to get a new one so at the age of 77, I 7 am trying to learn a new telephone number. 8 MS. BARBARA RUSSELL: I just want to make sure 9 you got it that I'm positive about the idea, but I just 10 cannot see 1900 units when you have to figure on two 11 cars per unit, a minimum. We have this problem in 12 downtown Santa Ana already and it annoys the heck out of 13 me. I just don't go there to restaurants and things 14 like that because of the parking issue, so that's my 15 main comment. I'm Barbara Russell. I put my email 16 down. I put my email down when I signed in. 17 Barbarajrussell@yahoo.com. 18 MS. SALLY NEUVILLE: Phone number is 19 657-210-4732. I'm a retired school teacher. I taught 20 40 years. I taught for the Garden Grove Unified School 21 District. I started in 1960 and I retired in 2000 22 because I wanted to be able to say I taught for two 23 centuries so that was the reason I waited to retire just 24 because of that just, you know being silly, but it turns 25 out it made a big difference in my retirement because I Page 5 Hahn & Bowersock, A Veritext Company 800.660.3187 1 was there so long. I love teaching. 2 I keep wanting to write a letter to President 3 Trump but, you know how he Tweets all the time. Okay. 4 This morning he Tweeted this whole big thing, and 5 several times he Tweeted it's so wonderful to have his 6 wife back at home because she's been in the hospital. 7 In every one of his Tweets he spelled her name wrong. 8 Can you imagine? What an idiot. 9 One thing I'd love to be asked to do is, 10 because so many people say we're going to make it easy 11 for the handicap, and you get there and the cart is this 12 (indicating) wide, and the aisle is this (indicating) 13 side. So when you start saying you're going to have 14 handicapped access and everything, give me a call. I'll 15 come up and test it out for you and make sure things are 16 wide enough. That's important. It's very frustrating 17 when you are trying to go someplace or buy something and 18 you can't get through. That is really -- it looks like 19 they have you flashed. 20 3. MS. ELLEN DIAMOND: 21 My comment is, this is supposed to be the 22 sunshine meeting. It just seems a little thin on 23 information. I mean, I like -- the idea is nice with 24 the different stations and you can go and you can ask 25 questions, but I've been to other sunshine meetings and Page 6 Hahn & Bowersock, A Veritext Company 800.660.3187 1 it just seems they don't have a lot of actual 2 information about the project. 3 There isn't even a map of the potential layout, 4 and when you go over to the sections of the residential 5 and the retail and the hotel saying, well, this is what 6 we have the right to do, but we're not going to do this. 7 This is what we might do. This is what we could do, so 8 I'm left really not knowing anything. 9 For a sunshine meeting, I feel like I'm not 10 really getting -- I feel like I'm getting a lot of, it's 11 going to be great, but I'm not getting a lot of facts, 12 which I would like more. I mean, I would like some 13 takeaways besides just a map of what's in here. I left 14 my email when I signed in. 15 4. SHERRY H. 16 Do you want me to tell you what I think about 17 the project? I think it's great that they're looking to 18 -- they have some good ideas regarding the mall. The 19 things I would like to see addressed, first of all, I'd 20 like to see -- I'm concerned about parking with 21 residential. They said they had 1900 units planned. My 22 guess is that's usually at least two vehicles per 23 household plus guests, so where is that parking going to 24 be in addition to the mall parking. Also parking for -- 25 if they do a hotel and office structures so to make sure Page 7 Hahn & Bowersock, A Veritext Company 800.660.3187 1 there is a lot of sufficient parking to maintain so it's 2 not overflowing into the neighborhoods. 3 Second would be the height of any buildings 4 that are going to be seen from nearby residential, how 5 intrusive it is visually from the surrounding 6 residential areas. Right now you really don't see too 7 much of the mall certainly from the surrounding 8 residential. You know it's there. We go out to the 9 Main Place and you see it in the -- certainly from the 10 freeway, but some of the height of the buildings, I'd 11 like to know what the height of the buildings, what 12 their plan is. 13 Also they don't really have an overview map as 14 to where they're planning different elements -- where 15 they're planning to put different elements. 16 And finally, I'd like to see at least some sort 17 of theme. Right now what I'm seeing from the videos, it 18 looks very kind of haphazard like they're not really 19 sure what kind of theme they're using. You've got an 20 airplane in the kids unit. I'm not quite sure how that 21 relates to everything else, you know. There seems to be 22 very disjointed in terms of the theme for the mall and I 23 would be curious to know what their theme is in terms of 24 something that can also last for a while. A lot of the 25 stuff in terms of maintenance also, if it's too -- some Page 8 Hahn & Bowersock, A Veritext Company 800.660.3187 1 of the elements that might deteriorate quicker in terms 2 of upkeep and maintenance. I'm curious to know what 3 their theme is and what they planned for maintaining the 4 place so it keeps updated and doesn't end up looking 5 like a carnival. Right now it looks like a carnival to 6 me so I think that's about it. 7 No, I just thought I'd be helpful. I'm not 8 leaving my email. I know they're looking for feedback 9 so I just want to make sure I give them some -- at least 10 feedback and I'm sure they've thought about all those 11 things but it's just my observations from what I saw. 12 Thank you. 13 5. MS. JANELLE JOHNSON: 14 I'm looking forward to it and hopefully they 15 can give them a run -- Edgewater main shut down because 16 there's plenty of buildings being built and that's 17 really going to ruin our neighborhood. This is a much 18 better spot for all of that. 19 6. MS. SPEAKER: 20 Keep the name Main Place, take off the "mall" 21 but leave the name. 22 7. MR. JUAN CARRERA: 23 So as far as I'm concerned like, you know, 24 someone young, for me, like the mall is -- like it's 25 outdated, you know, like everything I buy its online, Page 9 Hahn & Bowersock, A Veritext Company 800.660.3187 1 Amazon, online shopping, you know. I just come in to 2 maybe return something like, just exactly how he 3 describes so -- like what I would like to see is like 4 something -- because around my area, I live in Orange, 5 there is literally nothing. 6 If, you know, I'm trying to go to entertainment 7 I have to go all the way to L.A. to go like to a venue 8 like the Microsoft Novo Center or like the only other 9 entertainment place is observatory in Santa Ana and so I 10 would like to see more like entertainment, you know, to 11 be able to go out with friends and do stuff. 12 And also like food spots, like breweries like 13 Karl Strauss or like how downtown Disney is getting a 14 Ballast Point Brewery, just more stuff like that because 15 as far as like retail and stuff for me, I feel like 16 that's second to a mall nowadays. 17 It's more of entertainment and things to do 18 with family and friends as opposed to, I'm going to go 19 to the mall to shop. I feel like nowadays it's: I'm 20 going to go to the mall to do something, to have fun, to 21 have a good time and enjoy my day because it's infinite 22 stuff or whatever. That was only my comment. 23 I feel like there needs to be a focus on 24 entertainment and restaurants and dining experience, and 25 that will drive people to the retail and shopping. Page 10 Hahn & Bowersock, A Veritext Company 800.660.3187 1 8. ERIC SCANDRETT: 2 Hi, my name is Eric Scandrett and I want to 3 just make some comments. First of all, we appreciate 4 this opportunity and I've been very active in 5 neighborhood association work here in Santa Ana. And 6 all of our neighborhoods are organized in this part of 7 the city. 8 We are very anxious for this company, once they 9 know where they're going and what they're doing, that 10 they come out and talk at the neighborhood association 11 meetings so that the residents feel that they are being 12 included in this project. That will help a lot in terms 13 of getting support and it will help you folks know what 14 some of the people that live within a mile or so of here 15 are really interested in seeing happen with this mall. 16 I think that you need to know that north 17 Santa Ana, there's about seven or eight neighborhood 18 associations, and we are the only part of Santa Ana that 19 does not have a senior citizens center. If that could 20 somehow be worked through a lease with the city so that 21 we have a senior citizens center in this complex, I 22 think that people would really appreciate it. I think 23 they would support it. I think it would bring a lot of 24 people into the complex. I think that's all I have. 25 I appreciate the opportunity. I'm not negative Page 11 Hahn & Bowersock, A Veritext Company 800.660.3187 1 at all. In fact, I think this is, you know, it's 2 something that needs to happen. Probably the biggest 3 issue that would be faced is traffic because we already 4 have major traffic issues and there's an awful lot of 5 building going on across the street, down the street, 6 and people are extremely concerned about being able to 7 mitigate the traffic issue, so that's something that 8 needs to be addressed, not only with the surveys that 9 the city does because we understand the State of 10 California requires that, but it's partly a 11 psychological thing. 12 People need to see how this is going to be 13 handled as opposed to just pie in the sky, this is what 14 the statistics say. 15 I'm excited about the fact this is going to be 16 developed further. It needs it. Right now it's 17 struggling. Everybody can see that. 18 My email is: emscandrett@aol.com. 19 And what is the name of this group? 20 MR. BRIAN LOCHRIE: It would be -- I'll give 21 you one of my cards. It would be Communications Lab. 22 We are helping out with the community outreach so it 23 will be from us. We're located here locally. 24 9. MR. JEFF MARTINEZ: 25 There is a reference of a development. It's at Page 12 Hahn & Bowersock, A Veritext Company 800.660.3187 1 the campus of USC. It's called USC Village and it was 2 sponsored by Trader Joe's and Target, and just Google 3 that and it will give you a reference. There is great 4 photos, you know, some interesting architecture kind of 5 -- it's completely different than, you know, what it's 6 -- it's in matching with the schools, but it's not the 7 traditional modern -- ultra modern. It's more of a 8 Renaissance Italian kind of architecture just some 9 really interesting aspects. 10 There is -- they do have the housing. There is 11 some shopping so that lends itself more to a college 12 campus life as opposed to a mall, but some of the 13 aspects are really nice. 14 You have small stores, like it's not a 15 full-size Target, not a full-size Trader Joe's. It's 16 small enough to meet the persons living in the area, the 17 residents so -- and not too far from us. We're right 18 across the street so, again, it's the USC Village. It's 19 kind of an idea, food for thought, and the reviews have 20 been really excellent on that development. It seems 21 like there is a lot of happy campers so that's my 22 feedback to look at that as an influence. That would, 23 you know, be an anchor store as well in a different 24 sense. It would definitely compliment the other stores 25 here. Okay. Page 13 Hahn & Bowersock, A Veritext Company 800.660.3187 1 E-mail is Jeffmarz@yahoo.com. 2 10. MS. GUIDA QUON: 3 Well, I will start with I'm very excited that 4 something is going happen at this mall because I have 5 lived here -- I lived here many moons ago when this mall 6 opened and was a successful mall that had high-end 7 stores. 8 I moved away, lived somewhere else for 20 9 years. I came back 20 years ago. The mall was okay, 10 but a lot of those stores had long gone. Now, you know, 11 it's gotten dreadful. Dreadful. However, it's had a 12 new owner and what had happened in the last couple of 13 years have been very promising and exciting so I'm very 14 excited to know all this is happening here. 15 And I totally understand that the mall 16 experience has to change, and people -- I live across 17 the freeway in West Floral Park. Some people are like 18 all up in the air that, you know, it's going to bring 19 more traffic. It is. I don't think we can do much 20 about that but, you know, they're like, a residential 21 and a mall, they don't get it. 22 Where are they tonight? Where are those 23 people? They should be here, you know, find out. 24 Anyway. My husband and I are excited. We are looking 25 forward to it. I hope we live long enough to experience Page 14 Hahn & Bowersock, A Veritext Company 800.660.3187 1 everything that they're going to do here because it will 2 be great. 3 It will be great. I used to sell ad space 4 years ago, like 25 years ago, and this mall advertised 5 with me in the magazine that I worked for. And so I 6 have a pretty intimate experience with the mall as a 7 customer before this mall was Main Place, when it was 8 Bullocks, when it was Jorgensons, when it was Judy's, 9 when it was, you know, other stores and the mall in 10 Santa Ana. 11 And then, you know, I just -- I'm with this 12 mall. I want it. I want it bad so I'm excited. That's 13 it. 14 My e-mail is guida@roadrunner.com. 15 11. MR. VICTOR MOLLICA: 16 One of the biggest concerns that I have is 17 going to be traffic. Getting people in and out of this 18 mall has always been a detriment to this mall. My 19 mother used to work at Bullocks at the 55 so we've seen 20 it all. We live on Bedford, which is the street over, 21 so we see the flow of traffic holiday seasons and what 22 we have always heard and what we've always known is that 23 people have a difficulty finding parking, getting in and 24 out of the mall is the biggest concern. 25 All the people we've known that have worked Page 15 Hahn & Bowersock, A Veritext Company 800.660.3187 1 here, all the people that have come to shop here, you've 2 only got three entrances. 3 Now we explained to the gentleman over there, 4 the CEO, there used to be an off-ramp here behind us. 5 There is actually a piece of property which he says they 6 have been trying to find the owner of it. That used to 7 be an off-ramp and that off-ramp used to bring cars off 8 the 5 Freeway directly into the mall and it was utilized 9 190 percent. 10 It was there. It made access into the mall 11 nice. It's no longer there, but we're only concerned is 12 that people being able to get in and get out. And I 13 know that one of the things you're trying to do is bring 14 a living in here, which is good. That means people will 15 work here and be here. They may not have to leave, get 16 in a car drive and drive anywhere. 17 We just added a bunch of residential -- we've 18 got about 2600 people capable of moving in and living 19 here in the mall and that's great. What we are trying 20 to find is making sure that the traffic flow down Main 21 Street, getting people through the traffic signals and 22 everything as quickly as possible is being considered as 23 part of the flow of bringing people in and bringing 24 people out as quickly as possible with the least amount 25 of frustration. Page 16 Hahn & Bowersock, A Veritext Company 800.660.3187 1 I can tell you one of the biggest problems that 2 you have, which is the most frustrating for us, and 3 that's that entrance right here on Bedford. That 4 Bedford entrance which is used probably 80 to 90 percent 5 of the time year-round just because people come from 6 Garden Grove down Bristol to La Veta and come through 7 Bedford, which is right in front of our house and it's 8 just traffic that come and go. You've got Union Bank 9 three-level parking structure. You've got them coming 10 off and getting off work and that presents a problem for 11 people coming into this mall. If they can focus on flow 12 of traffic getting people in and out of this place, I 13 think it will do that. I think people will be happy 14 here. We can walk over here so it's no problem, but I 15 wanted that to be a consideration to how they're going 16 to bring people in and out of this place. That way they 17 can enjoy it. You know, the sooner you can park, the 18 sooner you can enjoy, the sooner you can leave, I think 19 that's the happiness we all want. 20 My email is: V_mollica@sbcglobal.net. Thank 21 you. 22 12. MR. JASON QUEEN: 23 I'm a resident across the street at City Place. 24 I commute south every morning and I'm really excited 25 about the project, but my number one concern is traffic. Page 17 Hahn & Bowersock, A Veritext Company 800.660.3187 1 I know that there are four separate projects around 2 here. There is this one. There the 2525 Main Street. 3 There is the one right across the street, and then there 4 is one by Town and Country, all will be adding 5 residents. And my only concern is that all of that 6 additional traffic is taken into account for this 7 project. Otherwise, I'm very excited about it. 8 My E-mail is Jason@Jasonqueen.com. 9 I do have one more thing. For the residential, 10 I prefer condos over apartments. Thank you so much. 11 13. MR. PHIL SCHAEFER: 12 First of all, I think it's a great project 13 overall. I'm very happy to see the vision. Please, 14 please, please bring a Trader Joe's here. We have been 15 trying to get Trader Joe's in the north end of town. 16 There is multimillion dollar homes across the freeway. 17 We need somewhere good to grocery shop so I think that 18 would be a very successful thing you can add to this. 19 That's it. 20 E-mail is my name, philschaefer1@gmail.com. 21 14. MS. SUE McDONALD: 22 You've got to get the on ramps and off-ramps 23 for the 5 Freeway behind here again. They used to be 24 there. If you do that, then the traffic will take off 25 back there instead of going down Main Street, which is Page 18 Hahn & Bowersock, A Veritext Company 800.660.3187 1 too crowded. 2 My email is: oldmcdonald@sbcglobal.net. 3 15. MS. KELLY MEDINA: 4 Something has to happen. I'm trying to think 5 of one. We live right over there in Park Santiago, 6 which is just east of the Discovery Science Center, and 7 on the corner across the street from there, they're 8 trying to build high-density apartments which we really 9 don't want. I would love it if they would strong arm 10 the city council, and so forth, to put a kibosh on that 11 and make this more the place. 12 But also just adding in, I said it to the CEO 13 who was not apparently aware of it, but they are going 14 to close the carpool lane exit. That is a given. They 15 are also going to change the way that it's working so 16 there aren't going to be very many exits from the 17 5 Freeway to here and everything is going to have to 18 come down Main Street or come off of the 22 Freeway. 19 Those are really the only -- maybe -- maybe La Veta and 20 Bristol, but that's a big pain in the rear, getting off 21 there. And I'm thinking about the fact they already 22 built these super high-density places here in Orange 23 right across the street and that's where the only other 24 places to get off the freeway are. 25 I think that access -- right now I do anything Page 19 Hahn & Bowersock, A Veritext Company 800.660.3187 1 I can to avoid going down Main Street for this one mile 2 because it has so many stop lights and people drive 3 silly and they don't get through lights. No one is 4 going to come here if you can't get through the traffic. 5 The traffic is not going to be fun so it would be nice 6 if they figured out a way to make it very accessible, 7 and also deal with the homeless situation in the parks 8 because we just live a mile but we don't like to walk 9 here at a certain time of day because the people and 10 characters we encounter on the way are iffy and not safe 11 so -- don't you feel like that, Sue? 12 MS. SUE McDONALD: 13 We ran into them coming over. We walked. 14 MS. KELLY MEDINA: 15 At any rate that's why I drove. I didn't know 16 what time I would be getting back. 17 MS. SUE McDONALD: 18 You were shopping too. 19 MS. KELLY MEDINA: 20 So anyway, I would like it to be something like 21 he made -- when I saw those pictures it made me think 22 about that lima bean, that silver lima bean at Chicago, 23 the area around it has a lot of walking and it has an 24 open air theater, I noticed, venue and it has stores 25 nearby. Just being out in those areas with fountains Page 20 Hahn & Bowersock, A Veritext Company 800.660.3187 1 and so forth, was very pleasant. 2 There are lots of people there but, of course, 3 you're going to need an overpass. That's it. Maybe an 4 overpass, a pedestrian bridge over Main because they're 5 not going to be able to cross. That stops up a lot of 6 traffic. There are 4,000 apartments going in over 7 there. They need something to make it like they did at 8 South Coast Plaza so the people don't keep stopping the 9 lights. 10 Anything else you can think of? I've got all 11 kinds of thoughts. Bring in Crate and Barrel. What are 12 your thoughts, Sue? 13 MS. SUE McDONALD: 14 No, just traffic is mostly it. Part one, we'll 15 focus on that. I like better stores in here. 16 MS. KELLY MEDINA: 17 And if there is some way to teach people good 18 manners when they're shopping. They bring all of their 19 kids, and so forth. We live in a dream world, I think. 20 16. MS. TRACY MATHENY: 21 I would like you to bring Lands' End here as a 22 retailer. Right now you can only get to them either via 23 catalog or go to a Sears store. You get this 24 (indicating) much instead of that (indicating) much, so 25 I would love to see Lands' End. Page 21 Hahn & Bowersock, A Veritext Company 800.660.3187 1 I talked to your CEO and he's got a great 2 vision, and I was really glad that I came because he -- 3 he changed what I thought was going to happen here. He 4 changed my mind about how I felt about it because I 5 wasn't sure this is what I wanted, but understanding his 6 vision, I'm excited now for what this is going to be. 7 Thank you. 8 My email is TracyMdesigns@gmail.com. I was 9 feeling negative about the whole thing. I feel 10 differently now. 11 17. MR. THOMAS CARTNEY: 12 I would say that in general terms that I am 13 very excited with regard to the prospect of 14 redevelopment of this property and that it's 15 understandable with the direction that retail is going, 16 that to make this more of a multi-use project is 17 awesome. 18 Although, I don't feel that in the CEO's 19 presentation that there was enough specifics with 20 respect to, you know, if this is going to be a lifestyle 21 designation. There is presently a gym here. There is 22 presently a sort of adult activity, a bowling lane, pool 23 table arcade thing, so on what scale, what other 24 attractions. A brand new cinema, sure, that's fine. 25 That's fantastic, but what else specifically is going to Page 22 Hahn & Bowersock, A Veritext Company 800.660.3187 1 be offered at what scale? 2 And probably my greatest concern on a negative 3 side of this is that I live in the neighborhood closest 4 to this development and that the prospect of having 1900 5 more units of housing, a 400-key hotel, and the new 6 retail and/or office space will definitely bring much 7 more -- no, I'm doing court reporting -- I decided court 8 reporting. I've taken -- where's the Bible. I'm 9 supposed to do the oath thing; right? 10 Yeah, she's the court reporter. She's taking 11 -- I'm not photogenic among other things. We'd have to 12 do a million takes. I stutter. 13 But my main concern is with this development 14 and many others that are between the crossroads of these 15 two cities that what's not being taken into 16 consideration is the traffic impact, quite frankly. 17 There isn't capacity, you know. Even when I'm looking 18 at the fact that present entitlements, they're saying 19 there is going to be a reduction in trips. I don't even 20 believe that. I can't believe that. That cannot be the 21 case. It does not take into consideration any of the 22 brand new apartments that are here and many other 23 proposed projects. That's the one thing I'm highly 24 skeptical about. 25 And although I feel that this location is a Page 23 Hahn & Bowersock, A Veritext Company 800.660.3187 1 very appropriate location for this type of development, 2 our neighborhood is currently fighting a new 500-unit 3 apartment building on a site adjacent to our 4 single-story home community right off of the freeway. 5 So, if anything, I would just hope that in the 6 entitlement of this project that there -- there has to 7 be some major master plan, or someone has to be 8 overseeing for the welfare of all the residents here in 9 the total amount of development that's happening, 10 whether the infrastructure can even support it. 11 Then I'm going throw in my architectural 12 detail. Okay? They're so far away from the 13 architectural stuff. It's minutia. It's minutia. I 14 have a minutia issue. 15 Then you can get your shot in on 2525 -- 16 I found it interesting that they must have 17 felt that the freeway facade of this current development 18 with the huge gable projection is so iconic that they 19 want to push it through to the street side over here, 20 and that seemed kind of strange and silly to me that the 21 real architectural bones of the site should be keyed off 22 what used to be the Bonton building or the current 23 Macy's building that it would seen to make sense to do a 24 very upscaled mid-century modern type of approach to all 25 the development as a unifying architectural theme. Page 24 Hahn & Bowersock, A Veritext Company 800.660.3187 1 That's my two cents about aesthetics and 2 development. I do like the exterior of Macy's. It's 3 incredible. I don't even mind the marble, and it should 4 be preserved. That really is a very well designed 5 facade. All right. 6 18. MR. DALE HELVIG: 7 Let me just say that the project in itself 8 overall, I like it. My concern is the amount of 9 residential that will go in here and the traffic that 10 will be created as a result of it. Not everybody that 11 will be living and shopping in this area will be working 12 in this area. And so Main Street and the freeway on and 13 off-ramps are going to be of a concern because right 14 there they're heavily congested. Those new developments 15 are only going to add to that so I hope this project 16 takes a look at the infrastructure that's going to be 17 needed to be modified as a result of this project. But 18 I do support the project so -- 19 My email is: nsapainfo@gmail.com. I'm 20 chairman of North Santa Ana Preservation Alliance. 21 949-525-8477. 22 (End of proceedings at 7:30 p.m., Thursday, 23 May 31, 2018.) 24 25 Page 25 Hahn & Bowersock, A Veritext Company 800.660.3187 1 CERTIFICATION 2 OF 3 CERTIFIED SHORTHAND REPORTER 4 5 I, the undersigned, a Certified Shorthand 6 Reporter of the State of California do hereby certify: 7 That the foregoing proceedings were taken 8 before me at the time and place herein set forth; that a 9 verbatim record of the proceedings was made by me using 10 machine shorthand which was thereafter transcribed under 11 my direction; further, that the foregoing is an accurate 12 transcription thereof. 13 I further certify that I am neither 14 financially interested in the action nor a relative or 15 employee of any attorney of any of the parties. 16 IN WITNESS WHEREOF, I have this date 17 subscribed my name 18 Dated: June 1, 2018 19 20 21 22 <%signature%> 23 Katherine Emerling, CSR 24 Certificate Number 11157 25 Page 26 Hahn & Bowersock, A Veritext Company 800.660.3187 1 1 2:3 3:6,9 26:18 10 2:12 14:2 11 2:10,13 15:15 11157 1:21 26:24 12 2:11,14 17:22 13 2:15 18:11 14 2:12,16 18:21 15 2:13,17 19:3 16 2:18 21:20 17 2:14,19 22:11 18 2:15,16,20 25:6 19 2:17 190 16:9 1900 3:10 5:10 7:21 23:4 1960 5:21 2 2 2:4 3:24 20 14:8,9 2000 5:21 2018 1:6 3:1,6 25:23 26:18 21 2:18 22 2:19 19:18 25 2:20 15:4 2525 18:2 24:15 2600 16:18 280 3:25 4:7 2800 1:13 3 3 2:3,4,5 6:20 31 1:6 3:1 25:23 4 4 2:6 7:15 4,000 21:6 40 5:20 400 23:5 5 5 2:7 9:13 16:8 18:23 19:17 500 24:2 55 15:19 5:30 1:6 3:2 6 6 2:5,8 9:19 657-210-4732 5:19 7 7 2:6,9 9:22 77 5:6 7:30 25:22 8 8 2:10 11:1 80 17:4 9 9 2:7,8,9,11 12:24 90 17:4 92705 1:14 949-525-8477 25:21 a able 5:22 10:11 12:6 16:12 21:5 access 6:14 16:10 19:25 accessible 20:6 account 18:6 accurate 26:11 action 26:14 active 11:4 activity 22:22 actual 7:1 ad 15:3 add 18:18 25:15 added 16:17 adding 18:4 19:12 addition 7:24 additional 18:6 addressed 7:19 12:8 adjacent 24:3 adult 22:22 advertised 15:4 aesthetics 25:1 age 5:6 ago 14:5,9 15:4,4 air 14:18 20:24 airplane 8:20 aisle 6:12 alliance 25:20 allow 4:17 amazon 10:1 amount 16:24 24:9 25:8 ana 1:14 3:1 5:12 10:9 11:5,17,18 15:10 25:20 anchor 13:23 annoys 5:12 anxious 11:8 anyway 14:24 20:20 aol.com.12:18 apartment 24:3 apartments 4:8,9 18:10 19:8 21:6 23:22 apparently 19:13 appeal 4:21 appreciate 11:3,22 11:25 approach 24:24 appropriate 24:1 arcade 22:23 architectural 24:11,13,21,25 architecture 13:4 13:8 area 10:4 13:16 20:23 25:11,12 areas 8:6 20:25 arm 19:9 asked 6:9 aspects 13:9,13 association 11:5 11:10 associations 11:18 attorney 26:15 attractions 22:24 avoid 20:1 aware 19:13 awesome 22:17 awful 12:4 b bachelor 4:10 back 3:14,14 6:6 14:9 18:25 20:16 backdoor 5:2 bad 15:12 ballast 10:14 bank 17:8 barbara 2:3 3:9 5:8,15 barbarajrussell 5:17 barrel 21:11 beach 5:4 bean 20:22,22 bedford 15:20 17:3,4,7 bedroom 4:8 believe 23:20,20 bench 4:16 benches 4:15 better 9:18 21:15 bible 23:8 [1 - bible] Page 1 Hahn & Bowersock, A Veritext Company 800.660.3187 big 3:20 5:25 6:4 19:20 biggest 12:2 15:16 15:24 17:1 bones 24:21 bonton 24:22 bought 3:19 bowling 22:22 boys 5:1 brand 22:24 23:22 breweries 10:12 brewery 10:14 brian 12:20 brick 3:19 bridge 21:4 bring 4:23 11:23 14:18 16:7,13 17:16 18:14 21:11 21:18,21 23:6 bringing 16:23,23 bristol 17:6 19:20 build 19:8 building 3:20,20 3:25 4:12,14 12:5 24:3,22,23 buildings 8:3,10 8:11 9:16 built 9:16 19:22 bullocks 15:8,19 bunch 16:17 bunny 4:23,24 buy 6:17 9:25 c california 1:14 3:1 12:10 26:6 call 6:14 called 13:1 campers 13:21 campus 13:1,12 capable 16:18 capacity 23:17 car 16:16 cards 12:21 carnival 9:5,5 carpool 19:14 carrera 2:9 9:22 cars 3:11 5:11 16:7 cart 6:11 cartney 2:19 22:11 case 23:21 catalog 21:23 cats 4:18,18 center 10:8 11:19 11:21 19:6 cents 25:1 centuries 5:23 century 24:24 ceo 16:4 19:12 22:1 ceo's 22:18 certain 20:9 certainly 8:7,9 certificate 26:24 certification 26:1 certified 26:3,5 certify 26:6,13 chairman 25:20 change 14:16 19:15 changed 22:3,4 characters 20:10 chicago 20:22 cinema 22:24 cities 23:15 citizens 11:19,21 city 11:7,20 12:9 17:23 19:10 close 19:14 closest 23:3 coast 21:8 code 4:13 college 13:11 come 6:15 10:1 11:10 16:1 17:5,6 17:8 19:18,18 20:4 coming 17:9,11 20:13 comment 1:12 5:15 6:21 10:22 comments 3:8 11:3 communications 12:21 community 12:22 24:4 commute 17:24 company 11:8 completely 13:5 complex 11:21,24 compliment 13:24 concern 15:24 17:25 18:5 23:2 23:13 25:8,13 concerned 7:20 9:23 12:6 16:11 concerns 15:16 condos 18:10 congested 25:14 consideration 17:15 23:16,21 considered 16:22 corner 19:7 council 19:10 country 18:4 couple 14:12 course 21:2 court 23:7,7,10 crate 21:11 created 25:10 cross 21:5 crossroads 23:14 crowded 19:1 csr 1:20,21 26:23 curious 8:23 9:2 current 24:17,22 currently 24:2 customer 15:7 d d 2:1 dale 2:20 25:6 date 26:16 dated 26:18 day 10:21 20:9 deal 20:7 decided 23:7 definitely 13:24 23:6 delivery 3:6 density 19:8,22 department 1:12 describes 10:3 designation 22:21 designed 25:4 detail 24:12 deteriorate 9:1 detriment 15:18 developed 12:16 development 12:25 13:20 23:4 23:13 24:1,9,17,25 25:2 developments 25:14 diamond 2:5 6:20 difference 5:25 different 6:24 8:14 8:15 13:5,23 differently 22:10 [big - differently] Page 2 Hahn & Bowersock, A Veritext Company 800.660.3187 difficulty 15:23 dining 10:24 direction 22:15 26:11 directly 16:8 discovery 19:6 disjointed 8:22 disney 10:13 district 5:21 dog 4:12,14,14 doggie 4:15 dogs 4:11,17,19 doing 11:9 23:7 dollar 18:16 downtown 5:12 10:13 dreadful 14:11,11 dream 21:19 drive 10:25 16:16 16:16 20:2 drove 20:15 e e 2:1 14:1 15:14 18:8,20 earlier 5:1 east 19:6 easter 4:23,24 easy 6:10 edgewater 9:15 eight 11:17 either 21:22 elements 8:14,15 9:1 ellen 2:5 6:20 email 5:15,16 7:14 9:8 12:18 17:20 19:2 22:8 25:19 emerling 1:20 26:23 employee 26:15 emscandrett 12:18 encounter 20:10 enjoy 10:21 17:17 17:18 entering 4:10 entertainment 10:6,9,10,17,24 entitlement 24:6 entitlements 23:18 entrance 17:3,4 entrances 16:2 eric 2:10 11:1,2 everybody 12:17 25:10 exactly 10:2 excellent 13:20 excited 12:15 14:3 14:14,24 15:12 17:24 18:7 22:6 22:13 exciting 14:13 exit 19:14 exits 19:16 expedited 3:5 experience 10:24 14:16,25 15:6 explained 16:3 exterior 25:2 extra 4:17 extremely 12:6 f facade 24:17 25:5 faced 12:3 fact 12:1,15 19:21 23:18 facts 7:11 family 4:11 10:18 fantastic 22:25 far 9:23 10:15 13:17 24:12 fee 4:17 feedback 9:8,10 13:22 feel 7:9,10 10:15 10:19,23 11:11 20:11 22:9,18 23:25 feeling 22:9 felt 22:4 24:17 fighting 24:2 figure 3:11 5:10 figured 20:6 finally 8:16 financially 26:14 find 14:23 16:6,20 finding 15:23 fine 22:24 firm 4:10 first 4:25 7:19 11:3 18:12 flashed 6:19 floor 1:13 floral 14:17 flow 15:21 16:20 16:23 17:11 focus 10:23 17:11 21:15 folks 11:13 food 10:12 13:19 foregoing 26:7,11 former 1:11 forth 19:10 21:1 21:19 26:8 forward 9:14 14:25 found 24:16 fountains 20:25 four 18:1 frankly 23:16 freeway 8:10 14:17 16:8 18:16 18:23 19:17,18,24 24:4,17 25:12 friday 3:6 friends 4:17 10:11 10:18 front 17:7 frustrating 6:16 17:2 frustration 16:25 full 13:15,15 fun 10:20 20:5 further 12:16 26:11,13 g gable 24:18 garden 5:20 17:6 gate 4:13,14 general 22:12 gentleman 16:3 getting 5:3 7:10,10 7:11 10:13 11:13 15:17,23 16:21 17:10,12 19:20 20:16 give 6:14 9:9,15 12:20 13:3 given 19:14 glad 22:2 glover 3:5 gmail.com.18:20 22:8 25:19 go 4:4,8 5:13 6:17 6:24 7:4 8:8 10:6 10:7,7,11,18,20 17:8 21:23 25:9 goes 4:9 going 3:21 4:21 6:10,13 7:6,11,23 8:4 9:17 10:18,20 11:9 12:5,12,15 14:4,18 15:1,17 [difficulty - going] Page 3 Hahn & Bowersock, A Veritext Company 800.660.3187 17:15 18:25 19:13 19:15,16,17 20:1,4 20:5 21:3,5,6 22:3 22:6,15,20,25 23:19 24:11 25:13 25:15,16 good 7:18 10:21 16:14 18:17 21:17 google 13:2 gotten 14:11 great 4:3 7:11,17 13:3 15:2,3 16:19 18:12 22:1 greatest 23:2 grocery 18:17 group 12:19 grove 5:20 17:6 guess 7:22 guests 7:23 guida 2:12 14:2 15:14 gym 22:21 h h 2:6 7:15 handicap 6:11 handicapped 6:14 handled 12:13 haphazard 8:18 happen 11:15 12:2 14:4 19:4 22:3 happened 14:12 happening 14:14 24:9 happiness 17:19 happy 13:21 17:13 18:13 heard 15:22 heavily 25:14 heck 5:12 height 8:3,10,11 held 1:6,11 help 11:12,13 helpful 9:7 helping 12:22 helvig 2:20 25:6 hey 4:3 hi 11:2 high 3:15 14:6 19:8,22 highly 23:23 holiday 15:21 home 6:6 24:4 homeless 20:7 homes 18:16 hope 14:25 24:5 25:15 hopefully 9:14 hospital 6:6 hotel 7:5,25 23:5 house 17:7 household 7:23 housing 13:10 23:5 huge 24:18 huntington 5:4 husband 14:24 i iconic 24:18 idea 5:9 6:23 13:19 ideas 7:18 idiot 6:8 iffy 20:10 imagine 6:8 impact 23:16 important 6:16 included 11:12 including 4:11 incredible 25:3 indicating 6:12,12 21:24,24 infinite 10:21 influence 13:22 information 6:23 7:2 infrastructure 24:10 25:16 interested 11:15 26:14 interesting 13:4,9 24:16 intimate 15:6 intrusive 8:5 inviting 4:4 issue 3:17 5:14 12:3,7 24:14 issues 12:4 italian 13:8 j janelle 2:7 9:13 jason 2:14 17:22 18:8 jasonqueen.com. 18:8 jeff 2:11 12:24 jeffmarz 14:1 jobs 4:21 joe's 13:2,15 18:14 18:15 johnson 2:7 9:13 jorgensons 15:8 juan 2:9 9:22 judy's 15:8 june 3:6 26:18 justin 3:5 k karl 10:13 katherine 1:20 26:23 keep 6:2 9:20 21:8 keeps 9:4 kelly 2:17 19:3 20:14,19 21:16 key 23:5 keyed 24:21 kibosh 19:10 kids 4:23 8:20 21:19 kind 8:18,19 13:4 13:8,19 24:20 kinds 4:20 21:11 know 4:4,6,20,21 4:24 5:24 6:3 8:8 8:11,21,23 9:2,8 9:23,25 10:1,6,10 11:9,13,16 12:1 13:4,5,23 14:10,14 14:18,20,23 15:9 15:11 16:13 17:17 18:1 20:15 22:20 23:17 knowing 7:8 known 15:22,25 l l.a.10:7 la 17:6 19:19 lab 12:21 lands 21:21,25 lane 19:14 22:22 law 4:10 layout 7:3 learn 5:7 lease 11:20 leash 4:16 leave 9:21 16:15 17:18 leaving 9:8 left 3:13 7:8,13 lends 13:11 letter 6:2 [going - letter] Page 4 Hahn & Bowersock, A Veritext Company 800.660.3187 level 17:9 life 13:12 lifestyle 22:20 lights 20:2,3 21:9 lima 20:22,22 literally 10:5 little 6:22 live 3:25 10:4 11:14 14:16,25 15:20 19:5 20:8 21:19 23:3 lived 14:5,5,8 living 13:16 16:14 16:18 25:11 locally 12:23 located 12:23 location 23:25 24:1 lochrie 12:20 long 6:1 14:10,25 longer 16:11 look 3:14 13:22 25:16 looking 7:17 9:4,8 9:14 14:24 23:17 looks 6:18 8:18 9:5 lot 7:1,10,11 8:1 8:24 11:12,23 12:4 13:21 14:10 20:23 21:5 lots 21:2 love 6:1,9 19:9 21:25 m machine 26:10 macy's 24:23 25:2 magazine 15:5 mail 14:1 15:14 18:8,20 main 1:1,11,13 4:2 5:15 8:9 9:15,20 15:7 16:20 18:2 18:25 19:18 20:1 21:4 23:13 25:12 maintain 8:1 maintaining 9:3 maintenance 8:25 9:2 major 12:4 24:7 making 16:20 mall 1:1,11 3:13 7:18,24 8:7,22 9:20,24 10:16,19 10:20 11:15 13:12 14:4,5,6,9,15,21 15:4,6,7,9,12,18 15:18,24 16:8,10 16:19 17:11 manners 21:18 map 7:3,13 8:13 marble 25:3 martinez 2:11 12:24 master 24:7 matching 13:6 matheny 2:18 21:20 matter 1:5 mcdonald 2:16 18:21 20:12,17 21:13 mean 3:18,23 4:2 6:23 7:12 means 16:14 medina 2:17 19:3 20:14,19 21:16 meet 13:16 meeting 1:6,11 6:22 7:9 meetings 6:25 11:11 met 4:10 5:1 microsoft 10:8 mid 24:24 mile 11:14 20:1,8 million 23:12 mind 3:18,22 22:4 25:3 minimum 5:11 minutia 24:13,13 24:14 mitigate 12:7 modern 13:7,7 24:24 modified 25:17 mollica 2:13 15:15 17:20 moons 14:5 morning 6:4 17:24 mother 15:19 moved 5:4 14:8 moving 16:18 multi 22:16 multimillion 18:16 n n 1:13 2:1 name 6:7 9:20,21 11:2 12:19 18:20 26:17 nearby 3:19 8:4 20:25 need 11:16 12:12 18:17 21:3,7 needed 25:17 needs 10:23 12:2,8 12:16 negative 11:25 22:9 23:2 neighborhood 9:17 11:5,10,17 23:3 24:2 neighborhoods 8:2 11:6 neither 26:13 neuville 2:4 3:24 4:25 5:18 new 5:3,6,7 14:12 22:24 23:5,22 24:2 25:14 nice 6:23 13:13 16:11 20:5 nordstrom 1:11 north 11:16 18:15 25:20 noticed 20:24 novo 10:8 nowadays 10:16 10:19 nsapainfo 25:19 number 5:3,5,7,18 17:25 26:24 o oath 23:9 observations 9:11 observatory 10:9 offered 23:1 office 3:20 7:25 23:6 okay 6:3 13:25 14:9 24:12 old 5:5 oldmcdonald 19:2 once 11:8 online 9:25 10:1 open 20:24 opened 14:6 opportunity 11:4 11:25 opposed 10:18 12:13 13:12 orange 10:4 19:22 [level - orange] Page 5 Hahn & Bowersock, A Veritext Company 800.660.3187 organized 11:6 outdated 9:25 outreach 12:22 overall 18:13 25:8 overflowing 8:2 overpass 21:3,4 overseeing 24:8 overview 8:13 owner 14:12 16:6 p p.m.1:6 3:2 25:22 pad 5:1 page 2:2 pain 19:20 park 3:14,16 4:12 4:14,15 14:17 17:17 19:5 parking 3:11,12 3:14,15,16 4:6 5:14 7:20,23,24,24 8:1 15:23 17:9 parks 20:7 part 11:6,18 16:23 21:14 participants 2:2 parties 26:15 partly 12:10 pedestrian 21:4 people 4:2,20 6:10 10:25 11:14,22,24 12:6,12 14:16,17 14:23 15:17,23,25 16:1,12,14,18,21 16:23,24 17:5,11 17:12,13,16 20:2,9 21:2,8,17 percent 16:9 17:4 persons 13:16 phil 2:15 18:11 philschaefer1 18:20 phone 5:5,5,18 photogenic 23:11 photos 13:4 pictures 20:21 pie 12:13 piece 16:5 place 1:1,11 8:9 9:4,20 10:9 15:7 17:12,16,23 19:11 26:8 places 19:22,24 plan 8:12 24:7 planned 7:21 9:3 planning 8:14,15 plaza 21:8 pleasant 21:1 please 18:13,14,14 plenty 9:16 plus 7:23 point 10:14 pool 4:1,11 22:22 population 4:9 positive 5:9 possible 16:22,24 potential 7:3 prefer 18:10 present 23:18 presentation 22:19 presently 22:21,22 presents 17:10 preservation 25:20 preserved 25:4 president 6:2 pretty 15:6 private 4:12 probably 12:2 17:4 23:2 problem 5:11 17:10,14 problems 17:1 proceedings 25:22 26:7,9 project 1:1 7:2,17 11:12 17:25 18:7 18:12 22:16 24:6 25:7,15,17,18 projection 24:18 projects 18:1 23:23 promising 14:13 properties 3:19 property 3:22 16:5 22:14 proposed 23:23 prospect 22:13 23:4 psychological 12:11 public 1:6 2:2 3:8 punch 4:13 push 24:19 put 5:15,16 8:15 19:10 q queen 2:14 17:22 questions 6:25 quicker 9:1 quickly 16:22,24 quite 8:20 23:16 quon 2:12 14:2 r ramp 16:4,7,7 ramps 18:22,22 25:13 ran 20:13 rate 20:15 real 24:21 really 4:3 6:18 7:8 7:10 8:6,13,18 9:17 11:15,22 13:9,13,20 17:24 19:8,19 22:2 25:4 rear 19:20 reason 5:23 record 26:9 redevelopment 22:14 reduction 23:19 reference 12:25 13:3 regard 22:13 regarding 7:18 relates 8:21 relative 26:14 renaissance 13:8 reported 1:19 reporter 23:10 26:3,6 reporting 23:7,8 requires 12:10 resident 17:23 residential 7:4,21 8:4,6,8 14:20 16:17 18:9 25:9 residents 11:11 13:17 18:5 24:8 respect 22:20 restaurants 5:13 10:24 result 25:10,17 retail 7:5 10:15,25 22:15 23:6 retailer 21:22 retire 5:23 retired 5:19,21 retirement 5:25 return 10:2 reviews 13:19 right 7:6 8:6,17 9:5 12:16 13:17 [organized - right] Page 6 Hahn & Bowersock, A Veritext Company 800.660.3187 17:3,7 18:3 19:5 19:23,25 21:22 23:9 24:4 25:5,13 rise 3:15 roadrunner.com. 15:14 round 17:5 ruin 9:17 run 9:15 russell 2:3 3:9 5:8 5:15 s safe 20:10 sally 2:4 3:24 4:25 5:18 santa 1:14 3:1 5:12 10:9 11:5,17 11:18 15:10 25:20 santiago 19:5 saw 9:11 20:21 saying 4:2 6:13 7:5 23:18 says 16:5 sbcglobal.net. 17:20 19:2 scale 22:23 23:1 scandrett 2:10 11:1,2 schaefer 2:15 18:11 school 5:19,20 schools 13:6 science 19:6 scratch 4:19 sears 21:23 seasons 15:21 second 1:13 8:3 10:16 sections 7:4 see 3:20 4:24 5:10 7:19,20 8:6,9,16 10:3,10 12:12,17 15:21 18:13 21:25 seeing 8:17 11:15 seen 8:4 15:19 24:23 sell 15:3 senior 11:19,21 sense 13:24 24:23 separate 18:1 set 26:8 seven 11:17 sherry 2:6 7:15 shop 10:19 16:1 18:17 shopping 10:1,25 13:11 20:18 21:18 25:11 shorthand 26:3,5 26:10 shot 24:15 shut 9:15 side 6:13 23:3 24:19 sign 5:1 signals 16:21 signature 26:22 signed 5:16 7:14 silly 5:24 20:3 24:20 silver 20:22 single 24:4 sit 4:16 site 24:3,21 situation 20:7 size 13:15,15 skeptical 23:24 sky 12:13 small 13:14,16 someplace 6:17 sooner 17:17,18 17:18 sort 8:16 22:22 south 17:24 21:8 space 3:21 15:3 23:6 speaker 2:8 9:19 specifically 22:25 specifics 22:19 spelled 6:7 sponsored 13:2 spot 9:18 spots 10:12 start 6:13 14:3 started 5:21 state 12:9 26:6 station 1:12 stations 6:24 statistics 12:14 stop 20:2 stopping 21:8 stops 21:5 store 1:12 13:23 21:23 stores 13:14,24 14:7,10 15:9 20:24 21:15 story 24:4 strange 24:20 strauss 10:13 street 1:13 4:1,5 4:22 12:5,5 13:18 15:20 16:21 17:23 18:2,3,25 19:7,18 19:23 20:1 24:19 25:12 strong 19:9 structure 17:9 structures 3:15 4:7 7:25 struggling 12:17 studio 4:8 stuff 8:25 10:11,14 10:15,22 24:13 stutter 23:12 subscribed 26:17 successful 14:6 18:18 sue 2:16 18:21 20:11,12,17 21:12 21:13 sufficient 8:1 sunshine 6:22,25 7:9 super 19:22 support 11:13,23 24:10 25:18 supposed 6:21 23:9 sure 5:8 6:15 7:25 8:19,20 9:9,10 16:20 22:5,24 surrounding 8:5,7 surveys 12:8 t table 22:23 take 4:15,15 5:5 9:20 18:24 23:21 takeaways 7:13 taken 18:6 23:8,15 26:7 takes 23:12 25:16 talk 4:16 11:10 talked 22:1 talking 4:1 tall 3:20 target 13:2,15 taught 5:19,20,22 teach 21:17 teacher 5:19 teaching 6:1 telephone 5:3,7 [right - telephone] Page 7 Hahn & Bowersock, A Veritext Company 800.660.3187 tell 3:12 7:16 17:1 terms 8:22,23,25 9:1 11:12 22:12 test 6:15 thank 9:12 17:20 18:10 22:7 theater 20:24 theme 8:17,19,22 8:23 9:3 24:25 thereof 26:12 thin 6:22 thing 4:2,20 5:2 6:4,9 12:11 18:9 18:18 22:9,23 23:9,23 things 5:13 6:15 7:19 9:11 10:17 16:13 23:11 think 3:11,23 7:16 7:17 9:6 11:16,22 11:22,23,24 12:1 14:19 17:13,13,18 18:12,17 19:4,25 20:21 21:10,19 thinking 19:21 thomas 2:19 22:11 thought 9:7,10 13:19 22:3 thoughts 21:11,12 three 4:8 16:2 17:9 throw 24:11 thursday 1:6 3:1 25:22 time 6:3 10:21 17:5 20:9,16 26:8 times 3:13 6:5 tonight 14:22 total 24:9 totally 14:15 town 18:4,15 tracy 2:18 21:20 tracymdesigns 22:8 trader 13:2,15 18:14,15 traditional 13:7 traffic 12:3,4,7 14:19 15:17,21 16:20,21 17:8,12 17:25 18:6,24 20:4,5 21:6,14 23:16 25:9 transcribed 26:10 transcript 3:5 transcription 26:12 transformation 1:1 trips 23:19 trump 6:3 trying 5:7 6:17 10:6 16:6,13,19 18:15 19:4,8 turns 5:24 tweeted 6:4,5 tweets 6:3,7 two 3:11 4:11 5:10 5:22 7:22 23:15 25:1 type 24:1,24 u ultra 13:7 undersigned 26:5 understand 12:9 14:15 understandable 22:15 understanding 22:5 unified 5:20 unifying 24:25 union 17:8 unit 3:11,25 5:11 8:20 24:2 units 3:10 4:7 5:10 7:21 23:5 updated 9:4 upkeep 9:2 upscaled 24:24 usc 13:1,1,18 use 22:16 usually 7:22 utilized 16:8 v v 17:20 vehicles 7:22 venue 10:7 20:24 verbatim 26:9 veta 17:6 19:19 victor 2:13 15:15 videos 8:17 village 13:1,18 vision 18:13 22:2,6 visually 8:5 w waited 5:23 walk 4:5,22 17:14 20:8 walked 20:13 walking 20:23 want 4:4 5:8 7:16 9:9 11:2 15:12,12 17:19 19:9 24:19 wanted 5:22 17:15 22:5 wanting 6:2 way 3:10 10:7 17:16 19:15 20:6 20:10 21:17 we've 15:19,22,25 16:17 welfare 24:8 west 14:17 whereof 26:16 wide 6:12,16 wife 6:6 witness 26:16 wonderful 6:5 work 11:5 15:19 16:15 17:10 worked 11:20 15:5 15:25 working 19:15 25:11 works 4:14 world 21:19 worry 4:6 write 6:2 wrong 6:7 x x 2:1 y yahoo.com.5:17 14:1 yeah 23:10 year 17:5 years 5:20 14:9,9 14:13 15:4,4 young 4:9 9:24 [tell - young] Page 8 Hahn & Bowersock, A Veritext Company 800.660.3187 EXHIBIT G Report on Sunshine Ordinance Meeting MAINPLACE TRANSFORMATION PROJECT EXHIBIT H Report on Sunshine Ordinance Meeting MAINPLACE TRANSFORMATION PROJECT May  31,  2018  Public  Meeting,  Centennial  Real  Estate       Comments  given  by  video:     https://youtu.be/bqCzj2Brs84       EXHIBIT I Report on Sunshine Ordinance Meeting MAINPLACE TRANSFORMATION PROJECT EXHIBIT 8 EXHIBIT 9 City of Santa Ana Main Place Mall Impact Study Peer Review Report May 8, 2018 AECOM Economics General Limiting Conditions AECOM devoted the level of effort consistent with (i) the level of diligence ordinarily exercised by competent professionals practicing in the area under the same or similar circumstances, and (ii) consistent with the time and budget available for the Services to develop the Deliverables. The Deliverables are based on estimates, assumptions, information developed by AECOM from its independent research effort, general knowledge of the industry, and information provided by and consultations with Client and Client's representatives. No responsibility is assumed for inaccuracies in data provided by the Client, the Client's representatives, or any third-party data source used in preparing or presenting the Deliverables. AECOM assumes no duty to update the information contained in the Deliverables unless such additional services are separately retained pursuant to a wri tten agreement signed by AECOM and Client. AECOM’s findings represent its professional judgment. Neither AECOM nor its parent corporations, nor their respective affiliates or subsidiaries (“AECOM Entities”) make any warranty or guarantee, expressed or implied, with respect to any information or methods contained in or used to produce the Deliverables. The Deliverables shall not to be used in conjunction with any public or private offering of securities, debt, equity, or other similar purpose where it may be relied upon to any degree by any person other than the Client. The Deliverables shall not be used for purposes other than those for which they were prepared or for which prior written consent has been obtained from AECOM. Possession of the Deliverables does not carry with it any right of publication or the right to use the name of "AECOM" in any manner without the prior express written consent of AECOM. No party may reference AECOM with regard to any abstract, excerpt or summarization of the Delivera bles without the prior written consent of AECOM. AECOM has served solely in the capacity of consultant and has not rendered any expert opinions in connection with the subject matter hereof. 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Entitlement to rely upon the Deliverables is conditioned upon the entitled party accepting full responsibility for such use, strict compliance with this Agreement and not holding AECOM liable in any way for any impacts on the forecasts or the earnings resulting from changes in "external" factors such as changes in government policy, in the pricing of commodities and materials, changes in market conditions, price levels generally, competitive alternatives to the project, the behavior of consumers or competitors and changes in the Client’s policies affecting the operation of their projects. The Deliverables may include “forward-looking statements”. These statements relate to AECOM’s expectations, beliefs, intentions or strategies regarding the future. These statements may be identified by the use of words like “anticipate,” “believe,” “estimate,” “expect,” “intend,” “may,” “plan,” “project,” “will,” “should,” “seek,” and similar expressions. The forward-looking statements reflect AECOM’s views and assumptions with respect to future events as of the date of the Deliverables and are subject to future economic conditions, and other risks and uncertainties. Actual and future results and trends could differ materially from those set forth in such statements due to various factors, including, without limitation, those discussed in the Deliverables. These factors are beyond AECOM’s ability to control or predict. Accordingly, AECOM makes no warranty or representation that any of the projected values or results contained in the Deliverables will actually occur or be achieved. The Deliverables are qualified in their entirety by, and should be considered in light of, these limitations, conditions and considerations. AECOM Prepared for: City of Santa Ana AECOM 401 West A Street Suite 120 San Diego, CA 92101 aecom.com Copyright © 2019 by AECOM All rights reserved. No part of this copyrighted work may be reproduced, distributed, or transmitted in any form or by any means without the prior written permission of AECOM. AECOM Table of Contents 1. Summary of Findings ............................................................................................ 5 2. Economic Impacts ................................................................................................ 5 3. Fiscal Impacts ....................................................................................................... 7 4. Conclusion ............................................................................................................ 9 Figures Figure 1.1 Five and Ten Minute Drive Time around MainPlace Mall Tables Table 1.1: Estimated City Capture of Economic Benefit Table 1.2: Fiscal Expenditure at Full Buildout AECOM 5 1. Summary of Findings AECOM conducted a peer review of “MainPlace Mixed-Use Project: Apartments, Hotel, and Retail: Net Fiscal Impact & Economic Benefit Analysis Santa Ana, CA,” prepared by Kosmont Companies (hereafter referred to as “Consultant”) for Centennial Real Estate Company LLC (Developer) in December of 2018. AECOM generally agrees with the consultant’s conclusions. Overall, they are reasonable and consistent with industry practice. In some cases the study contains assumptions and methodologies that could be clarified to give the City of Santa Ana (City) a better understanding of the scope of fiscal and economic impacts of the development. 1. The report does not analyze the net new operational impacts of the project. Net new impacts are quantified by subtracting the estimated operational impacts of the existing land uses from the estimated operational impacts of the project. This would allow a more complete assessment of the magnitude the project would potentially put the City on stronger footing compared to the existing land uses. More complete information would help inform the City’s decision-making process. 2. Economic Benefits – The application of the IMPLAN model is based on sound methodology and the results appear consistent with other studies involving similar project size. Additional clarity on the study ’s assumed City capture rates would be helpful for understanding the results. 3. Fiscal Revenues – Many of the assumptions about fiscal revenues (Property Tax, Business Tax, etc.) are in line with comparable studies and provide reasonable estimates for the impact of the Development. 4. Sales Taxes – The estimates for sales per square foot are optimistic but within the range for comparable properties in Southern California. Capture Rates for employee spending are also near the upper limit for comparable assumptions. 5. Hotel Visitors Tax – The Average Daily Rate (ADR) used to approximate tax revenue is derived from the Orange County Market, but the ADR for the sub-region containing the City is notably lower. 6. Expenditures for Service Population – While the pro rata expenditure for the new service population is a reasonable application of the City’s Adopted Budget, assumptions about a below average household size for new residences could greatly underestimate the actual costs to the City. 2. Economic Impacts The Consultant uses an IMPLAN input/output model to estimate the economic impacts of both the construction and stabilized operations of the Development. IMPLAN modeling is a well-established methodology to forecast economic impacts on a regional level that combines direct inputs with localized industry sector and employment data to generate estimates for employment and economic production. While the County-wide measures are largely in line with similar studies in Southern California, the estimated City capture rate of economic benefits could use some clarification. Table 1.1 shows the estimated capture by the City of the employment, labor income and economic output of the combined direct, indirect and induced economic benefits for both the Construction and Operations phases of the Development. Table 1.1: Estimated City Capture of Economic Benefits Employment Labor Income Economic Output Construction Phase 1 60% 69% 66% Full Buildout 61% 70% 69% Operations Phase 1 76% 68% 71% Full Buildout 67% 73% 64% Source: Kosmont Companies Given the peripheral location of MainPlace Mall within the City, the proposed capture rates of 64%-71% for these economic outputs would need to be substantiated. It is possible that the assumption is well founded or that this is a direct output of the IMPLAN model but this is not detailed in the study. As an illustration, Figure 1.1 shows 5 and 10 minute drive time radii around MainPlace Mall, which include substantial sections of Orange, Anaheim, Garden Grove and Tustin. Similarly, Citywide capture of employment and labor income indicates the place of employment is within the City, and not that jobs would be held and income earned by Santa Ana residents. In fact, the most recent data from the US Census Longitudinal Employer-Household Dynamics Survey (2015) reveal that of the approximately AECOM 6 2,500 employees at MainPlace Mall, fewer than 10% reported Santa Ana as the ir place of residence. While the overall economic outputs are within the expected range for a project of this magnitude, it is not easily discernable from the study that the Citywide capture rates of economic impacts are justifiable. Figure 1.1 Five and Ten Minute Drive Time around MainPlace Mall Source: Esri, AECOM AECOM 7 The Consultant estimates an average yearly salary of approximately $40,000 for Phase 1 and $80,000 for full buildout for the total employment in the operations stage of the Development. While the Phase 1 employees will be concentrated in retail and hotel sectors, full buildout anticipates the addition of 2,500 office jobs spread across various industry sectors. This indicates an average yearly salary of approximately $100,000 for the office workers. IMPLAN Labor Income includes the full estimation of salary and benefits , which inflates the average salary. These estimates fall within the approximate range for workers in the industry sectors they represent. Depending on the mix of industries that will occupy space in the proposed Development, these estimates are largely in line with economic patterns in Orange County. 3. Fiscal Impacts The Consultant estimates the generation of additional revenue for the City’s General Budget from increased Property Tax, Property Tax in-Lieu of VLF, Property Transfer Tax, Sales Tax (Direct and Indirect), Hotel Visitors Tax, Utility User Tax, Franchise Tax and Business Tax. These estimates are largely derived from well-established methodologies, and AECOM highlights only a few assumptions that need clarification. Property Tax Estimated Property Tax revenues are based on the assessed value of the development at full buildout. In turn, the assessed value is based off the estimated development costs for the entire project with the land acquisition costs excluded. This cost approach to property valuation is widely accepted and the most suitable for this project in the current stage of development. Sales Tax The recent promulgation of Measure X in 2018 increases the relative importance of sales tax to the City of Santa Ana and will be a significant source of revenue for the coming two decades. Estimates of direct Sales Tax depend on predicted sales per square foot for the currently vacant and new retail space in the Development. T he Consultant estimates $500 in sales per square foot for general retail. According to an eMarketer survey of retail locations in Southern California in 2018, average sales per square foot was found to be $436, with a median sales per square foot of $322. For new retail space, these estimates are within the acceptable range for the region and will depend on future tenants and strategies for attracting clientele. Sales per square foot for the proposed food hall, entertainment and theater uses fall within the ranges of eMarketer survey data and AECOM ve rified examples from 2018, again on the high end of ranges. Estimates for indirect sales tax rely on several assumptions regarding household/employee spending habits and the City’s capture of this spending. In terms of capture rates for the City, the Consultant estimates 50% of taxable spending for new households and hotel guests and 40% for on-site employees. Comparable studies from AECOM (2018), Economic Planning Systems (2016) and Keyser Marston Associates (2018) calculate ranges from 25%-50%, with greater capture rates for developments near the commercial center of larger cities. A review of retail surplus/leakage data from ESRI reveals that Santa Ana had a retail surplus of approximately $1.5 billion in 2018. This indicates that the City has an abundant supply of retail trade, food and drink that both satisfies the potential demand of City residents and absorbs demand of non-resident households. Nonetheless, a 50% capture rate for the City of new household spending is optimistic considering the peripheral location of the Development in the City of Santa Ana. More clarification on the justification for this capture rate would be helpful. The estimate of taxable sales for households, however, is comfortably within the range of several data sources. The Bureau of Labor Services Consumption Survey for the Los Angles Metro Area that includes the City estimates approximately $22,000 for households across the region, and ESRI estimates approximately $18,000 for the City. However, the level of household spending is determined by many factors, including income and household size. The question of household size will be addressed in the Fiscal Expenditures section below. Taxable sales generated by on-site employee spending, however, are more contentious. Particularly for office workers, the Consultant’s estimate of $18,454 per year exceeds figures from the International Council of Shopping Center’s Office-Worker Retail Spending that estimate approximately $15,000 per year for the highest category of worker (suburban, senior managers with ample retail option in the immediate vicinity of the office). Nonetheless these AECOM 8 averages are based on national data, and retail spending is highly correlated to income, which is significantly higher in Orange County compared to the country as a whole. Hotel Visitor’s Tax Transient Occupancy Taxes (TOT) are a significant source of revenue for many municipalities in California. The Consultant uses a CBRE Hotel Report for Orange County to estimate City revenues from the propos ed hotel use in the Development. These estimates assume an average occupancy rate of 80% and an Average Daily Rate (ADR) of $193.17. CBRE is a reliable source, and their market data are an industry standard. A simple application of the Orange County average to the proposed development should not be done automatically. Orange County has multiple luxury options lining the coast and clustered around Disneyland that skew the average upward. CBRE ’s Southern California Lodging Forecast from 2018 places Santa Ana in a sub-region of cities it labels the Orange County Airport Market, for which it estimates an average occupancy of 76% and an ADR of $148. Applying the historic growth rate to hotel rooms in this sub-region would be expected to yield a lower rate and reduce TOT revenue. While AECOM did not model any potential reduction this would potentially reduce annual TOT meaningfully, potentially up to or around 20%. Utility User, Franchise and Business Taxes The Consultant estimates the approximate Franchise and Utility Users Taxes based on their per capita application for the service population and the Business Tax on a per capita application for employees. This is an acceptable methodology, and these predictions are in line with assumptions made in comparable s tudies. AECOM does question the assumption of resident population revealed only here in the Consultant ’s report. This assumption will be addressed in the Fiscal Expenditures section below. Fiscal Expenditures The Consultant applies a standard pro rata fiscal expenditure for the service population of the Development, which is calculated as new residents added to a factor of 0.5 applied to new employees. This results in a pro rata Fiscal Expenditure of approximately $512 for resulting service population of the Development at Full Buildout. This methodology is a standard practice and widely accepted for planning purposes. Potential problems arise with the estimation of the service population and the subsequent calculation of Fiscal Expenditures incurred by the City. While the report does not disclose details of the proposed multifamily residences, it does reveal that Phase 1 will bring approximately 1,213 new dwelling units to market and Full Buildout will contain a total of 1,857 units. In the section that details Utility User, Franchise and Business Taxes, the Consultant reveals that the new residential population will be approximately 3,860 at Full Buildout (AECOM calculation based on Consultant’s methodology). Thus, the estimated average household size for these new residences would be approximately 2.1. Santa Ana is one of the most densely populated cities in the United States, and the average household size for rented housing units in 2017 was 4.29. This places the Consultant’s estimates of residential population well below the City’s average. This small household size severely limits the service population from which fiscal expenditures are calculated. The US Census shows that in 2017, Santa Ana had approximately 76,000 occupied housing units, and Costar estimates that 25,000 or 33% were multifamily residences, while 66% were single family residences. Table 1.2 shows the consultant’s projection, AECOM’s range and the US Census average and the resulting service populations and Total Fiscal Expenditures. We were not able to ascertain based on information included within the study a potential mix of bedroom size by units. As a result, while the assumed 2.1 household size may be reasonable clarification may be warranted. AECOM 9 Table 1.2: Fiscal Expenditure at Full Buildout HH Size Service Population Per Capita Expenditure Total Expenditure 2.1 5,426 $512 $2,781,000 2.5 6,206 $512 $3,254,000 3 7,134 $512 $3,657,000 4.29 9,530 $512 $4,956,000 Source: Kosmont Companies, US Census, Costar, AECOM The increased Fiscal Expenditures continue to yield a net benefit to the City’s General Fund, although the margin could be reduced by between approximately $500,000 and $2 million. 4. Conclusion Overall, the Consultant’s report is based on sound methodology and within the range of comparable studies for fiscal and economic impacts of development in Southern California, several assumptions are optimistic and clarification or validation would be helpful. The inclusion of impacts to the City from the current land uses of MainPlace Mall would also provide the City with a more complete picture of the overall impact of the Development. EXHIBIT 10 kimley-horn.com 765 The City Drive, Suite 200, Orange, CA 92868 714 939 1030 MEMORANDUM To:Mr. Oliver Robinson From:Serine Ciandella Date:May 2, 2019 Subject:MainPlace Mall Specific Plan – Development of Parking Standards The following has been prepared to provide a summary of the current parking standards and requirements for MainPlace Mall, and to present the analysis and recommendations for the proposed future parking standards and requirements for the MainPlace Mall Specific Plan. EXISTING AND APPROVED MAINPLACE MALL DEVELOPMENT AND PARKING STANDARDS MainPlace Mall – Current Entitlements The current development entitlements for MainPlace Mall are summarized on Table 1: Table 1 MainPlace Mall Current Entitlements 1 Use Gross Square Footage Retail / Restaurant / Cinema (1,918 seats)1,509,255 Office Buildings 1,500,000 Hotel (400 Rooms)(approx.) 500,000 Total 3,509,255 1 Source:Request for Council Action, November 20, 2000, Vesting Tentative Parcel Map No. 99-132. Mr. Oliver Robinson, May 2, 2019, Page 2 MainPlace Mall Specific Plan Parking kimley-horn.com 765 The City Drive, Suite 200, Orange, CA 92868 714 939 1030 MainPlace Mall – Approved Parking Standards The approved parking standards for the MainPlace Mall uses are summarized on Table 2. Table 2 MainPlace Mall Approved Parking Standards Use Parking Standard 1 Retail / Restaurant / Cinema 3.75 - 4.0 / 1,000 SF Net Square Footage Office 3 / 1,000 SF GFA Hotel 0.8 / room, 1st 300 rooms 1.0 / room over 300 rooms 1 Source:Request for Council Action, November 20, 2000, Vesting Tentative Parcel Map No. 99-132. GFA = Gross Floor Area These parking standards are based on the Request for Council Action, November 20, 2000, Vesting Tentative Parcel Map No. 99-132. A copy of this document is provided in Attachment A. Note that a single parking standard is applied to the three uses currently found in MainPlace Mall – specifically, retail, restaurant, and cinema (Mall Uses). Note also that the parking standard for the Mall Uses is not a single rate, but a range, from 3.75 to 4.0; and that the ratio is based on Net Square Footage, rather than Gross Floor Area. This has been a source of ambiguity, since the parking requirements for the Mall Uses is expressed as a single number, not a range; and the Project entitlements are expressed in Gross Floor Area, not Net Square Footage. Net Square Footage is based on the building square footage measured from the inside face of the outer building walls; does not include common areas that are not leased to tenants (such as lobbies, elevator cores, stairs, corridors, atriums); and does not include floor area occupied by mechanical, electrical, communications, and security equipment. Gross Floor Area is the total square footage of the building, including the thickness of the exterior building walls. MainPlace Mall – Parking Requirements for Current Entitlements Based on the current MainPlace Mall entitlements, and the approved parking standards, the parking requirements for build-out of MainPlace Mall are summarized on Table 3. Mr. Oliver Robinson, May 2, 2019, Page 3 MainPlace Mall Specific Plan Parking kimley-horn.com 765 The City Drive, Suite 200, Orange, CA 92868 714 939 1030 Table 3 MainPlace Mall Parking Requirements for Current Entitlements Use Quantity Parking Standard Required Parking Retail 1,421,255 SF GFA 3.75 – 4.0 / 1,000 Net SF 4,7812Restaurant50,000 SF GFA Cinema 1,918 seats 38,000 SF GFA 1 Office 1,500,000 SF GFA 3 / 1,000 GFA 4,500 Hotel 400 rooms 0.8 / room, 1st 300 rooms 1.0 / room over 300 rooms 340 Total 9,621 1 Estimated 2 Assumes an average parking ratio of 3.875 and assumes that the Net Square Footage of the Mall is 81.75% of the Gross Floor Area;Source:Request for Council Action, November 20, 2000, Vesting Tentative Parcel Map No. 99-132. Build-out of the full MainPlace Mall entitlements would require a parking supply of 9,621 parking spaces. Note that the parking requirement for the Mall Uses (retail, restaurant, and cinema) is derived by using the average of the range of rates (the average of 3.75 and 4.0, which is 3.875), and that the GFA is factored by 81.75% to estimate Net Square Footage. This is consistent with the parking assumptions in the Request for Council Action, November 20, 2000, Vesting Tentative Parcel Map No. 99-132 for MainPlace Mall. MainPlace Mall – Parking Requirements for Existing Development The existing MainPlace Mall consists of 1,130,000 gross square feet of retail, restaurant, and cinema uses (Mall Uses). Based on the approved parking standard, the required parking for the existing MainPlace Mall development is shown on Table 4. Mr. Oliver Robinson, May 2, 2019, Page 4 MainPlace Mall Specific Plan Parking kimley-horn.com 765 The City Drive, Suite 200, Orange, CA 92868 714 939 1030 The parking requirement for the existing Mall Uses, based on the approved parking standard, would be a parking supply of 3,580 spaces. MainPlace Mall – Existing Parking Supply and Effective Parking Ratio MainPlace Mall currently has 4,882 parking spaces. When compared to the parking requirement of 3,580 spaces, the existing parking supply provides a surplus of 1,302 spaces. When compared to the existing 1,130,000 square feet of GFA, the existing parking supply of 4,882 spaces equates to an effective parking ratio of 4.32 spaces per existing KSF of Gross Floor Area, and 5.28 spaces per existing KSF Net Floor Area, as shown on Table 5. Table 5 MainPlace Mall Existing Parking Supply and Effective Parking Ratio Use Quantity Current Parking Supply Effective Parking Ratio Mall Uses1 1,130,000 GFA 4,882 4.32 spaces / GFA 5.28 spaces / Net SF 2 1 Mall Uses consists of the existing mix of uses in MainPlace Mall, including retail, restaurant, and cinema square footage. 2 Assumes that the Net Square Footage of the Mall is 81.75% of the Gross Floor Area; Source:Request for Council Action, November 20, 2000, Vesting Tentative Parcel Map No. 99-132. Table 4 MainPlace Mall Parking Requirements for Existing Development Use Quantity Parking Standard Required Parking Mall Uses1 1,130,000 GFA 3.75 – 4.0 / 1,000 Net SF 3,580 2 1 Mall Uses consists of the existing mix of uses in MainPlace Mall, including retail, restaurant, and cinema square footage. 2 Assumes an average parking ratio of 3.875 and assumes that the Net Square Footage of the Mall is 81.75% of the Gross Floor Area;Source:Request for Council Action, November 20, 2000, Vesting Tentative Parcel Map No. 99-132. Mr. Oliver Robinson, May 2, 2019, Page 5 MainPlace Mall Specific Plan Parking kimley-horn.com 765 The City Drive, Suite 200, Orange, CA 92868 714 939 1030 MainPlace Mall – Existing Parking Demand and Effective Parking Ratio Parking occupancy data collection for the entire Mall was conducted on a typical Friday and Saturday in August, 2018. The peak parking demand observed was 2,472 occupied spaces, between 1:00 PM and 2:00 PM on Saturday. The peak parking demand of 2,472 spaces observed for the current Mall operations was factored to account for three issues: ·The observed parking demand was factored to account for approximately 175,000 square feet of vacant space in the Mall at the time of the counts. ·The counts were taken in August. Based on the Urban Land Institute (ULI) seasonal parking factors published in the Shared Parking (2nd Edition) manual, a seasonal factor of 1.125 is applied to the observed parking demand to account for seasonal fluctuation. ·A revitalization factor of 1.10 was then applied to account for an anticipated increase in Mall activity in response to the proposed MainPlace Mall Specific Plan improvements. Once these factors are applied, the observed peak parking demand and resulting estimated parking ratios for the existing Mall Uses would be as summarized on Table 6. Table 6 MainPlace Mall Parking Demand for Existing Development Scenario GFA Peak Parking Demand (spaces) Adjustment Factors Actual / Estimated Parking Usage Ratio (spaces per KSF GFA) Existing Mall GFA 1,130,000 2,472 1 --2.19 Existing Occupied GFA 955,000 2,472 --2.59 Seasonal Factor 2 --2,781 1.125 2.91 Revitalization Factor 3 --3,059 1.10 3.20 1 Source: Kimley-Horn, August 2018 parking data collection at MainPlace Mall. 2 Source: Urban Land Institute (ULI)Shared Parking (2nd Edition) 3 Anticipated increase in Mall activity with proposed Specific Plan improvements KSF = Thousand Square Feet GFA = Gross Floor Area When each of these adjustment factors is applied to the observed peak parking demand, the resulting estimated parking ratio would be 3.20 spaces per KSF of Gross Floor Area for the existing Mall Uses. Mr. Oliver Robinson, May 2, 2019, Page 6 MainPlace Mall Specific Plan Parking kimley-horn.com 765 The City Drive, Suite 200, Orange, CA 92868 714 939 1030 PROPOSED MAINPLACE MALL SPECIFIC PLAN DEVELOPMENT AND PARKING STANDARDS MainPlace Mall Specific Plan The MainPlace Mall Specific Plan proposes the following changes to the approved entitlements for MainPlace Mall: Table 7 MainPlace Mall Summary of Approved and Proposed Land Uses Land Use Currently Entitled Proposed Difference Commercial (SF)1,509,255 1,400,000 (109,255) Office (SF)1,500,000 750,000 (750,000) Hotel (Rooms)400 400 0 Residential (DU)0 1,900 + 1,900 DU = Dwelling Unit As shown in the last column, the proposed plan would reduce the commercial and office square footage, and would add 1,900 multi-family residential units. Recommended Parking Standards for MainPlace Mall The approved parking standards for MainPlace Mall were presented previously on Table 2. The following presents a proposed approach to the parking standards to be adopted for the MainPlace Mall Specific Plan. Mall Uses The approved parking standard for the Mall Uses (retail, restaurant, and cinema) is currently 3.75 – 4.0 spaces per 1,000 Net Square Feet. As pointed out earlier, this parking standard has been a source of ambiguity, since the number of required parking spaces for the Mall are expressed as a single number, not as a range; and the Project entitlements are expressed in Gross Floor Area, not Net Square Footage. It is recommended that the parking standard for the Mall Uses be simplified to a single parking ratio, rather than a range; and that the standard be adjusted to apply to Gross Floor Area, rather than Net Square Footage, consistent with other parking standards. Mr. Oliver Robinson, May 2, 2019, Page 7 MainPlace Mall Specific Plan Parking kimley-horn.com 765 The City Drive, Suite 200, Orange, CA 92868 714 939 1030 As shown on Table 3, the parking requirement for the approved 1,509,255 gross square feet of Mall Uses is 4,781 spaces. This would equate to a parking ratio of 3.17 parking spaces per 1,000 square feet of Gross Floor Area. This ratio is generally consistent with the effective parking ratio of 3.20 that was observed through the parking data collection for the existing Mall Uses. To provide an additional buffer over existing observed conditions, it is recommended that the parking standard for the retail, restaurant, and cinema uses be established at 3.5 spaces per Gross Floor Area in the Specific Plan. Office The approved parking standard for Office use is currently 3.0 spaces per 1,000 square feet of Gross Floor Area. It is recommended that this parking standard remain the same. Hotel The approved parking standard for Hotel use is currently 0.8 space per room for the first 300 rooms, and 1.0 space per room over 300 rooms. It is recommended that this parking standard remain the same. Residential The current MainPlace Mall approvals do not specify a parking standard for residential uses. It is recommended that the parking requirement for residential uses be established at 1.5 spaces per dwelling unit (DU) for residents, and 0.15 space per DU for visitors. These rates are consistent with the Urban Land Institute Shared Parking (2nd Edition) rates. The proposed parking standards for the proposed MainPlace Mall Specific Plan are summarized on Table 8. Table 8 MainPlace Mall Specific Plan Proposed Parking Standards Use Proposed Parking Standard Commercial 3.5 / 1,000 SF GFA Office 3.0 / 1,000 SF GFA Hotel 0.8 / room, 1st 300 rooms 1.0 / room over 300 rooms Residential 1.5 / DU for residents, plus 0.15 / DU for guests GFA = Gross Floor Area DU = Dwelling Unit Mr. Oliver Robinson, May 2, 2019, Page 8 MainPlace Mall Specific Plan Parking kimley-horn.com 765 The City Drive, Suite 200, Orange, CA 92868 714 939 1030 Using these proposed parking standards, the parking requirements for the proposed MainPlace Mall Specific Plan development would be as follows: Table 9 MainPlace Mall Specific Plan Parking Requirements Use Quantity Parking Standard Required Parking Commercial 1,400,000 SF GFA 3.5 / 1,000 GFA 4,900 Office 750,000 SF GFA 3.0 / 1,000 GFA 2,250 Hotel 400 rooms 0.8 / room, 1st 300 rooms 1.0 / room over 300 rooms 340 Total Non-Residential 7,490 Residential 1,900 DU 1.5 / DU for residents, plus 0.15 / DU for guests 3,135 Total with Residential 10,625 GFA = Gross Floor Area DU = Dwelling Unit SHARED PARKING ANALYSIS A shared parking analysis has been conducted for the proposed MainPlace Mall project using the methodology outlined in the Urban Land Institute (ULI)Shared Parking (2nd Edition) document. The purpose of a shared parking analysis is to determine the actual anticipated usage of the proposed parking supply for the project, taking into account the non-concurrent parking peaks for the retail, office, and hotel uses, and to determine the reduction in parking supply that can be supported due to shared parking synergies. Note that the residential uses are excluded from this analysis, because the tenant parking for the residential components will be reserved exclusively for the residential buildings. The ULI Shared Parking methodology is a multi-step process that, first, establishes the stand- alone peak parking requirements for a variety of uses, including office, retail, and hotel uses. The methodology then applies a percentage to the peak requirement for each use, to represent the actual usage of the parking requirement for each hour of the day between the hours of 6:00 AM and midnight, reflecting the fact that the parking demand for each use fluctuates throughout the course of the day. Mr. Oliver Robinson, May 2, 2019, Page 9 MainPlace Mall Specific Plan Parking kimley-horn.com 765 The City Drive, Suite 200, Orange, CA 92868 714 939 1030 Beneficial shared parking synergies exist between different uses whose peak operating times occur at different times of the day. The ULI study also identifies weekday vs. weekend variations in parking demand. Uses with non-concurrent peak operating characteristics can share a portion of the same parking supply without detriment to the other, rather than each providing their own distinct and complete parking supply. For example, the parking demand for office uses peaks on weekdays during the mid-morning and mid-afternoon hours; while the parking demand for retail uses peaks on weekends, when the office usage is at its lowest; and hotel parking demand peaks in the late night and early morning hours when both retail and office uses are typically closed. Monthly variations in parking demand for each use for each month of the year are also taken into account in the shared parking methodology. Parking demand for retail peaks on the weekend in the month of December, during the Christmas season, and is at 75% or less from January through October. Each of these factors is incorporated into the shared parking spreadsheets (see Attachment B), and applied to the office, retail, and hotel mix proposed for the MainPlace Mall project. Applying these factors to the proposed mix of uses yields a projected peak parking requirement, at a particular time of day (weekday and weekend) and season. In theory, the actual parking supply that would be needed for the project will not exceed the projected peak, due to the interrelationships and benefits of shared parking synergies. Shared Parking Results As shown previously on Table 9, the total parking requirement for the non-residential portions of the Project, without taking shared parking into account, would be 7,490 spaces. The shared parking analysis indicates that the parking demand for the proposed mix of uses would typically peak at 2:00 PM on weekdays, and 1:00 PM on weekends. The forecasted peak parking demand would range from 4,826 to 6,352 spaces on a weekday, and 3,113 to 4,882 on a weekend, depending on the month of the year, as shown on Table 10. Based on the shared parking synergies and fluctuations in peak parking patterns on a monthly, daily, and hourly basis, the shared parking synergies between the uses would allow for a parking reduction of between 788 (for the peak month of December) and 1,706 spaces (for the next highest peak month of November). The hourly fluctuations of parking demand for each of the office, retail, and hotel uses are shown graphically for November weekdays and weekends on Figures 1 and 2, respectively; and for December weekdays and weekends on Figures 3 and 4, respectively. Mr. Oliver Robinson, May 2, 2019, Page 10 MainPlace Mall Specific Plan Parking kimley-horn.com 765 The City Drive, Suite 200, Orange, CA 92868 714 939 1030 Table 10 MainPlace Mall Projected Peak Parking Demand by Month Month Weekday – 2:00 PM Weekend – 1:00 PM Office Retail Hotel Total Shared Parking Relief Office Retail Hotel Total Shared Parking Relief Jan 2,250 2,398 178 4,826 2,314 194 2,776 144 3,113 4,027 Feb 2,250 2,398 203 4,851 2,289 194 2,776 165 3,134 4,006 Mar 2,250 2,634 215 5,099 2,041 194 3,049 174 3,416 3,724 Apr 2,250 2,595 213 5,058 2,083 194 3,003 172 3,369 3,771 May 2,250 2,713 217 5,180 1,960 194 3,140 176 3,509 3,631 Jun 2,250 2,752 231 5,233 1,907 194 3,185 187 3,566 3,574 Jul 2,138 2,634 227 4,999 2,142 184 3,049 183 3,416 3,724 Aug 2,138 2,791 217 5,146 1,994 184 3,231 176 3,590 3,550 Sep 2,250 2,634 217 5,101 2,039 194 3,049 176 3,418 3,722 Oct 2,250 2,713 217 5,180 1,960 194 3,140 176 3,509 3,631 Nov 2,250 2,988 197 5,435 1,706 194 3,458 159 3,811 3,329 Dec 2,250 3,931 171 6,352 788 194 4,550 133 4,882 2,258 Mr. Oliver Robinson, May 2, 2019, Page 11 MainPlace Mall Specific Plan Parking kimley-horn.com 765 The City Drive, Suite 200, Orange, CA 92868 714 939 1030 Mr. Oliver Robinson, May 2, 2019, Page 12 MainPlace Mall Specific Plan Parking kimley-horn.com 765 The City Drive, Suite 200, Orange, CA 92868 714 939 1030 Mr. Oliver Robinson, May 2, 2019, Page 13 MainPlace Mall Specific Plan Parking kimley-horn.com 765 The City Drive, Suite 200, Orange, CA 92868 714 939 1030 It should be pointed out that the results of this shared parking analysis are based on the assumption that all parking spaces are accessible to all uses, and conveniently located within a reasonable walking distance. For a development the size and complexity of the proposed MainPlace Mall, and depending on the final layout, location, and management of the parking supply, it may be necessary to exclude some portions of the parking supply from shared parking consideration, which would reduce the parking reduction that would be supported by shared parking. It is recommended that the potential for a shared parking arrangement between compatible uses be reviewed and evaluated based on proximity and accessibility as each new development comes on line. ATTACHMENT A COPY OF REQUEST FOR COUNCIL ACTION – NOVEMBER 20, 2000 VESTING TENTATIVE PARCEL MAP NO. 99-152 ATTACHMENT B MAIN PLACE MALL SPECIFIC PLAN SHARED PARKING WORKSHEETS SHARED PARKING ANALYSIS PER THE ULI SHARED PARKING MANUAL (2nd Edition) FOR WEEKDAY PARKING DEMAND PROJECT:MAINPLACE MALL SCENARIO: MED.RESTAURANT HOTEL OFFICE 750.0 KSF LAND USE:OFFICE RETAIL OFFICE QUAL Family F FOOD THEATER ROOM REST. CONF. CONV.RETAIL 1,400.0 KSF UNIT:KSF KSF KSF KSF KSF KSF SEAT ROOM KSF KSF KSF REST. - QUAL 0.000 KSF QUANTITY:750.000 1,400.0 0.000 0.000 0.00 0.000 0 400 0.000 0.000 0.000 REST. - Family 0.000 KSF RATE:3 3.25 0 0 0 0 0 0.85 0 0 0 TOTAL REST. - F FOOD 0.000 KSF REQ'D PRKG 2,250 4,550 0 0 0 0 0 340 0 0 0 7,140 THEATER 0.000 KSF (SEATS:) Mode Adjustment 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 HOTEL 500.000 KSF (ROOMS:400 ) W-day/W-end Factor 1.00 0.90 1.00 0.90 0.70 1.00 0.93 1.00 1.00 1.00 1.00 MEDICAL OFFICE 0 KSF Seasonal Factor 1.00 0.76 1.00 0.94 0.94 0.94 0.25 0.85 1.00 1.00 0.85 NOV TOTAL 2,650.0 KSF PERCENTAGE OF PEAK DEMAND PROJECTED PARKING DEMAND BY HOUR OF DAY BY HOUR OF DAY TIME OF MED.RESTAURANT HOTEL MED.RESTAURANT HOTEL DAY OFFICE RETAIL OFFICE QUAL Family F FOOD THEATER ROOM REST.CONF.CONV.OFFICE RETAIL OFFICE QUAL Family F FOOD THEATER ROOM REST.CONF.CONV.TOTAL 6:00 AM 3%3%0%0%16%7%0%77%0%0%0%62 93 0 0 0 0 0 223 0 0 0 378 7:00 AM 28%7%0%0%32%12%0%78%10%0%0%630 218 0 0 0 0 0 225 0 0 0 1,073 8:00 AM 71%20%80%8%51%22%0%82%30%30%50%1,598 622 0 0 0 0 0 237 0 0 0 2,457 9:00 AM 92%43%93%11%73%32%0%74%10%60% 100%2,070 1,338 0 0 0 0 0 214 0 0 0 3,622 10:00 AM 100%69%100%26%91%58%0%68%10%60% 100%2,250 2,147 0 0 0 0 0 197 0 0 0 4,594 11:00 AM 96%87%100%48%91%87%0%68%5%60% 100%2,160 2,708 0 0 0 0 0 197 0 0 0 5,064 12:00 AM 84%96%53%77% 100%100%20%64%100%65% 100%1,890 2,988 0 0 0 0 0 185 0 0 0 5,063 1:00 PM 86%100%93%77%87%100%45%64%100%65% 100%1,935 3,112 0 0 0 0 0 185 0 0 0 5,232 2:00 PM 100%96%100%69%70%91%55%68%33%65% 100%2,250 2,988 0 0 0 0 0 197 0 0 0 5,434 3:00 PM 96%92%100%45%45%62%55%68%10%65% 100%2,160 2,863 0 0 0 0 0 197 0 0 0 5,220 4:00 PM 84%92%93%54%49%56%55%70%10%65% 100%1,890 2,863 0 0 0 0 0 202 0 0 0 4,956 5:00 PM 47%95%87%79%65%62%60%70%30% 100% 100%1,058 2,957 0 0 0 0 0 202 0 0 0 4,216 6:00 PM 23%95%67%96%74%86%60%68%55% 100%50%518 2,957 0 0 0 0 0 197 0 0 0 3,671 7:00 PM 9%95%30%100%74%82%80%64%60% 100%30%203 2,957 0 0 0 0 0 185 0 0 0 3,344 8:00 PM 7%82%15%100%69%52%100%68%70% 100%30%158 2,552 0 0 0 0 0 197 0 0 0 2,906 9:00 PM 3%55%0%100%37%32%100%72%67% 100%10%68 1,712 0 0 0 0 0 208 0 0 0 1,987 10:00 PM 1%32%0%96%31%22%80%80%60%50%0%23 996 0 0 0 0 0 231 0 0 0 1,250 11:00 PM 0%11%0%77%22%12%65%82%40%0%0%0 342 0 0 0 0 0 237 0 0 0 579 12:00 PM 0%0%0%27%26%7%40%81%30%0%0%0 0 0 0 0 0 0 234 0 0 0 234 (a) Source: ULI Shared Parking (2nd Edition) Table 2-5 - Percentages shown are the WEEKDAY PROJECTED PEAK PARKING DEMAND =5,434 AT 2:00 PM weighted averages of the employee and customer / visitor Time of Day Factors.WEEKDAY UNADJUSTED PEAK PARKING DEMAND =7,140 WEEKDAY PARKING ADJUSTMENT DUE TO SHARED PARKING =1,706 24% 03-Apr-19 |:: KHA Shared Parking ULI 2nd Edition with Calcs for Factors.xlsx, Project Worksheet 4/3/2019, 12:12 PM SHARED PARKING ANALYSIS PER THE ULI SHARED PARKING MANUAL (2nd Edition) FOR WEEKEND PARKING DEMAND PROJECT:MAINPLACE MALL SCENARIO:0 MED.RESTAURANT HOTEL OFFICE 750.000 KSF LAND USE:OFFICE RETAIL OFFICE QUAL Family F FOOD THEATER ROOM REST. CONF. CONV.RETAIL 1,400.0 KSF UNIT:KSF DU KSF KSF KSF KSF SEAT ROOM KSF KSF KSF REST. - QUAL 0.000 KSF QUANTITY:750.000 1,400.0 0.000 0.000 0.00 0.000 0 400 0.00 0.00 0.00 REST. -Family 0.000 KSF RATE:3 3.25 0 0 10 0 0 0.85 0 0 0 TOTAL REST. - F FOOD 0.000 KSF REQ'D PRKG 2,250 4,550 0 0 0 0 0 340 0 0 0 7,140 THEATER 0.000 KSF (SEATS:0) Mode Adjustment 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 HOTEL 500.000 KSF (ROOMS:400 ) W-day/W-end Factor 0.10 1.00 1.00 1.00 1.00 0.93 1.00 0.86 1.00 1.00 0.50 MEDICAL OFFICE 0 KSF Seasonal Factor 1.00 0.76 1.00 0.94 0.94 0.94 0.78 0.85 1.00 1.00 1.00 NOV TOTAL 2,650.0 KSF PERCENTAGE OF PEAK DEMAND PROJECTED PARKING DEMAND BY HOUR OF DAY BY HOUR OF DAY TIME OF MED.RESTAURANT HOTEL MED.RESTAURANT HOTEL DAY OFFICE RETAIL OFFICE QUAL Family F FOOD THEATER ROOM REST. CONF. CONV.OFFICE RETAIL OFFICE QUAL Family F FOOD THEATER ROOM REST.CONF.CONV.TOTAL 6:00 AM 3%3%79%0%29%7%0%77%0%0%0%7 104 0 0 0 0 0 191 0 0 0 302 7:00 AM 28%7%45%0%54%12%0%78%10%0%0%63 242 0 0 0 0 0 194 0 0 0 499 8:00 AM 71%20%36%8%64%22%0%82%30%30%50%160 692 0 0 0 0 0 204 0 0 0 1,055 9:00 AM 92%43%50%11%77%32%0%74%10%60% 100%207 1,487 0 0 0 0 0 184 0 0 0 1,878 10:00 AM 100%69%36%26%87%58%0%68%10%60% 100%225 2,386 0 0 0 0 0 169 0 0 0 2,780 11:00 AM 96%87%50%48%91%87%0%68%5%60% 100%216 3,008 0 0 0 0 0 169 0 0 0 3,393 12:00 AM 84%96%50%77% 100%100%20%64%100%65% 100%189 3,320 0 0 0 0 0 159 0 0 0 3,668 1:00 PM 86%100%31%77%91%100%45%64%100%65% 100%194 3,458 0 0 0 0 0 159 0 0 0 3,811 2:00 PM 100%96%26%69%57%91%55%68%33%65% 100%225 3,320 0 0 0 0 0 169 0 0 0 3,714 3:00 PM 96%92%31%45%49%62%55%68%10%65% 100%216 3,181 0 0 0 0 0 169 0 0 0 3,566 4:00 PM 84%92%56%54%49%56%55%70%10%65% 100%189 3,181 0 0 0 0 0 174 0 0 0 3,544 5:00 PM 47%95%100%79%78%62%60%70%30% 100% 100%106 3,285 0 0 0 0 0 174 0 0 0 3,565 6:00 PM 23%95%95%96%82%86%60%68%55% 100%50%52 3,285 0 0 0 0 0 169 0 0 0 3,506 7:00 PM 9%95%61%100%82%82%80%64%60% 100%30%20 3,285 0 0 0 0 0 159 0 0 0 3,464 8:00 PM 7%82%31%100%82%52%100%68%70% 100%30%16 2,836 0 0 0 0 0 169 0 0 0 3,020 9:00 PM 3%55%10%100%63%32%100%72%67% 100%10%7 1,902 0 0 0 0 0 179 0 0 0 2,088 10:00 PM 1%32%2%96%56%22%100%80%60%50%0%2 1,107 0 0 0 0 0 199 0 0 0 1,308 11:00 PM 0%11%2%77%52%12%80%82%10%0%0%0 380 0 0 0 0 0 204 0 0 0 584 12:00 PM 0%0%0%27%26%7%50%81%30%0%0%0 0 0 0 0 0 0 201 0 0 0 201 (a) Source: ULI Shared Parking (2nd Edition) Table 2-6 - Percentages shown are the WEEKEND PROJECTED PEAK PARKING DEMAND =3,811 AT 1:00 PM weighted averages of the employee and customer / visitor Time of Day Factors.WEEKEND UNADJUSTED PEAK PARKING DEMAND =7,140 WEEKEND PARKING ADJUSTMENT DUE TO SHARED PARKING =3,329 47% 03-Apr-19 KHA Shared Parking ULI 2nd Edition with Calcs for Factors.xlsx, Project Worksheet 4/3/2019, 12:12 PM This page left blank intentionally. EXHIBIT 11 EXHIBIT 11 MAINPLACE MALL TRANSFORMATION PROJECT EIR ADDENDUM The MainPlace Mall Transformation Project EIR Addendum and Technical Appendices is available online at: https://www.santa-ana.org/pb/planning-division/major-planning-projects-and- documents/main-place-mall-transformation-project Or by visiting: Planning and Building Agency – Planning Division Public Counter 20 Civic Center Plaza Santa Ana, CA 92701 EXHIBIT 12 DEVELOPMENT AGREEMENT The MainPlace Mall Transformation Project Development Agreement is available online at: https://www.santa-ana.org/pb/planning-division/major-planning-projects-and-documents/main-place- mall-transformation-project This page left blank intentionally.