The URL can be used to link to this page

Home My WebLink About75A - PH- RESO ONE BROADWAY PLAZAREQUEST FOR COUNCIL ACTION CITY COUNCIL MEETING DATE: APRIL 21, 2020 TITLE: PUBLIC HEARING —ADOPT A RESOLUTION FOR ADDENDUM TO CERTIFIED EIR NO. 1999-01, GENERAL PLAN AMENDMENT NO. 2020-01 AND ZONING ORDINANCE AMENDMENT NO. 2020-02 FOR THE ONE BROADWAY PLAZA MIXED -USE TOWER LOCATED AT 1109 NORTH BROADWAY /s/Kristine CITY MANAGER CLERK OF COUNCIL USE ONLY: U1a,1.1000 W ❑ As Recommended ❑ As Amended ❑ Ordinance on 1" Reading ❑ Ordinance on 2ntl Reading ❑ Implementing Resolution ❑ Set Public Hearing For CONTINUED TO 1�1��►Ul�l:Iq;7 RECOMMENDED ACTION 1. Adopt a resolution approving and adopting an addendum to the Environment Impact Report for One Broadway Plaza (SCH No. 99101047) and re -adopt the mitigation monitoring and reporting program. 2. Adopt a resolution approving General Plan Amendment No. 2020-01. 3. Adopt an ordinance approving Zoning Ordinance Amendment No. 2020-02 to amend certain provisions of the Specific Development No. 75 (SD-75) zone. PLANNING COMMISSION ACTION At an adjourned meeting on April 2, 2020, and after receiving extensive public testimony on the item, the Planning Commission voted 6:0:1 (Phan abstained) to recommend that the City Council approve the addendum to the certified environmental impact report (EIR) and re -adopt the Mitigation Monitoring and Reporting Program (MMRP), and approve a general plan amendment (GPA) and a zoning ordinance amendment (ZOA) for the One Broadway Plaza mixed -use tower at 1109 North Broadway. The Planning Commission also recommended project approval conditions to require a project labor agreement, to add the Logan Neighborhood to the list of neighborhoods requiring a Traffic Mitigation Plan, to update the fee for the Traffic Mitigation Plans from $200,000 to $300,000 per neighborhood, and to required park fees collected from the project be spent within the district that the site is located within. The stipulations have been articulated in a Mutual Declaration of Acknowledgement and Acceptance of Approval Conditions attached as Exhibit 4 for consideration by the City Council. 75A-1 GPA No. 2020-01 & ZOA No. 2020-02 1109 North Broadway April 21, 2020 Page 2 DISCUSSION Michael Harrah, representing Caribou Industries, is requesting approval of a general plan amendment and zoning ordinance amendment to allow the construction of a mixed -use structure consisting of office, residential, entertainment and retail uses at 1109 North Broadway. Specifically, the changes to the general plan and zoning will allow residential uses within the entitled office structure. If approved, the project will contain no less than 200,000 square feet of office and commercial space and a maximum of 415 residential apartment units encompassing about 318,000 square feet of floor area. In 2004, Caribou Industries received entitlements for a 37-story, 493-foot-tall office tower consisting of 518,003 square feet of floor area. The project included 490,003 square feet of office space, 10,000 square feet of retail space and 18,000 square feet of restaurant dining area. Due to numerous economic considerations, the applicant was unable to move forward with the construction of the office tower. In conjunction with the approval of the original project, the City Council also approved a development agreement between the City and the Applicant to facilitate the development of the project. However, all the terms of the development agreement are no longer applicable to the project as the agreement expired in 2012 and was never extended. The Applicant is entitled to build out the Project that was previously approved and as stipulate in the existing SD-75. The applicant is now proposing to amend the SD-75 zoning document and the general plan list of allowable uses for the property to include residential uses at the site and to allow up to 415 residential units within approximately 19 floors of the building. The remaining space and stories will be used as office space, commercial and restaurant areas, and residential amenities. Other than the proposed changes described above, the original approval remains in place and will carry through for this revised project. Of the development's maximum 415 units, no more than 80 percent will be devoted to studios and one -bedroom units, with 20 percent dedicated to the larger two and three -bedroom units. Units will range in average sizes from 500 square feet for the studio units up to approximately 1,258 square feet for the three -bedroom units. The project will incorporate several different floor plans that will be finalized once a residential partner is secured. A nine -level freestanding parking structure (one sublevel and eight levels above ground) with a height of 78 feet was approved in 2004 with the original project entitlements. A total of 2,463 parking spaces are proposed within this structure. Approximately 3,200 square feet of retail/restaurant space will be provided on the ground level of the structure. The design of the structure will complement the proposed office tower, with the elevator bank incorporating the same glass that will be used on the tower. The overall parking proposed for the project will accommodate a minimum of 2 parking spaces for each residential unit, plus guest parking. Residential parking will be located behind security gates on the upper levels of the parking structure. After taking in the requirement for office and restaurant parking, a surplus of almost 400 parking spaces will be available. The One Broadway Plaza development project, which was previously approved by the City Council and affirmed by Santa Ana voters via a 2005 referendum, will enhance and provide a positive 75A-2 GPA No. 2020-01 & ZOA No. 2020-02 1109 North Broadway April 21, 2020 Page 3 reinforcement of the City's image around the Midtown area. The proposed project, through the development of a mixed -use tower and associated amenities, will further enhance and reinforce the City's regional image. Additionally, the project will be of direct benefit to the community by providing additional employment and housing opportunities in the City. The proposed project will be consistent with the goals and policies of the General Plan as amended by promoting a balance of land uses to address basic community needs, enhancing the City's economic and fiscal environment, and enhancing development districts whose unique community assets bolster overall community vitality. ENVIRONMENTAL IMPACT The proposed development required preparation of studies relating to air quality and greenhouse, noise and traffic. The purpose of the studies was to evaluate the changes of the proposed revisions as compared to the existing entitlements to see if any new or modified mitigation was required. The studies were submitted by the applicant and were reviewed for content and accuracy by the City. The technical studies concluded that an EIR Addendum to the previously certified 2004 EIR is the appropriate CEQA document to evaluate and disclose the project's impacts. An addendum to a previously certified EIR is prepared when a lead agency is asked to approve modifications to an existing project for which an EIR has already been certified. An addendum evaluates the requested modifications and determines whether subsequent EIR review is required. Pursuant to CEQA case law, an addendum applies the same thresholds as the original, certified EIR. Moreover, pursuant to Public Resources Code section 21166 and State CEQA Guidelines section 15162, when an EIR has been certified fora project, the City shall not require a subsequent or supplemental EIR or negative declaration for the project unless the lead agency determines that one or more of the following conditions are met: 1. Substantial project changes proposed that would result in new or substantially more severe impacts than disclosed in the previous EIR; 2. Substantial changes in circumstances that would result in new or substantially more severe impacts than disclosed in the previous EIR; or 3. Significant new information has come to light that shows there will be new or substantially more severe impacts than disclosed in the previous EIR. If some changes or additions to the previously prepared EIR are necessary, but none of the conditions specified above are met, the lead agency shall prepare an Addendum. In accordance with the State CEQA Guidelines, since none of the conditions specified in section 15162 are present, an Addendum to the previously -certified 2004 EIR is the mandated form of environmental review for the One Broadway Plaza project. The Addendum focuses on the potential environmental impacts associated with the project that might cause a change in the conclusions of the certified 2004 EIR, including changes in circumstances or new information of substantial importance that would substantially change those conclusions. The Addendum considers whether the project results in new or substantially more severe impacts than were disclosed in the 2004 EIR and finds that no supplemental or subsequent EIR is required for the proposed development. 75A-3 GPA No. 2020-01 & ZOA No. 2020-02 1109 North Broadway April 21, 2020 Page 4 Pursuant to State CEQA Guidelines section 15164(c), an addendum to a previously -certified EIR is not circulated for public review. The Addendum is included as Attachment 9 to the Planning Commission staff report. Pursuant to State CEQA Guidelines section 15164(d), the City Council must consider the Addendum together with the 2004 EIR before making a decision on the project. Previous CEQA Documentation The 2004 EIR (SCH No. 99101047) was prepared to evaluate the potential impacts associated with the adoption of the One Broadway Plaza project, which is anticipated to result in potential development of approximately 518,000 square feet of office and commercial development. The 2004 EIR considers the environmental impacts relating to air quality, cultural resources, land use, geology, hydrology, safety hazards, population/housing, public services and utilities, aesthetics, noise, traffic and circulation. A mitigation monitoring and reporting program, findings of fact, and a statement of overriding consideration were adopted with the 2004 EIR. As part of the 2020 Addendum to the 2004 EIR, the original mitigation monitoring and reporting program must be re- adopted by the City Council and will carry through to the proposed project; no changes to the mitigation measures were identified as necessary through review and preparation of the 2020 Addendum. Addendum Conclusions The One Broadway Plaza Project Addendum concludes no new or substantially greater impacts would occur with implementation of the proposed development when compared to those identified in the 2004 EIR. Therefore, the 2004 EIR's MMRP as updated for adoption with the proposed project will continue to mitigate or lessen any impacts already identified by the 2004 EIR. STRATEGIC PLAN ALIGNMENT Approval of this item supports the City's efforts to meet Goal No. 3 - Economic Development, Objective No. 2 (create new opportunities for business/job growth and encourage private development through new General Plan and Zoning Ordinance policies) and Goal No. 5 - Community Health, Livability, Engagement & Sustainability, Objective No. 3 (facilitate diverse housing opportunities and support efforts to preserve and improve the livability of Santa Ana neighborhoods). 75A-4 GPA No. 2020-01 & ZOA No. 2020-02 1109 North Broadway April 21, 2020 Page 5 PUBLIC OUTREACH Public Notification, and Community Outreach each Public Notification & Community Outreach Required Measures A community meeting was held on February 19, 2020 at Original Mike's Restaurant in accordance with the provisions of the City's Sunshine Ordinance. Invitations/notices were mailed to property owners and occupants/tenants in a 500-foot radius from the project site. Approximately 40 members of the public attended, as well as 3 City staff. The applicant provided all the required information to the City after the meeting. Details from the community meeting were posted to the project's webpage at https://www.santa- ana.org/pb/planning-division/major-plannina-projects-and- documents/one broadwayplaza. Notification by mail was mailed to all property owners, occupants, and other interested parties within 500 feet of the project site in accordance with SAMC requirements. Newspaper posting was published in the Orange County Register in accordance with SAMC requirements. Additional Measures Staff has been in contactwith interested groups and/or individuals regarding the proposed project. FISCAL IMPACT There is no fiscal impact associated with approval of these actions. CONCLUSION Based on the analysis provided within this report, it is recommended that the City Council adopt a resolution approving the addendum to the previously certified EIR and re -adopt the MMRP, adopt a resolution approving General Plan Amendment No. 2020-01, and adopt an ordinance approving Zoning Ordinance Amendment No. 2020-02. Exhibits: 1. March 30, 2020 Planning Commission Staff Report 2. Resolution for EIR Addendum and MMRP 3. Resolution for General Plan Amendment (includes exhibits) 4. Ordinance for Zoning Ordinance Amendment (includes revised SD-75) 5. Mutual Declaration of Acknowledgement and Acceptance of Approval Conditions 6. One Broadway Plaza 2004 Certified EIR 75A-5 REQUEST FOR Planning Commission Action PLANNING COMMISSION MEETING DATE: MARCH 30, 2020 TITLE: PUBLIC HEARING —GENERAL PLAN AMENDMENT NO. 2020-01 AND ZONING ORDINANCE AMENDMENT NO. 2020-02 FOR THE ONE BROADWAY PLAZA MIXED -USE DEVELOPMENT AT 1109 NORTH BROADWAY {STRATEGIC PLAN NOS. 3, 2; 5,3) Prepared by Vince Fregoso Executive Director RECOMMENDED ACTION EXHIBIT I PLANNING COMMISSION SECRETARY APPROVED ❑ As Recommended ❑ As Amended ❑ Set Public Hearing For DENIED ❑ Applicant's Request ❑ Staff Recommendation CONTINUED TO March 30, 2020 Planning Manalor Recommend that the City Council adopt a resolution approving and adopting an addendum to the Environment Impact Report for One Broadway Plaza (SCH NO. 99101047) and re -adopt the mitigation monitoring and reporting program. 2. Recommend that the City Council adopt a resolution approving General Plan Amendment No. 2020-01. 3. Recommend that the City Council adopt an ordinance approving Zoning Ordinance Amendment No. 2020-02. Executive Summary Michael Harrah, representing Caribou Industries, is requesting approval of a general plan amendment (GPA) and zoning ordinance amendment (ZOA) to allow the construction of a mixed -use development consisting of office, residential, entertainment and retail uses at 1109 North Broadway. Specifically, the changes to the general plan and zoning will allow residential uses within the entitled office structure. If approved, the project will contain no less than 200,000 square feet of office and commercial space and a maximum of 415 residential apartment units encompassing about 318,000 square feet of floor area. Staff is recommending approval of the applicant's request due to the project complying with the intent and provisions of the One Broadway Plaza zoning district and because the project will provide an alternate method of housing stock in the City. 75A-6 GPA No. 2020-01 & ZOA No. 2020-02 — One Broadway Plaza March 30, 2020 Page 2 Table 1: Proiect and Location Information Project Address 1109 North Broadway Nearest Intersection Broadway and Tenth Street General Plan Designation District Center (DC) Zoning Designation One Broadway Plaza (Specific Development No. 75) zoning district Surrounding Land Uses Office North Parking and Office South Orange County School of the Arts East School and Office West Site Size 4.34 acres Existing Site Development Combination of office uses and vacant land Use Permissions Office and commercial uses permitted in SD-75 zoning district. m Residential uses require aendment to zoningstandards Zoning Code Sections Affected Uses SAMC Sec. 41-593 (Specific Development) Development Standards I Specific Development No. 75 SD-75 Project Description In 2004, Caribou Industries received several entitlements for a 37-story, 493-foot-tall office tower consisting of 518,003 square foot of floor area. The proposal included 490,003 square feet of office space, 10,000 square feet of retail space and 18,000 square feet of restaurant dining area. Due to numerous economic considerations, the applicant was never able to move forward with the construction of the office tower. The applicant is now proposing to amend two of the entitlements, the SD-75 zoning document and the general plan, to allow up to 415 residential units within approximately 19 floors of the building. The remaining space will be use as office space, commercial and restaurant areas, and residential amenities. All other conditions and requirements of the original approval will remain for this revised project. Of the development's maximum 415 units, no more than 80 percent will be devoted to studios and one -bedroom units, with 20 percent dedicated to the larger two and three -bedroom units. Units will range in average sizes from 500 square feet for the studio units up to 1,258 square feet for the three -bedroom units. The project will incorporate several different floor plans that will be finalized once a residential partner is secured. The unit breakdown can be found on Table 2 below. Table 2: Unit Mix and Unit Square Footage Studio/One Bedroom M NUmb�.'� Ya 4 „vfln4ts , Mhi ;�� wi ,»iaC Footage f U its��' � A wg o n Units 332 80 500 square foot minimum Two/Three-Bedroom Units 83 20 Approx. 800 square foot average Total 415 units 1000/6 500-1,278 75A-7 GPA No. 2020-01 March 30, 2020 Page 3 & ZOA No. 2020-02 — One Broadway Plaza An open, nine -level freestanding parking structure (one sublevel and eight levels above ground) with a height of 78 feet was approved in 2004 as part of the original project entitlements. A total of 2,463 parking spaces are proposed within this structure. Approximately 3,200 square feet of retail/restaurant space will be provided on the ground level of the structure. The design of the structure will complement the proposed office tower, with the elevator bank incorporating the same glass that will be used on the tower. The overall parking proposed for the project will accommodate a minimum of 2 parking spaces for each residential unit. Residential parking will be located behind security gates on the upper levels of the parking structure. After taking in the requirement for office and restaurant parking, a surplus of about 900 parking spaces will be available for guest, employee, and/or onsite management parking. Table 3 below provides a breakdown of the proposed parking for the project. Table 3: Parking Analysis �g`a� i ace��M ��.��, x� z Studios and One - Bedroom Units 332 2.00 664 Two and Three -Bedroom Units 83 2.00 166 Guest Parking .25 104 Office Uses 200,000 3/1,000 600 sJ. Ground Level Retail 10,000 Uses s.f. 5/1,000 50 Restaurant Uses 18,000 s.f. 10/1,000 180 Office Uses Within ExistingBuildings g 627 3/1,000 29 Restaurant Uses Within Existing Buildings 2,857 10/1,000 29 Replace Displaced Sycamore Street Parking 30 Replace Displaced Main Street Parking 100 Replace 1200 N. Main Surface Parking 110 Replace 1111 N. Broadway Surface 12 Parkin Total Parking 2,463 2,074 Provided Required 75A-8 GPA No. 2020-01 & ZOA No. 2020-02 — One Broadway Plaza March 30, 2020 Page 4 The building will have a vertically oriented contemporary design with non -reflective blue transparent glass on the outer shell of the structure. The structural skeleton of the building will be visible through the glass and will be illuminated at night. In addition, four buildings totaling 12,484 square feet that are currently on the project site will be used for office and restaurant purposes. Three buildings, 9,627 square feet in size, will be used for office purposes, while the remaining 2,857 square foot fourth building is intended to be utilized as a restaurant. Extensive traffic improvements will be made for this project. First, Tenth Street will be converted from a two-way into a one-way, eastbound only street. Second, Washington Avenue will be converted from a two-way street to a one-way, westbound only street. Finally, a roundabout with a water fountain in the center will be constructed at the Tenth and Sycamore Streets intersection that will be used as a traffic -calming device and urban amenity. A pedestrian drop-off for the Orange County High School for the Arts (OCHSA) was required by the original approval. However, OCSA has since constructed the drop-off for the school. The development will feature amenities commonly found at other upscale mixed -use developments in the region. These include a large courtyard with public art, water features and seating areas at the ground level; a Health and Fitness Wellness Center on the Third Floor with a pool, spa, and fitness center; a food court and lounge areas on the Fourth Floor; and, two high end restaurants are proposed on the upper floor of the tower. A comprehensive hardscape and landscape program has been approved for the project. This program will assist in unifying the structures on the site through a consistent landscape program. An expansive plaza will be situated on the northeast corner of Tenth Street and Broadway to provide visual relief as well as provide public spaces for people to gather and interact. The plaza will include reflecting pools, fountains, textured paving with natural stone and a grove of palm, deciduous and evergreen canopy trees. Additionally, an urban art sculpture will be integrated into the plaza area. The west elevation of the parking structure will also be heavily landscaped to soften the appearance of the structure from Broadway. Subsequent approvals needed for this project include a conditional use permit(s) for the sale of alcoholic beverages, Airport Land Use Commission approval, a conditional use permit in the event a helipad is located on the top of the building, an encroachment permit/maintenance agreement for the fountain to be located in the roundabout, and an easement from the State of California to allow the roundabout to encroach on State property. The City's inclusionary housing ordinance (HOO) applies to housing projects of five or more units that are also requesting an increase in allowable density, are in sections of the City that were "up - zoned" to allow additional residential development pursuant to an overlay zone, or were entitled after November 2011. As the proposed project is requesting a modification of the zoning standards for the site to allow residential uses, the HOO requirements of production of affordable housing apply to the proposed development. To meet this requirement, the applicant is proposing to pay the in -lieu fee established at time of permit issuance. Based on the current code, the anticipated in -lieu fee is about $4,770,000. 75A-9 GPA No. 2020-01 & ZOA No. 2020-02 — One Broadway Plaza March 30, 2020 Page 5 Project and Site Backaround In 2004, the City Council approved several entitlements to allow the construction of the One Broadway Plaza office tower. The entitlements included the certification of an environmental impact report, an amendment application, a general plan amendment, a zoning ordinance amendment, a development agreement, and a tentative parcel map. Later in 2004, concerned citizens qualified a referendum petition for the project in an effort to overturn the decision of the City. In April 2005, the voters of the City denied the referendum request, thus allowing the approvals of the City Council to remain. These approvals remain in place today, with the applicant having the ability to construct the office tower upon the issuance of building permits. On several occasions, the applicant has submitted plans in to building plan check, most recently about five years ago. However, due to different economic conditions, permits for the tower were never obtained. The applicant is now requesting to modify the entitlements and allow a mixed -use tower to be built. Several of the mitigation measures for the project were previously addressed, which include notification to the public and local schools about pending construction. Since its been several years since the last notification, the measures will need to be readdressed. A mitigation measure pertaining to the dedication of land for a right turn lane at Seventeenth and Main Streets will be addressed by the new owner of the affected parcel as part of a development project under review by staff. Since submitting the application, the applicant has held a Sunshine Ordinance community meeting. Specifics of this meeting are included as an exhibit to this report. Analysis of the Issues General Plan Amendment To facilitate the development of this parcel, a general plan amendment is required. Currently, the land use designation for this site is One Broadway Plaza District Center (OBPDC), which allows the entitled office tower development with a Floor Area Ratio (FAR) not to exceed 2.9. The proposed project will require amendments to the Land Use Element to allow residential uses in addition to the office and commercial uses currently permitted by the designation. Staff is supportive of the request as the general plan amendment will facilitate the construction of a mixed -use tower that will be consistent with several goals and policies of the general plan, including Goal 1 to promote a balance of land uses to address basic community needs; Goal 2 to promote land uses that enhance the City's economic and fiscal viability; and, Goal 5 to ensure that the impacts of development are mitigated. Additionally, approval of the project will facilitate the construction of an iconic development in close proximity to the Downtown, further enhancing Santa Ana's reputation as Downtown Orange County. 75A-10 GPA No. 2020-01 & ZOA No. 2020-02 — One Broadway Plaza March 30, 2020 Page 6 Zoning Ordinance Amendment The 2004 approvals for the One Broadway Plaza did not contemplate high-rise residential development as part of the project. Due to shifting economic trends, combined with the need for additional housing, have resulted in the applicant requesting approval of a zoning ordinance amendment to the One Broadway Specific Development District (SD-75) to allow residential uses in addition to office and commercial related uses. A series of site -specific objectives, policies and development standards have previously been approved to guide the development of the tower and associated parking structure, including development standards pertaining to FAR, the parking garage, project amenities, and public art. The SD has also been framed to allow the construction of the project to prohibit future modifications to enlarge or reduce the size of the project and maintain the scale and character established by the existing structures and streetscape pattern of the Midtown area. New standards are proposed that are directly related to the proposed residential use of the project, including unit size, interior finishes, and parking. Approval of the proposed amendments to the SD-75 will allow for the creation of a new City landmark through the construction of a mixed -use building with the height, scale and quality to serve as a central focal point of the Downtown area. Additionally, the proposal would allow for Class A office space in a configuration suitable for major tenants in the immediate vicinity of the Civic Center area of the City. Finally, the demand for amenities, such as restaurants, public gathering areas and entertainment activities, would create additional employment and revitalization opportunities in the central City. California Environmental Quality Act (CEQA) The proposed development required preparation of studies relating to air quality and greenhouse, noise and traffic. The purpose of the studies was to evaluate the changes of the proposed revisions as compared to the existing entitlements to see if any new or modified mitigation was required. The studies were submitted by the applicant and were reviewed for content and accuracy by the City. The technical studies concluded that an EIR Addendum to the previously certified 2004 EIR is the appropriate CEQA document to evaluate and disclose the project's impacts. An addendum to a previously certified EIR is prepared when a lead agency is asked to approve modifications to an existing project for which an EIR has already been certified. An addendum evaluates the requested modifications and determines whether subsequent EIR review is required. Pursuant to CEQA case law, an addendum applies the same thresholds as the original, certified EIR. Moreover, pursuant to Public Resources Code section 21166 and State CEQA Guidelines section 15162, when an EIR has been certified for a project, the City shall not require a subsequent or supplemental EIR or negative declaration for the project unless the lead agency determines that one or more of the following conditions are met: 1. Substantial project changes proposed that would result in new or substantially more severe impacts than disclosed in the previous EIR; 75A-11 GPA No. 2020-01 & ZOA No. 2020-02 — One Broadway Plaza March 30, 2020 Page 7 2. Substantial changes in circumstances that would result in new or substantially more severe impacts than disclosed in the previous EIR; or 3. Significant new information has come to light that shows there will be new or substantially more severe impacts than disclosed in the previous EIR. If some changes or additions to the previously prepared EIR are necessary, but none of the conditions specified above are met, the lead agency shall prepare an Addendum. In accordance with the State CEQA Guidelines, since none of the conditions specified in section 15162 are present, an Addendum to the previously -certified 2004 EIR is the mandated form of environmental review for the One Broadway Plaza project. The Addendum focuses on the potential environmental impacts associated with the project that might cause a change in the conclusions of the certified 2004 EIR, including changes in circumstances or new information of substantial importance that would substantially change those conclusions. The Addendum considers whether the project results in new or substantially more severe impacts than were disclosed in the 2004 EIR and finds that no supplemental or subsequent EIR is required for the proposed development. Pursuant to State CEQA Guidelines section 15164(c), an addendum to a previously -certified EIR is not circulated for public review. The Addendum is included with this staff report as Attachment 9. Pursuant to State CEQA Guidelines section 15164(d), the Planning Commission must consider the Addendum together with the 2004 EIR before making a decision on the project. Previous CEQA Documentation The 2004 EIR (SCH No. 99101047) was prepared to evaluate the potential impacts associated with the adoption of the One Broadway Plaza project, which is anticipated to result in potential development of approximately 518,000 square feet of office and commercial development. The 2004 EIR considers the environmental impacts relating to air quality, cultural resources, land use, geology, hydrology, safety hazards, population/housing, public services and utilities, aesthetics, noise, traffic and circulation. A mitigation monitoring and reporting program, findings of fact, and a statement of overriding consideration were adopted with the 2004 EIR. As part of the 2020 Addendum to the 2004 EIR, the original mitigation monitoring and reporting program must be readopted by the Planning Commission; no changes to the mitigation measures were identified as necessary through review and preparation of the 2020 Addendum. The EIR identified several unavoidable adverse impacts associated with this project. These impacts pertain to transportation, air quality, utilities and services systems, aesthetics and cultural resources. Unavoidable transportation impacts include traffic impacts that will reduce the level of service on roads and intersections to an unacceptable level. Although some intersection improvements are required, other street improvements needed to mitigate the project are infeasible due to the significant land use impacts from the widening. Air quality impacts consist of long-term emissions, particularly nitrogen dioxide (Nox). The project will impact utility and service systems in the area, as it will interfere with broadcast and television signals in the project area. 75A-12 GPA No. 2020-01 & ZOA No. 2020-02 — One Broadway Plaza March 30, 2020 Page 8 Aesthetics will be adversely impacted as the height, mass and scale of the tower would significantly exceed the height of structures found in the area and would contrast with other nearby buildings. Additionally, the project will create morning shade and shadow impacts in the summer and winter months as well as afternoon shade and shadow impacts. These impacts will be to properties not currently affected by shade from nearby structures. Finally, cultural resources were found to be adversely impacted by the project. This project will result in significant adverse impacts associated with the removal of three historic structures and indirect impacts on the setting of the remaining historic structures. As a result of the impacts that cannot be mitigated to a less than significant level, adoption of a Statement of Overriding Considerations is required prior to approving the project. A Statement of Overriding Considerations is the process through which decision makers balance the economic, legal, social, and technological or other benefits of the proposed project against its unavoidable environmental impacts. Addendum Conclusions The One Broadway Plaza Project Addendum concludes no new or substantially greater impacts would occur with implementation of the proposed development when compared to those identified in the 2004 EIR. Therefore, the 2004 EIR's MMRP will continue to mitigate or lessen any impacts already identified by the 2010 EIR. Table 4: Strategic Plan Alignment and Public Notification & Community Outreach Strategic Plan Alignment, Public Notification, and Community Outreach each Public Notification & Community Outreach —A Required Measures community meeting was held on February 19, 2020 at Original Mike' —Restaurant in accordance with the provisions of the City's Sunshine Ordinance. Invitations/notices were mailed to property owners and occupants/tenants in a 500-foot radius from the project site. Approximately 40 members of the public attended, as well as 3 City staff. The applicant provided all the required information to the City after the meeting. Details from the community meeting were posted to the project's webpage at httl)s://www.santa- ana org/pb/planning-division/major-planning-projects and documents/onebroadwavp I aza. Notification by mail was mailed to all property owners, occupants, and other interested parties within 500 feet of the project site in accordance with SAMC requirements. Newspaper posting was published in the Orange County Register in accordance with SAMC requirements. Additional Measures - Staff has been in contact with interested groups and/or individuals regarding the proposed project. Conclusion The One Broadway Plaza development project, which was previously approved by the City Council and residents via referendum, will enhance and provide a positive reinforcement of the City's image around the Midtown area. The proposed project, through the development of a mixed -use tower 75A-13 GPA No. 2020-01 & ZOA No. 2020-02 — One Broadway Plaza March 30, 2020 Page 9 and associated amenities, will further enhance and reinforce the City's regional image. Additionally, the project will be of direct benefit to the community by providing additional employment and housing opportunities in the City. The proposed project will be consistent with the goals and policies of the General Plan as amended by promoting a balance of land uses to address basic community needs, enhancing the City's economic and fiscal environment, and enhancing development districts whose unique community assets bolster overall community vitality. Based on the analysis provided within this report, staff recommends that the Planning Commission recommend that the City Council adopt a resolution approving the addendum to the previously certified EIR, adopt a resolution approving General Plan Amendment No. 2020-01, and adopt an ordinance approving Zoning Ordinance Amendment No. 2020-02. Vince Fregoso, KP Planning Manager VF:vf S1Planning Commission=20\0ne Broadway Plaza report Exhibits: 1. Resolution (EIR Addendum) 2. Resolution (General Plan Amendment) 3. Ordinance (Zoning Ordinance Amendment) 4. Vicinity Zoning and Aerial Map 5. Site Plan 6. Floor Plans 7. Building Rendering 8. Landscape Plan 9. 2020 EIR Addendum and Technical Appendices 10. 2004 One Broadway Plaza EIR 11. Sunshine Ordinance Meeting Information 75A-14 EXHIBIT 1 75A-15 LS 3.23.20 RESOLUTION NO.2020-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 ONE BROADWAY PLAZA PROJECT (SCH NO. 99101047) FOR THE ONE BROADWAY PLAZA MIXED -USE DEVELOPMENT PROJECT AND RE - ADOPTION OF A MITIGATION MONITORING AND REPORTING PROGRAM WHEREAS, Mike Harrah, representing Caribou Industries (hereinafter referred to as "Applicant'), is requesting approval of General Plan Amendment No. 2020-01 and Zoning Ordinance Amendment No. 2020-02 to allow the construction of a new mixed - use, 37-story residential and commercial development at 1109 North Broadway; and WHEREAS, the subject Property contains 4.34 acres currently developed with commercial office buildings and a vacant lot; and WHEREAS, the One Broadway Plaza Specific Development (SD-75) was adopted in 2004 as a result of interest in developing an office and commercial development within the Midtown Specific Plan District. The specific development zoning district for the site, which establishes land uses and development standards, allows a variety of office and commercial uses only. Such uses include approximately 490,003 square feet of office space, 10,000 square feet of retail space and 18,000 square feet of restaurant dining area ("Current Entitlements"); and WHEREAS, in 2004, the City Council of the City of Santa Ana certified the Environmental Impact Report (SCH No.99101047) and adopted a Mitigation Monitoring and Reporting Program for One Broadway Plaza; and WHEREAS, the entitlements being sought for the proposed mixed -use development project include a general plan amendment and zoning ordinance amendment to allow up to 415 residential units within approximately 19 floors of the building ("Mixed -Use Project'). The remaining space will be use as office space, commercial and restaurant areas and residential amenities; and WHEREAS, in 2004, the City Council certified the Final Environmental Impact Report ("2004 EIR°) for the One Broadway Plaza Project ("Originally Approved Plan"), which analyzed the potentially significant environmental impacts of an office and commercial tower. and 55394.00053\32005762.1 Resolution No. 2020-xx Page 1 of 7 75A-16 WHEREAS, pursuant to the 2004 EIR, the subject site is entitled to be developed with a development consisting of office and commercial land uses; and 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 revised mixed -use development will not result in any new or intensified significant impacts; and WHEREAS, when compared against the Originally Approved Plan, the Mixed - Use Project represents a reduction of approximately 254,000 square feet of office use and the addition of up to 415 residential units; no change to the retail or dining uses will occur. The only revision is to permit residential uses in place of some of the permitted office use; 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 proposed development; 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 proposed 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, the analysis contained in the One Broadway Plaza EIR Addendum ("2020 Addendum") 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 March 23, 2020 at a duly noticed public hearing, the Planning Commission considered the 2020 Addendum and recommended that the City Council approve the proposed project and 2020 Addendum to the certified EIR; and 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: 55394.00053�32005762.1 Resolution No. 2020-xx Page 2 of 7 75A-17 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 2004 EIR and the 2020 Addendum, and finds that these documents taken together contain a complete and accurate reporting of all of the potential environmental impacts associated with the proposed development. The City Council further finds that the 2020 Addendum has been completed in compliance with CEQA and the State CEQA Guidelines. The City Council further finds and determines that the 2020 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 2004 EIR and the 2020 Addendum, the City Council finds that an addendum is the appropriate document for disclosing the changes to the subject 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 Mixed -Use Project does not constitute a substantial change that would require major revisions of the 2004 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 Mixed -Use Project will be developed that would require major revisions of the 2004 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 2004 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. 55394.00053�32005762.1 Resolution No. 2020-xx Page 3 of 7 75A-18 SECTION 4. The City Council hereby finds that mitigation measures identified in the 2004 EIR remain applicable to the One Broadway Plaza mixed -use development. 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 One Broadway Plaza, through the MMRP attached hereto and incorporated herein as Exhibit A. SECTION 5. The City Council hereby approves and adopts the 2020 Addendum to the EIR, 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 One Broadway Plaza Mixed -Use Development Project. SECTION 8. The 2004 EIR and the 2020 Addendum to the EIR, and any other documents and materials that constitute the record of proceedings upon which these findings have been based are on file, are incorporated herein by reference and are available for public review online and at Santa Ana City Hall, Planning and Building Agency, M20, 20 Civic Center Plaza, Santa Ana, California 92701. The custodian of these records is Daisy Gomez, City Clerk for the City. 55394.00053�32005762.1 Resolution No. 2020-xx Page 4 of 7 75A-19 SECTION 9. This resolution shall take effect immediately upon its adoption by the City Council, and the City Clerk shall attest to and certify the vote adopting this resolution. ADOPTED this day of 2020. Miguel A. Pulido Mayor APPROVED AS TO FORM: Sonia R. Carvalho City Attorney M Lisa Storck Assistant City Attorney AYES: Councilmembers NOES: Councilmembers ABSTAIN: Councilmembers NOT PRESENT: Councilmembers CERTIFICATE OF ATTESTATION AND ORIGINALITY I, Daisy Gomez, Clerk of the Council, do hereby attest to and certify the attached Resolution No. 2020- to be the original resolution adopted by the City Council of the City of Santa Ana on 12020. Date: Clerk of the Council City of Santa Ana 55394.00053�32005762.1 Resolution No. 2020-xx Page 5 of 7 75A-20 EXHIBIT A MITIGATION MONITORING AND REPORTING PROGRAM The 2004 One Broadway Plaza EIR Mitigation Monitoring and Reporting Program (MMRP) is available online at: https://www.santa-ana.org/onebroadwayplaza-environmental-impact-report Or by visiting: Planning and Building Agency — Planning Division Public Counter 20 Civic Center Plaza Santa Ana, CA 92701 55394.00053\32005762.1 Resolution No. 2020-xx Page 6 of 7 75A-21 EXHIBIT B ONE BROADWAY PLAZA EIR ADDENDUM The One Broadway Plaza Project EIR Addendum and Technical Appendices are available online at: https://www.santa-ana.orq/pb/planning-division/major-planning-projects-and- documents/onebroadwayplaza Or by visiting: Planning and Building Agency — Planning Division Public Counter 20 Civic Center Plaza Santa Ana, CA 92701 55394.00053\32005762.1 Resolution No. 2020-xx Page 7 of 7 75A-22 EXHIBIT 2 75A-23 V: & ti]Lei 1[.]►1►16]f.Z0144a37 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA ANA APPROVING GENERAL PLAN AMENDMENT NO. 2020-01 AMENDING THE ONE BROADWAY PLAZA LAND USE ELEMENT FOR THE PROPERTY LOCATED AT 1109 NORTH BROADWAY WHEREAS, Article 5 of Chapter 3 of Division 1 of Title 7 (commencing with Section 65300) of the Government Code requires the City to prepare and adopt a comprehensive, long-term general plan for the physical development of the City; and WHEREAS, on February 2, 1998, the City of Santa Ana adopted the Land Use Element of the General Plan, which has since been amended from time to time; and WHEREAS, Mike Harrah and Caribou Industries ("Applicant") seeks to develop One Broadway Plaza as a mixed -use development Project ("proposed Project"), originally proposed as a 37-story, 518,000 square foot office tower project on a 4.34- acre site at 1109 North Broadway in Santa Ana, California ("Project Site"); and WHEREAS, due to shifting economic conditions, the Applicant has proposed modifications to the original proposal that was adopted by City Council in 2004 and approved via a citywide referendum in April 2005; and WHEREAS, the Project as currently proposed now entails the construction of a (1) 37-story, 518,000 square foot tower that will include office, commercial and residential uses; and (2) a nine -story (one underground), 2,463 space parking structure for the project, and; (3) redevelopment of the remaining structures on the site for office and commercial uses. (4)approval of General Plan Amendment No. 2020-01, which would maintain the Project Site's existing land use designation of One Broadway Plaza District Center (OBPDC) but allow residential uses on the site; and (5) approval of Zoning Ordinance Amendment No. 2020-02, which would modify the Specific Development No. 75 (SD-75) zoning of the Project Site to allow residential uses; and WHEREAS, the requested General Plan Amendment would update text portions of the City's Land Use Element to reflect this change in order to allow for development of the mixed -use Project; and Resolution No. 2020-xx Page 1 of 8 75A-24 WHEREAS, Addendum to Environmental Impact Report No. 1999-01 ("2020 Addendum to EIR") analyzed the impacts related to the proposed amendment to the General Plan Land Use Element; and WHEREAS, on March 10, 2020, the City invited recognized Native American tribes to engage in consultation regarding the proposed General Plan Amendment pursuant to Government Code Section 65352.3; and WHEREAS, on March 23, 2020, the Planning Commission held a public hearing for consideration of General Plan Amendment No. 2020-01, at which time all persons wishing to testify were heard and the Project was fully considered; and 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. CALIFORNIA ENVIRONMENTAL QUALITY ACT: In accordance with the California Environmental Quality Act, the following environmental documents have been prepared and made available to the public: Final Environmental Impact Report No. 1999-01 for the One Broadway Plaza Project, the Mitigation Monitoring and Reporting Program (MMRP) and the 2020 Addendum to the EIR. The City Council has reviewed and considered the information contained in these documents and the administrative record for the Project, including all oral and written comments received. Based on the foregoing, the City Council find that the 2020 Addendum to the EIR contains a complete and accurate reporting of the environmental impacts associated with the Project, has been completed in compliance with CEQA, and reflects the independent judgment of the City. The City Council further recommends that no evidence of new significant impacts or any new information of "substantial importance", as defined by State CEQA Guidelines has been received by the City that would require re -circulation of the EIR. Therefore, the City Council adopts the 2020 Addendum to the EIR and re -adopts the MMRP. SECTION 2. GENERAL PLAN AMENDMENT: The General Plan Amendment consists of amendments to the Land Use Element and text updates, as shown in Exhibit A, attached hereto and incorporated herein by reference. SECTION 3. LOCATION OF DOCUMENTS: The General Plan Amendment, 2020 Addendum to the Environmental Impact Report and all supporting documents are on file and available for public review online and at Santa Ana City Hall, 20 Civic Center Plaza, Santa Ana, California 92702. SECTION 4. GENERAL PLAN CONSISTENCY: The City Council hereby finds that the proposed General Plan Amendment is compatible with the objectives, policies, Resolution No. 2020-xx Page 2 of 8 75A-25 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 authorized by the General Plan Amendment, and the General Plan Amendment itself, are compatible with the goals/objectives, policies, general land uses, and programs specified in the General Plan, for the following reasons: The existing General Plan land use designation for the project is One Broadway Plaza District Center (OBPDC), which allows business and professional offices as well as commercial uses with a floor area ratio of 2.9. In order to facilitate the construction of a mixed -use project, the proposed amendment maintains the OPBDC designation but is amended to also allow residential uses. ii. The proposed Project will support several goals/objectives and policies of the General Plan. Housing Element (HE) Goal 2: to 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. HE Policy 2.2 District Centers. 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. HE Policy 2.4 to facilitate diverse types, prices and sizes of housing. Housing Element (HE) Goal 4: to provide adequate rental and ownership housing opportunities and supportive services. The Project will provide up to 415 rental housing units. The amendment will provide a residential development that will support a mixed -use environment. Land Use (LU) Element Goal 1: to promote a balance of land uses to address basic community needs. LU Policy 1.2 Maintain and foster a variety of residential land uses in the City. LU Policy 4.3 Support land uses which provide community and regional economic and service benefits. Resolution No. 2020-xx Page 3 of 8 75A-26 LU Policy 4.4 Encourage the development of projects which promote the City's image as a regional activity center. LU Policy 5.5 Encourage development which is compatible with, and supportive of surrounding land uses. LU Policy 5.7 Anticipate that the intensity of new development will not exceed available infrastructure capacity. Land Use (LU) Element Goal 6: to reduce residential overcrowding to promote public health and safety. The Project is within '/2 mile of existing transportation infrastructure such as the Santa Ana (1-5) freeway and State Route 22 (SR 22) highway which provide vehicular access to the region; the Orange County Transportation Agency bus routes along Main Street which connects to the Santa Ana Regional Transportation Center and the Anaheim Regional Intermodal Center which provides rail service throughout California; and the project is in close proximity to the Santiago Creek Bike Trail which connects to regional bike trails. Broadway and Main Street are within a major urban corridor that has cultural, educational, employment and retail destinations (Bowers Museum, Discovery Science Center, Main Place Mall, and in the City of Orange the Children's Hospital of Orange County and St. Joseph's Hospital of Orange County). Therefore, the residential development would be within close proximity to major employment centers and retail establishments. The Project will also provide an additional housing option for those seeking housing within the jobs rich central area of the City. The development will complement the nearby mid -rise office buildings located along Broadway and Main Street to the east of the site. The residential use is consistent with the residential uses in the surrounding areas. Urban Design (UD) Element, Goal 1: to improve the physical appearance of the City through development of districts that project a sense of place, positive community image, and quality environment. UD Policy 1.1. New development and redevelopment must have the highest quality design, materials, finishes and construction. UD Policy 1.11 Visual and physical links between districts, nodes, and significant sites, landmarks and other points of interest, are to be provided in all public and private projects. The building will be of high quality design and include high quality materials such as decorative glass and metal panels/accents. The building is designed with a major courtyard at the ground level to enhance the experience of the building. The Project is adjacent to Resolution No. 2020-xx Page 4 of 8 75A-27 Main Street, which is identified as a major path in the General Plan and is an opportunity to establishment a cohesive, height intensity, mixed activity center with a strong presence in the region. The new development will include public art, convey a sense of place, and contribute to the urban image for the City. Finally, the Project promotes elements of a Gateway into Downtown by developing the site with a building with attractive architectural features, projecting a positive image for the City of Santa Ana. C. The proposed General Plan Amendment will not adversely affect the public health, safety, and welfare in that the General Plan Amendment 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 5. INDEMNIFICATION. 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 6. CITY COUNCIL ACTION: The City Council hereby takes the following action: 1. The City Council approves General Plan Amendment No. 2020-01 as set forth in Exhibit A, attached hereto and incorporated herein by reference, subject to compliance with the adopted Mitigation Monitoring and Reporting Program, and upon satisfaction of the conditions set forth below: A. Subject to compliance with the Mitigation Monitoring and Reporting Resolution No. 2020-xx Page 5 of 8 75A-28 Program, the Land Use Element map and text shall be amended to read as set forth in Exhibit A, attached hereto and incorporated herein by reference. B. The General Plan Amendment shall not take effect unless and until Zoning Ordinance Amendment No. 2020-02 is approved by the City Council. SECTION 7. EXECUTION OF RESOLUTION. The Mayor shall sign this Resolution and the City Clerk attest and certify to the adoption thereof. ADOPTED this day of 12020. APPROVED AS TO FORM: Sonia R. Carvalho City Attorney LIN Lisa Storck Assistant City Attorney AYES: Councilmembers NOES: Councilmembers ABSTAIN: Councilmembers NOT PRESENT: Councilmembers Miguel A. Pulido Mayor Resolution No. 2020-xx Page 6 of 8 75A-29 CERTIFICATE OF ATTESTATION AND ORIGINALITY I, DAISY GOMEZ, Clerk of the Council, do hereby attest to and certify that the attached Ordinance No. NS-XXXX to be the original ordinance adopted by the City Council of the City of Santa Ana on , 2020, and that said ordinance was published in accordance with the Charter of the City of Santa Ana. Date: Clerk of the Council City of Santa Ana Resolution No. 2020-xx Page 7 of 8 75A-30 EXHIBIT A GENERAL PLAN AMENDMENT Resolution No. 2020-xx Page 8 of 8 75A-31 EXHIBIT 3 75A-32 LS 3.23.20 ORDINANCE NO. NS-XXXX AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SANTA ANA APPROVING AN AMENDMENT TO THE PROVISIONS OF SPECIFIC DEVELOPMENT NO. 75 (SD- 75) TO ALLOW RESIDENTIAL USES AND TO APPROVE RESIDENTIAL DEVELOPMENT STANDARDS FOR THE ONE BROADWAY PLAZA MIXED -USE DEVELOPMENT AT 1109 NORTH BROADWAY THE CITY COUNCIL OF THE CITY OF SANTA ANA DOES ORDAIN AS FOLLOWS: Section 1. The City Council of the City of Santa Ana hereby finds, determines and declares as follows: A. On July 6, 2004, the City Council approved the Specific Development No. 75 zoning designation to allow the development of a 37-story office and commercial office tower at 1109 North Broadway. B. The Specific Development No. 75 (SD-75) zoning became effective on April 5, 2005, after a citywide referendum to overturn the City's approval was defeated. C. Over the past 16 years, the developer has made several attempts to construct the entitled office tower. Due to various economic conditions and constraints, the tower has yet to be built. D. In January 2020, the developer submitted a revised plan that would reduce the overall office square footage in the tower and replace it with residential units. E. The proposed amendment would allow up to 415 residential units within the tower and adopt a series of residential development standards for the project. F. The Planning Commission held a duly noticed public hearing on March 23, 2020 regarding this ordinance and recommended that the City Council adopt the amended ordinance. G. The City Council held a duly noticed public hearing on this ordinance on April 21, 2020, and has considered all testimony presented thereto. Ordinance No. NS-XXXX Page 1 of 3 75A-33 Section 2. Pursuant to the California Environmental Quality Act ("CEQA") and the State CEQA Guidelines section 15164, lead agencies are required 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 2004 EIR and the 2020 Addendum, and finds that these documents taken together contain a complete and accurate reporting of all of the potential environmental impacts associated with the proposed development. The City Council further finds that the 2020 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. 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 4. The City Council hereby approves and adopts the amendments to Specific Development No. 75 (SD-75), attached hereto and incorporated herein as Exhibit A. Section 5. If any section, subsection, sentence, clause, phrase or portion of this ordinance is for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this ordinance. The City Council of the City of Santa Ana hereby declares that it would have adopted this ordinance and each section, subsection, sentence, clause Ordinance No. NS-XXXX Page 2 of 3 75A-34 phrase or portion thereof subsections, sentences, unconstitutional. ADOPTED this irrespective of the fact that any one or more sections, clauses, phrases, or portions be declared invalid or APPROVED AS TO FORM: Sonia R. Carvalho City Attorney By: Lisa Storck Assistant City Attorney AYES: day of Councilmembers NOES: Councilmembers /G1*II/910� IIIIIIIIIIII19TOU .71I 1Ii1em V NOT PRESENT: Councilmembers 2020. Miguel A. Pulido Mayor CERTIFICATE OF ATTESTATION AND ORIGINALITY I, DAISY GOMEZ, Clerk of the Council, do hereby attest to and certify that the attached Ordinance No. NS-XXXX to be the original ordinance adopted by the City Council of the City of Santa Ana on , 2020, and that said ordinance was published in accordance with the Charter of the City of Santa Ana. Date: Clerk of the Council City of Santa Ana Ordinance No. NS-XXXX Page 3 of 3 75A-35 EXHIBIT 4 75A-36 3/13/2020 GPA NO. 2020-01 AND ZOA NO. 2020-02, ONE BROADWAY PLAZA 1109 NORTH BROADWAY s� t J„_.. SP3 SP3 R,- nta Ana Boundary Zoning mn oese e�eml�da ma cmam��nymmmertal CommunT'�mmertal-Museum GixNct ■ General Commertial � PYnned Sliwolne 4enter sWm neon srreereommertalaix��R Gmremment Lereoer Sn�eAmily Pexiieme iwo-Fnmily Wesstlence Multiple -Family Aesidenee 9G R2 1 SP3 5F SP3 -'F�- SL) tiF,3 SITE SP3 EXHIBIT 3 - VICINITY ZONING AND AERIAL VIEW .Y 75A-37 apps. spatialstream.com/production/dash board/8/9/0/CurrentBuild/html/Reporting.html# SP3 SP3 SP3 (c 2020 Diaital Mao Products. All rights reserved. 1 /1 EXHIBIT 5 75A-38 re MKLl IsstamK —4d Iq is;3p a3aoiiial ANMD spjsnpul nuqueo aaegv#9 uosu4066uieo tlINBQlfItlO 'tlNtl tllNtlS `tlZtlld AtlMOtl088 HLMON l00L .33; �aa o eg tfZtf1dAVM(IVON! a �oao iwa� o¢ J say, �°o�'E UI j 5 aY -o f �m o Y4 R w�'3ayy oil oil! gn =`n � N � �w 5'e w�asw W. a "g W w"�=;,ow'.$ Q His a� 4.Ee.w �g� Ow - Q wa41 61 ag owl x9. xx asYw„moo§ �w l �wa�V .. In been? I - Ee R m I aa.9_ ,,..=8i :u?3 no pps v nd I I I IIHI —I g YF£ %ea E wxtl 3 0 RaY r � w w I I HPg � Z � yog ' W I 0 41 =a =a a INS aW= a�3o 3 3 w� � Y£o¢�� n w' 3 G HIM `g i 3 t5 s Y mM o ax — venom m n o r aY I l n o o V� im JEW I l = I > is B 3yw % mSo I Qg Si1 ill s 1i 9 Lorca V>000 000t$$tot till L I _ -: ,,. '� 1 J o Lima`J -39 ■ EXHIBIT 6 75A-40 i IIIII��-■iri■■mm�nn■■■■■m...■■......�..■■■ueM - - 1-1 LJ Ilii �■G � -..Mm ■■o■■r �■■■■■r�■rm■n ' ir'L'BLS_S_S_S_S_S_L_S_■g■S_S_S_S_L_S_S_S_S_S_+L_S_ST._S_S_S_S_S_SS_'�1::��r.' 'o o F� �O yN sa 9¢ y� z� yo xxs �a �o y C4 Paz � o OUa FU_U F pip x� o F>0 >O e aLL ¢r �s oa ws I N r � W, 75A-41 M - / AM MIA a \ \INIHOMOO �, ]NO .r3031 \\\ ) / j \\� I k0 (§ \/Of cLU ■ ; ■ ■ ■ LU ° }}( } ' \ ■ ( �z/« ■ k/cc) » A \m w\§ §\ m12 ,, \\\\\\.//^�11111 iAd >� /~° . — — — — — — [ C,(DI}( ( ,[\j }\ ƒ e \ ■ y : g .Eg } ■ r `( e ( ■ ^ \ \ \ 77H 75A- 2 a3INAD SS3NIIAM 4 J L OLZ6 VD IVNV VLNV_ ss3NtN�tuv�u 'a �� AbMOVOM N 1001 _ Wd MIJ aeHMd s a e VZ d AVMOVCoa ]NO s 0 o z 2 W�Q U�j Z U U m OW Z Z p z O p O K� 00 6 H U 0 � d> ¢ Z N z w yC� Z H W = 2 ¢ U d y U Q w Z w Z 2 m U U N ¢ W W m m ao oe w b w o0 z g ® ® ® O 53 w w ® ® ® o o° o o Un U�j ® ® ® o0 0 0 0 ru 06 p of W w W o � Z o0o M a 0 0 0 >W ono =0 oz � o00 0` �o Q p m mp aaaa ¢ mwt}tilt} tilt Ou OOCL Ha 8888_RIl y El41 1�1 10 ;!a' 131 &d 6A 1-0 H OU O U z ¢ d w O o zN mp ¢ 0Z m z d m m ~ � y � a q � 2 � � 75A-43 N VS IOL Z6 (WOJNbN LOD[ s3OIJMU AVM�h'08A 'N LDDL � py S o Nnd 8001J a350dOtld VZd]d A7MUJOb93N0 IOZZ6 VD wNtl N1NVS 'SAY MOU13a 3N0/L01 a O 11 y R �' 1h'M<lh'OAN N 1001 emd aoolf VZ"Id XVAW MA ]NO TSORdd lt101d3]N09 e s s s 9 3 IMAMS WIMM1SM w = �Uk cl ¢¢zo¢�z J Q o � 0 aw m z U U � w¢a ozo A 0 pppp 75A-45 [OZZ6 VD "v'NtlV1NVS '1dl NOOMa 33M / WU m M WM(WOM N 1001 Nmd K01A e g 3 t O YZ`9d AtlMCh'OA ]NO 13SORM IIOld3]N09 1UNO HO WIMM1SM Ice --- `�yl �e °° o0 z� ° ao n N p I p w p P p w zp � O boo' P ° 0 N 7 ❑❑ 0 5 75A-46 � lOLd6 tlD "v'Ntl N1NtlS NVId aooli a35od0ad L L00LYZ"Id AtlMCI"0893N0I 75A-47 sssezeoro�e'il ssze zeo oaeo�oua o o=anaa aaNm � sapysnpulnogpeo M slgin,ol —jo ls=, VINUOJIIVD'VNV VINVS VZVld AVMOtlOTJB WU Q uosuyoYaaiaaeo 3 _ _ _ ___ _ _ _ _.H' _ _N-I__u0[DOnc330_ H: 0 OCLP b10 ndp o doo 00p00 Q� H 011 z 0 0`° J W CL o � pOo 2 O pp o O LL CHO 4 °N Qg0 o 0 ° 1� 0000 _Q V`iL1 �H' 0000 w i2 ' OWU VW-dE-P-:--OE�O�Od:H4 W H' �H' �H' �H x P E � IJ 75A-48 11:1hiA 75A-49 � : � _-.6N. EXHIBIT 8 75A-51 esae'zee'>�exwlesee'zce'eu auoye aaao�3naa ia3w+�o �' m azszs�"sau+wsoo aeao!w�w "w nsez Sepis Ipul BOgpB'o - VINLOAII V O ' VN V VIN V S 'VZtlld AtlMO V ONS LOB L e UOSUuO.Jal.l.lea VZVr1d AVMaVOM8 3N0 III -hill, - -- a 1-- II Ai r ♦ /r 1w U is F F IL. -:F J y I'.i a� 0 0 m EXHIBIT 9 75A-53 March 2020 I Addendum No. 1 to the One Broadway Plaza EIR One Broadway Plaza Project for City of Santa Ana Prepared for: City of Santa Ana Planning and Building Agency Contact: Vince C. Fregoso, AICP Planning Manager 20 Civic Center Plaza Santa Ana, California 92701 Prepared by. PlaceWorks Contact: William Halligan, Esq., Managing Principal, Environmental Services 3 MacArthur Place, Suite 1100 Santa Ana, California 92707 714.966.9220 info@placeworks.com www.placeworks.com 75A-54 75A-55 Section Page 1. INTRODUCTION........................................................................................................................I 1.1 PURPOSE OF AN EIR ADDENDUM 1 1.2 CONTENT AND ORGANIZATION OF THIS ADDENDUM 3 1.3 PREVIOUS ENVIRONMENTAL DOCUMENTATION 4 2. ENVIRONMENTAL SETTING.....................................................................................................5 2.1 PROJECT LOCATION.......................................................................................................................................5 22 ENVIRONMENTAL SETTING 6 3. PROJECT DESCRIPTION........................................................................................................13 3.1 PROJECT BACKGROUND 13 3.2 PROJECT DESCRIPTION-------.................................................................................................................._.. 15 33 DISCRETIONARY ACTIONS...................................................................................................................._.. 15 4. ENVIRONMENTAL CHECKLIST.............................................................................................. 17 4.1 BACKGROUND .................................................................................................................................................. 17 4.2 ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED ........................................................... 19 4.3 DETERMINATION (TO BE COMPLETED BY THE LEAD AGENCY) 19 4.4 EVALUATION OF ENVIRONMENTAL IMPACTS 20 5. ENVIRONMENTAL ANALYSIS.................................................................................................23 5.1 AESTHETICS...................................................................................................................................................... 24 52 AGRICULTURE AND FOREST RESOURCES 26 53 AIR QUALITY 28 5.4 BIOLOGICAL RESOURCES.......................................................................................................................... 34 5.5 CULTURAL RESOURCES 38 5.6 ENERGY............................................................................................................................................................... 43 5.7 GEOLOGY AND SOILS 45 5.8 GREENHOUSE GAS EMISSIONS............................................................................................................... 50 5.9 HAZARDS AND HAZARDOUS MATERIALS 56 5.10 HYDROLOGY AND WATER QUALITY 61 5.11 LAND USE AND PLANNING 66 5.12 MINERAL RESOURCES 67 5.13 NOISE...................._.._.._.._.._.._.._....................................................................................---------.-------69 5.14 POPULATION AND HOUSING 72 5.15 PUBLIC SERVICES............................................................................................................................................ 75 5.16 RECREATION.................................................................................................................................................... 80 5.17 TRANSPORTATION 81 5.18 TRIBAL CULTURAL RESOURCES 90 5.19 UTILITIES AND SERVICE SYSTEMS........................................................................................................ 91 520 WILDFIRE ............................................................................................................................................................ 98 521 MANDATORY FINDINGS OF SIGNIFICANCE 101 6. LIST OF PREPARERS........................................................................................................... 103 6.1 CITY OF SANTA ANA................................................................................................................................... 103 6.2 PLACEWORKS 103 7. REFERENCES.......................................................................................................................105 75A-56 APPENDICES Appendix A Au Quality / Greenhouse Gas Memo Appendix B Project Trip Generation Memo Appendix C Water and Sewer Studies 75A-57 List of Fikums Figure1 Regional Location Map........................................................................................................................ 7 Figure2 Project Location.................................................................................................................................... 9 List of Tables Table 1 Summary of Existing Conditions on the Project Site..................................................................... 6 Table 2: Approved Project Land Use Summary ............................................................................................14 Table 3 Proposed Project Buildout Comparison with Approved Project...............................................15 Table 4 Proposed Project Operational Emission Summary .......................................................................31 Table 5 Operational Emission Comparison .................................................. Table 6 Currently Approved One Broadway Plaza Land Uses GHG Emissions .................................. 55 Table 7 Proposed Project GHG Emissions..................................................................................................56 Table 8 Forecast, City of Santa Ana and Orange County...........................................................................73 Table 9 Proposed Project Student Generation.............................................................................................77 Table 10 ITE Trip Generation Rates............................................................................................................... 83 Table 11 Proposed Project Trip Generation Summary .................................................................................83 Table 12 Trip Generation Comparison...........................................................................................................84 Table 13 Proposed Project Water Demand....................................................................................................95 Table 14 Proposed Project Wastewater Generation......................................................................................95 Table 15 Proposed Project Solid Waste Generation..................................................................................... 96 75A-58 This page zntenfzonaljleft blank. 75A-59 1. Introduction This Addendum to the City of Santa Ana's 2004 certified One Broadway Plaza Environmental Impact Report (2004 Certified EIR), State Clearinghouse No. 199101047 has been prepared in accordance with Section 21166 of the California Environmental Quality Act (CEQA) and sections 15162 and 15164 of the CEQA Guidelines. The City of Santa Ana is the lead agency responsible for the EIR, and this Addendum for the proposed One Broadway Plaza Project. Caribou Industries Inc. (Applicant) proposes to revise the existing entitlements of the One Broadway Plaza Project to permit a conversion of a portion of the permitted office square footage to residential use ("Proposed Project"). The Proposed Project would incorporate residential units within up to 19 floors, which were previously designated for office uses under the Approved Project. The Proposed Project would provide up to 402 apartment units for a total of approximately 254,472 residential square feet. The residential component would include penthouse suites, standard and executive residential units, and affordable units. The non- residential components would include office, restaurants, commercial uses, wellness fitness center with a spa, and a parking structure consistent with the Approved Project. `Ni=111: 01MAFQSMLlIAI:L1QQALIIIMM1 1.1.1 CEQA Requirements Where a previous program EIR has been prepared, subsequent activities within the program must be examined in light of that EIR to determine whether an additional environmental document most be prepared. (CEQA Guidelines Section 15168(c)). Where the subsequent activities involve site specific operations, the agency should use a written checklist to document the evaluation of the site and the activity to determine whether the environmental effects of the operation were covered in the program EIR. (CEQA Guidelines Section 15168(c)(4)). Pursuant to PRC Section 21166 and State CEQA Guidelines Section 15162, when an EIR has been certified or a negative declaration adopted for a project, no subsequent EIR or negative declaration shall be prepared for the project unless the lead agency determines that one or more of the following conditions are met I. Substantial project changes are proposed that will require major revisions of the previous EIR or negative declaration due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects, 2. Substantial changes would occur with respect to the circumstances under which the project is undertaken that require major revisions to the previous EIR or negative declaration due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects, or 75A-60 3_ New information of substantial importance that was not known and could not have been known with the exercise of reasonable diligence at the time the previous EIR was certified or the negative declaration was adopted shows any of the following: a. The project will have one or more significant effects not discussed in the previous EIR or negative declaration. b. Significant effects previously examined will be substantially more severe than identified in the previous EIR. c. Mitigation measures or alternatives previously found not to be feasible would in fact be feasible and would substantially reduce one or more significant effects of the project, but the project proponent declines to adopt the mitigation measures or alternatives. d. Mitigation measures or alternatives that are considerably different from those analyzed in the previous EIR would substantially reduce one or more significant effects on the environment, but the project proponent declines to adopt the mitigation measures or alternatives. An Addendum can be prepared to a previously certified EIR if some changes or additions are necessary but none of the conditions described in Section 15162 (above) calling for preparation of a subsequent EIR have occurred (CEQA Guidelines Section 15164). Changes to the One Broadway Plaza (Approved Project) and regulatory conditions, described below under the Project Description would fulfill none of the conditions outlined in CEQA Guidelines Sections 15162(a)(1)— (3) as these changes would not result in new significant environmental effects or a substantial increase in the severity of previously identified significant effects requiring major revisions to the 2004 Certified EIR. Accordingly, this checklist provides the substantial evidence required by CEQA Guidelines Section 15164(e) to support the finding that a subsequent EIR is not required and an addendum to the 2004 Certified EIR is the appropriate envirorunental document to address changes to the project. As stated in CEQA Guidelines Section 15164 (Addendum to an EIR or Negative Declaration): a) The lead agency or responsible agency shall prepare an addendum to a previously certified EIR if some changes of additions are necessary but none of the conditions described in Section 15162 calling for preparation of a subsequent EIR have occurred. b) An addendum to an adopted negative declaration maybe prepared if only minor technical changes or additions are necessary or none of the conditions described in Section 15162 calling for the preparation of a subsequent EIR or negative declaration have occurred. c) An addendum need not be circulated for public review but can be included in or attached to the final EIR or adopted negative declaration. d) The decisionmakingbody shall consider the addendum with the final EIR or adopted negative declaration prior to making a decision on the project 75A-61 e) A brief explanation of the decision not to prepare a subsequent EIR pursuant to Section 15162 should be included in an addendum to an EIR, the lead agency's findings on the project, or elsewhere in the record. The explanation must be supported by substantial evidence. After careful consideration of the potential environmental impacts of the Proposed Project, the City of Santa Ana has determined that 1) none of the conditions requiring preparation of a subsequent or supplement to an EIR have occurred, and 2) the circumstances described in Section 15164 of the CEQA Guidelines exist Therefore, an Addendum to the One Broadway Plaza EIR has been deemed appropriate. 1.1.2 Scope of Analysis in This Addendum Changes to the One Broadway Plaza EIR ("Certified EIR") and regulatory conditions, described below under the Project Description would fulfill none of the conditions outlined in CEQA Guidelines Sections 15162(a)(1)—(3) as these changes would not result in new significant environmental effects or a substantial increase in the severity of previously identified significant effects requiringmajor revisions to the 2004 Certified EIR. Accordingly, this checklist provides the substantial evidence required by CEQA Guidelines Section 15164(e) to support the finding that a subsequent EIR is not required and an addendum to the 2004 Certified EIR is the appropriate environmental document to address changes to the project. In order to implement the Proposed Project, a number of discretionary approvals from the City of Santa Ana are required, including a General Plan Amendment and a Zoning Ordinance Amendment to the One Broadway Plaza Specific Development District (SD 75). As lead agency under CEQA, the City of Santa Ana is required to evaluate the environmental impacts associated with these discretionary approvals. The scope of the review for project- related impacts for this Addendum is limited to differences between impacts analyzed by the Certified EIR for implementation of the One Broadway Plaza Project (Approved Project) and the Proposed Project. The Approved Project will serve as the "baseline" for the environmental impact analysis. The baseline includes all applicable mitigation measures from the adopted Mitigation Monitoring and Reporting Program (N=P), approved in conjunction with the Certified EIR. As required by CEQA, this Addendum also addresses changes in circumstances or new information that would potentially involve new environmental impacts. 1.2 CONTENT AND ORGANIZATION OF THIS ADDENDUM This Addendum relies on the City of Santa Ana's CEQA checklist, which addresses environmental issues section by section. The completed checklist is included in Section 5.0, Environmental Analysis. Each environmental topic has the following subheadings: Summary of Previous Environmental Analysis (including the One Broadway Plaza EIR, and previous CEQA documentation; see description under Subsection 3.1, Prgie&Backgrounel of this Addendum) ■ Impacts Associated with the Proposed Project (including environmental checklist) ■ Adopted Nitigation Measures Applicable to the Proposed Project 75A-62 1.3 PREVIOUS ENVIRONMENTAL DOCUMENTATION For a detailed description of adopted land use planning documents that apply to the Certified EIR and associated environmental documentation, see Section 3.1, Project Background, of this Addendum. 75A-63 2. Environmental Setti 2.1 PROJECT LOCATION 2.1.1 One Broadway Plaza Specific Development District (SD 75) The One Broadway Plaza Specific Development District (SD 75) is located in the central portion of the City of Santa Ana in Orange County, California. The District is approximately 0.5 miles southwest from the I-5 Freeway and approximately 10 miles northeast from the Pacific Ocean, as shown in Figure 1, Regional Location Mali. The District is generally bound by Washington Avenue to the north, Sycamore Street to the east, loth Street to the south, and N. Broadway to the west. The Project Site is currently developed with seven existing structures, six of which are designated as historic. One parcel on this block is not a part of the One Broadway Plaza Specific Development District and is located along N. Broadway and is zoned Midtown Specific Plan (SP 3). The One Broadway Plaza Specific Development District zoning allows for certain types of office uses, service and commercial retail, cafes and restaurants, florists, pharmacies, day care facilities, museums, libraries and galleries, and artists' studios alongwith other uses with the approval of a conditional use permit. The objectives of the One Broadway Plaza Specific Development District is to create a landmark office project along Broadway, maintain the existing streetscape, maintain the scale and character established by the existing historic structures along the north end of the district, maintain large open setbacks adjacent to Broadway, encourage revitalization of existing properties; and enhance the pedestrian experience. 2.1.2 Midtown Specific Plan (SP 3) The Midtown Specific Plan area is roughly bound by 17th Street to the north, Civic Center Drive to the south, mid block between Bush Street and Spurgeon Street to the east, and midblock between Broadway and Durant Street to the west One parcel on the Project Site is zoned Midtown Specific Plan. The vision for the Midtown Specific Plan is a "thriving and integrated district of civic, business, cultural, and retail activity with a small residential component." 2.1.3 Project Site The Project Site is located widen one city block on Broadway Street between loth Street and Washington Avenue, as shown on Figure 2, Project Location. The Project Site is comprised of three parcels with Assessor Parcel Numbers (APNs): 398-561-18 (1211 N. Broadway); 398-561-02 (1205 N. Broadway); and 398-561-03 (1205 N Broadway) (Orange County 2019). The Project Site is approximately 0.5 miles west of the I-5 Freeway and approximately 0.7 miles from the Santa Ana Regional Transportation Center. The Project Site is approximately 4.32 acres. No changes to the Project Site boundaries are contemplated as part of the Proposed 75A-64 Project. The Project Site is generally flat and the southern portion of the Project Site is currently under construction to implement the Approved Project. 2.2 ENVIRONMENTAL SETTING 2.2.1 Existing Land Use and Zoning The Project Site includes the entirety of the One Broadway Plaza Specific Development District, and one parcel on the Project Site is not part of the District (parcel with APN 398-561-03). The portion of the Project Site within the District (parcels with APNs 398-561-18 and 398-561-02) is zoned Specific Development 75 (SD 75), One Broadway Plaza Specific Development District, with a corresponding General Plan land use designation of One Broadway Plaza District Center (OBPDC). The parcel with APN 398-561-03 is zoned Midtown Specific Plan (SP 3) with a General Plan land use designation of Professional & Administration Office (PAO). The largest parcel on the Project Site, with APN 398-561-18, includes six one- to two-storyresidential structures some of which have been converted to commercial and office uses along Broadway; a one-story commercial building located at the southwest corner of Washington Avenue and Sycamore Street; surface parking lots; and a graded/construction area on the southern portion of the site associated with the Approved One Broadway Plaza project Parcels 398-561-02 and -03 are developed with one two-story story fesidential/office building located at 1205 N. Bfoadwav-. Table 1 summarizes pfoperty infofmation and existing conditions on site. Table 1 Summary of Existing Conditions on the Project Site Existing Desi nations Land Use Zoning Parcel APN Address Description 398-561-18 1211 N. One Broadway Plaza Specific Development . Six one- to two-story residential structures some of Broadway District Center 75 (SD 75) which have been converted to commercial and office uses along Broadway, • A one-story commercial building located at the southwest corner of Washington Avenue and Sycamore Street, surface parking lots, and • A graded/construction area on the southern portion of the District associated with the Approved One Broadway Plaza project. 398-561-02 1205 N. One Broadway Plaza Specific Development . A two-story single-family residence/office with Broadway District Center 75 (SD 75) stand-alone parking garage on the southeast corner of the lot. 398-561-03 1205 N. Professional & Midtown Specific Plan Broadway Administration Office (SP3) 75A-65 ONE BROADWAY PLAZA PROJECT EIR ADDENDUM CITY OF SANTA ANA I La HaBra area (39 �oCP o��oe J C� 5 �0 �C, Placentia 91 ,i aoe�n +'v�k Ora Reim �joress - Garden Ciro Westminster Fountain Ualley Huntington Seocb F I PncPfr oczan Figure 1 - Regional Location Map ca unfy � C� arm) was a79P Coo\v Yorba Undo ry Abso Viejo 0 3 Note: Unincorporated county areas are shown in white. - Source: ESRI, 2020 Scale (Miles) tI 75A-66 Pra`eVorkff This page zntenfzonaljleft blank. 75A-67 ONE BROADWAY PLAZA PROJECT EIR ADDENDUM CITY OF SANTA ANA Figure 2 - Project Location Project Boundary 0 120 Scale (Feet) Source: Nearmap, 2020 75A-68 Pra`ew°rkff This page zntenfzonaljleft blank. 75A-69 2.2.2 Surrounding Land Use and Zoning The Project Site is located on one City block that is surrounded by the parcels zoned Midtown Specific Plan (SP 3). The Midtown Specific Plan area is roughly bound by 17th Street to the north, Civic Center Drive to the south, mid -block between Bush Street and Spurgeon Street to the east, and midblock between Broadway and Durant Street to the west. General Plan land uses that make up the Midtown Specific Plan include: General Commercial (GC), Professional & Administration Office (PAO), and District Center (DC). The Midtown Specific Plan area is developed with a range of commercial uses, educational facilities, multi -family residential, single-family residential, and Orange County services. Outside the Midtown Specific Plan area and surrounding the Project Site, Two -Family Residence (112), Multiple - Family Residence (R3), Professional (P), and Open Space (0) land use designations are located to the west of the Project Site; Community Commercial (Cl) and Arterial Commercial land use designations are located along 17th Street to the north; Multiple -Family Residence (113) and French Park Historical District (Specific Development No. 19) are located to the east; and the Transit Zoning Code (Specific Development No. 84) is located to the south. The Midtown Specific Plan parcels that surround the Project Site have a land use designation of Professional & Administration Office (PAO) to the north, east and west; District Center (DC) to the south; mid General Commercial (GC) to the northeast A two-story multi -family residential building and a surface parking lot is located to the north of the Project Site, across loth Street Orange County services and the Orange County School of the Arts is located to the east of the Project Site, across Sycamore Street A surface parking lot is located to the south of the Project Site, across W. Washington Avenue. Commercial uses and multi -family residential uses are located across Broadway to the west of the Project Site. 2.2.3 Local and Regional Access Access to the Project Site is provided by the surrounding street grid system. Direct access to the Project Site is provide from Broadway (on the western side of the Project Site), Washington Avenue (on the northern side of the Project Site), and Sycamore Street on the eastern side of the Project Site. The Santa Ana Freeway (1-5 Freeway) provides regional access to the Project Site and is located approximately 0.5 miles east of the Project Site. 2.2.4 Public Transit Consistent with statewide mandates (see AB 32, SB 375, SB 743) and SCAG's 2016-2040 RTP/SCS to place increased density near major transportation and employment centers, the Proposed Project would introduce a residential use within an approved office tower, which would provide for a mixed use project. The Proposed Projectwould place residents in the immediate vicinity of governmental offices, professional offices, shops and services, restaurants; and would be within walking distance to public transit opportunities. Bus routes serving the project area include OCTA routes 53/53X, 55, 60, 83,150, 560, and 862. These routes provide connections to several areas countywide. In addition, the Project Site is about 0.7 miles west from the Santa Ana Regional Transportation Station, which is served by regional trains including Amtrak and Metrolink, and bus lines such 75A-70 as Greyhound and several OCTA bus routes. The Proposed Project would be within walking distance of the planned OC Streetcar, expected to be in operation in 2022. The Southern California Association of Governments (SCAG) has designated the Project Site and the surrounding area as a Transit Priority Area (TPA). 2.2.5 General Plan and Zoning Santa Ana General Plan The Project Site's existing General Plan designation is One Broadway Plaza District Center (OBPDC) in the City's General Plan Land Use map. The One Broadway Plaza is "envisioned as a landmark professional office complex that will be a focal point in the Downtown Redevelopment area serving the Civic Center. complex, Downtown, and Midtown urban areas." This land use designation allows for high intensity offices with restaurant and ancillary retail. The OBPDC does not allow for residentaL Zoning The Project Site is within the Specific Development 75 zone (SD75), One Broadway Plaza Specific Development District, which is intended to "establish a professional district that will exclusively entitle a 37- story 518,003 square foot office tower at the northeast corner of Tenth Street and Broadwaywithin a historic setting further north along Broadway to Washington Avenue." The Specific Development No. 75 Amendment Application was adopted by City Council in April 2004. The Development Standards requires a floor area ratio (EAR) of 2.9, an office tower of approximately 493 feet above grade, and a minimum of 2,463 parking spaces. The One Broadway Plaza District does not allow for residential uses. 2.2.6 Environmental Resources The Project Site has been developed, paved, landscaped and/or graded, and supports non-native, landscape plant species. The Project Site is in an urbanized area and is currently developed with a seven residential and converted residential to office buildings along Broadway, a one-story commercial building at the southwest corner of Washington Avenue and Sycamore Street, surface parking along Sycamore Street, and a construction site for the One Broadway Plaza office tower at the southern portion of the Project Site. The Project Site is located in the One Broadway Plaza Specific Development Districtwith one parcel within the Midtown Specific Plan area. Additional information regarding environmental resources�or the lack of such resources�on the Project Site can be found in Section 5, Environmental Analysis, of this Addendum under each respective environmental topic. 75A-71 3. Proiect Description 3.1 PROJECT BACKGROUND The One Broadway Plaza EIR was certified in 2004. The primary objective of the One Broadway Plaza Specific Development District (SD 75) is to allow for the development of the One Broadway Plaza office tower, which is intended to be a major landmark in the midtown section of the City of Santa Ana. The One Broadway Plaza specific development plan includes the following objectives: ■ A landmark office project along Broadway at the center of the Midtown Specific Plan. ■ Maintain the existing streetscape pattern including sidewalk design mature palm trees and historic light fixtures. ■ Maintain the scale and character established by the existing historic structures along the north end of the district ■ Maintain large open setbacks adjacent to Broadway. ■ Encourage revitalization of existing properties for a variety of professional office uses. ■ Enhance the pedestrian experience through the development of new plaza areas and water features at the intersection of Sycamore Street and Tenth Street and Broadway and Tenth Street. 3.1.1 PREVIOUS ENVIRONMENTAL ANALYSIS In 2004, the City of Santa Ana certified the EIR for One Broadway Plaza (State Clearinghouse No. 199101047), herein referred to as the "Certified EIR" The EIR determined that most potential impacts could be mitigated to a less than significant level. However, it concluded that the following topic areas would result in a significant unavoidable adverse impact even after mitigation: ■ Air Quality. An: quality impacts relating to short-term construction would result in a significant impact for PM10 and NO. and operation would result in a significant impact for long-term NO. emissions. ■ Transportation/Traffic. Implementation of the Approved Project would impact two street segments: Main Street between 17+ Street and 1,T Street and Broadway between Santa Clara Avenue and 1,T Street, and seven intersections (Main Street & 17" Street; Broadway Street & 17"; Main Street & Washington Avenue; Broadway Street & 4� Street; 1 st Street & Flower Street; Santa Ana Boulevard & Flower Street; and Fairview & 1�t Street). 75A-72 Utilities and Service Systems. The Approved Projectwould interfere with the transmission of television signals from area television stations. Aesthetics. The Approved Project would not be proportional to the scale of the existing land use on the Project Site and it would create shade shadows on adjacent land uses. ■ Cultural Resources. The Approved Project would require the removal of three historic homes along Broadway. The project required a general plan amendment; amendment to the circulation element; amendment to the Midtown Specific Plan; adoption of the One Broadway Plaza Specific Development Zoning District; tentative map; vacation of Sycamore Street; encroachment permits/maintenance agreement; approval of inclusion of a portion of State-owned property; Historical Resource Commission review for demolition requests; and a State hchpad permit Therefore, implementation of the One Broadway Plaza Project, is herein referred to as the "Approved Project" The Approved Project includes the construction of a 37-story office building with an eight -level parking structure and the rehabilitation of four existing structures into commercial office and restaurant offices. The Approved Project include the abandonment of Sycamore Street between 10+ Street and Washington Avenue and the removal of three structures on the Project Site that are designated historically significant. The Approved Project would retain and restore one other historic structure. The Certified EIR analyzed a project size of 545,124 total square feet, which includes office, rehabilitated office, retail, formal dining, and casual dining. The Approved Project also includes an eight level freestanding parking structure of approximately 2,500 spaces. The Approved Project does not allow for residential uses. Table 2 below sunnnarizes the Approved Projects land uses. Table 2: Approved Project Land Use Summary Land Use Square Feet Office Building 508,200 Rehabilitated Office 9,803 Retail 8,525 Formal Dining 15,915 Casual Dining 2,681 TOTAL 545,124 75A-73 MM:106aJX01iQ:6111111:71:aIIs]PI The Proposed Project seeks to revise the existing entitlements of the One Broadway Plaza Project to permit residential uses in place of some of the permitted office uses ("Proposed Project"). The Proposed Project would incorporate residential units within up to 19 floors, which were previously designated for office uses under the Approved Project. The Proposed Project would provide up to 402 apartment units for a total of about 254,472 residential square feet Residential units would range between 500 square feet to 1,250 square feet Under the Proposed Project, 49 percent of the office space would be dedicated to residential uses and 51 percent of the office space would remain. No changes to the retail dining square footage would occur. The residential component would include penthouse suites, standard and executive residential units, and affordable units. The non-residential components would include office, restaurants, commercial uses, and wellness fitness center with a spa, a parking structure, and live performance and presentation space. Table 3 below compares the Proposed Project buildout with the Approved Project build out The Proposed Project would require amendments to the City's General Plan Land Use Element and the One Broadway Plaza Specific Development District (SD 75) to allow for the inclusion of residential uses. The General Plan Land Use Element would be amended to permit residential development along with associated amendments to development density and intensity as needed. The SD 75 zone would be amended to allow residential development and incorporate development standards for residential development Table 3 Proposed Project Buildout Comparison with Approved Project Land Use Approved Project (Square Feet) Proposed Project (Square Feet) Office 508,200 253,728 Rehabilitated Office 9,803 9,803 Residential — 254,472 Retail 8,525 8,525 Formal Dining 15,915 15,915 Casual Dining 2,681 2,681 TOTAL 545,124 545,124 3.3 DISCRETIONARY ACTIONS This Addendum to the Certified EIR is intended to serve as the primary environmental document for all future actions associated with the Proposed Project, including all discretionary approvals requested or required to implement the Proposed Project In addition, this Addendum is the primary reference document for the formulation and implementation of the X=P. All the approved, applicable measures from the Certified EIR have been incorporated into this document This document is intended to provide sufficient information to allow the City of Santa Ana and any other permitting agencies to evaluate the potential impacts from construction and implementation of the Proposed Project. The following discretionary actions have been requested by the Project Applicant: 75A-74 ■ General Plan Amendment No. 2020-01. The applicant is requesting approval of a general plan amendment to allow residential uses on the Project Site. The current One Broadway Plaza District Center (OBPDC) General Plan Land Use designation does not currently allow for residential uses. ■ Zoning Ordinance Amendment No. 2020-02. The applicant is requesting approval of a Zoning Ordinance Amendment to allow residential uses in the One Broadway Plaza Specific Development District (SD 75) and create development standards for residential uses including density/unit provisions. The Zoning Ordinance Amendment would also adjust FAR and revise parking requirements. The current One Broadway Plaza Specific Development District (SD 75) designation does not allow for residential uses. 75A-75 4. Environmental Checklist 4.1 BACKGROUND 1. Project Title: One Broadway Plaza Project EIR Addendum 2. Lead Agency Name and Address: City of Santa Ana Planning Division 20 Civic Center Plaza Santa Ana, CA 92701 3. Contact Person and Phone Number: Vince Ffegoso, AICP Planning Manager (714) 667-2713 4. Project Location: The Project Site is bound by Washington Avenue to the north, Sycamore Street to the east, 10" Street to the south, and Broadway to the west. The Project Site is located in the City of Santa Ana, Orange County, California. S. Project Sponsor's Name and Address: Caribou Industries, Inc. Mike Harrah 1103 North Broadway Santa Ana, CA 92701 6. General Plan Designation: One Broadway Plaza District Center (OBPDC); Professional & Administration Office (PAO) 7. Zoning: One Broadway Plaza Specific Development District (SD 75); Midtown Specific Plan (SP3) 8. Description of Project: The Proposed Project seeks to revise the existing entitlements of the One Broadway Plaza Project to permit residential uses in place of some of the permitted office uses ("Proposed Project"). The Proposed Pfoj ect would incorporate residential units within up to 19 floors and include up to 402 apartment units for a total of approximately 254,472 residential square feet The residential component would include penthouse suites, standard and executive residential units, and affordable units. Residential unit sizes would range from 500 square feet to 1,250 square feet. 75A-76 9. Surrounding land Uses and Setting: The Project Site is primarily surrounded by the area zoned as Midtown Specific Plan (SP3) with land use designations including General Commercial, Professional & Administration Offices, and District Center. The Project Site is surrounded by commercial uses, educational facilities, multi -family residential., single- fumily residential, and Orange County services. 10. Other Public Agencies Whose Approval Is Required (e.g., permits, financing approval, or participation agreement: None. 75A-77 CWM:I►►yll:0]!Iivi14!11f_11y_101to] *116111:1►111/_1IW&Ia9x01941] The environmental factors checked below would be potentially affected by this project, involving at least one impact that would represent a new significant environmental effect, a substantial increase in the severity of a significant impact previously identified, or new information of substantial importance, as indicated by the checklist on the following pages. ❑ Aesthetics ❑ Agricultural and Forest Resources ❑ Air Quality ❑ Biological Resources ❑ Cultural Resources ❑ Energy ❑ Geology / Soils ❑ Greenhouse Gas Emissions ❑ Hazards & Hazardous Materials ❑ Hydrology / Water Quality ❑ Land Use / Planning ❑ Mineral Resources ❑ Noise ❑ Population / Housing ❑ Public Services ❑ Recreation ❑ Transportation ❑ Tribal Cultural Resources ❑ Utilities / Service Systems ❑ Wildfire ❑ Mandatory Findings of Significance 4.3 DETERMINATION (TO BE COMPLETED BY THE LEAD AGENCY) On the basis of this initial evaluation: I find that the Proposed Project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. I find that although the Proposed Project could have a significant effect on the environment, there will not be a significant effect in this case because revisions in the project have been made by or agreed to by the project proponent A MITIGATED NEGATIVE DECLARATION will be prepared. I find that the Proposed Project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. I find that the Proposed Project MAY have a "potentially significant impact' or "potentially significant unless mitigated" impact on the environment but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed ® I Find that although the Proposed Project could have a significant effect on the environment, because all potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR of NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the Proposed Project nothing further is required. Signatum Printed Name Date For 75A-78 4.4 EVALUATION OF ENVIRONMENTAL IMPACTS 1) A brief explanation is required for all answers except "No Impact' answers that ace adequately supported by the information sources alead agency cites in the parentheses following each question. A "No Impact' answer is adequately supported if the referenced information sources show that the impact simply does not apply to projects like the one involved (e.g., the project falls outside a fault rupture zone). A "No Impact' answer should be explained where it is based on project -specific factors, as well as general standards (e.g., the project would not expose sensitive receptors to pollutants, based on a project -specific screening analysis). 2) All answers must take account of the whole action involved, including off site as well as on -site, cumulative as well as project level, indirect as well as direct, and construction as well as operational impacts. 3) Once the lead agency has determined that a particular physical impact may occur, then the checklist answers must indicate whether the impact is potentially significant, less than significant with mitigation, or less than significant. "potentially Significant Impact' is appropriate if there is substantial evidence that an effect may be significant. If there are one or more "potentially Significant Impact' entries when the determination is made, an EIR is required. 4) "Negative Declaration: Less Than Significant With Mitigation Incorporated" applies where the incorporation ofmitigation measures has reduced an effect from "potentially Significant Impact' to a "Les s Than Significant Impact" The lead agency must describe the mitigation measures, and briefly explain how they reduce the effect to a less than significant level. 5) Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, an effect has been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). In this case, a brief discussion should identify the following: a) Earlier Analyses Used. Identify and state where they are available for review b) Impacts Adequately Addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis. c) Mitigation Measures. For effects that are "Less than Significant with Mitigation Measures Incorporated," describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which they address site specific conditions for the project. 6) Lead agencies are encouraged to incorporate into the checklist references to information sources for potential impacts (e.g., general plans, zoning ordinances). Reference to a previously prepared or outside document should, where appropriate, include a reference to the page or pages where the statement is substantiated. A source list should be attached, and other sources used or individuals contacted should be cited in the discussion. 7) Supporting Information Sources: A source list should be attached, and other sources used or individuals contacted should be cited in the discussion. 75A-79 8) This is only a suggested form, and lead agencies are free to use different formats; however, lead agencies should normally address the questions from this checklist that are relevant to a project's environmental effects in whatever format is selected. 9) The explanation of each issue should identify: a) the significance criteria or threshold, if any, used to evaluate each question; and b) the mitigation measure identified, if any, to reduce the impact to less than significant. 75A-80 This page intentionally left blank. 75A-81 5. Environmental Analvsis This section provides evidence that no new significant impacts would occur as a result of either a change to the project or a change in circumstances. In accordance with Section 21166 of CEQA and 15162 of the CEQA Guidelines, and relevant case law, the baseline for this determination is the Approved Project. The section will briefly summarize the conclusions of the 2004 Certified EIR and then discuss whether or not the Proposed Project is consistent with the findings in that document. Applicable mitigation measures are referenced from the 2004 Certified EIR, are also provided in each section. As discussed previously, this document is an addendum to the 2004 Certified EIR. The Proposed Project is located in the One Broadway Plaza Specific Development Zoning District with a corresponding General Plan land use designation of One Broadway Plaza District Center. The mitigation program identified to reduce potential impacts of the Proposed Project consists of Standard Requirements (SRs) and mitigation measures (MMs). The components of the mitigation program are described below. ■ Standard Requirements. Existing SRs are based on local, state, or federal regulations or laws that are frequently required independently of CEQA review and also serve to offset or prevent specific impacts. Typical SRs include compliance with the provisions of the California and local building codes, South Coast Air Quality Management District rules, City ordinances, and local agency impact fees, among others. Mitigation Measures. Where a potentially significant environmental effect has been identified and is not reduced to a level considered less than significant through the application of SRs, mitigation measures have been provided. All applicable measures have been carried through from the One Broadway Plaza EIR. These mitigation measures have been incorporated into the MMRP for this Addendum. Any modifications to the mitigation measures from the Certified EIR are shown as stetlxeugk for deleted test and bold for new, inserted text The City may substitute, at its discretion, any mitigation measure (and timing thereof that has: (1) The same or superior result as the original mitigation measure and (2) the same or superior effect on the environment The City of Santa Ana Planning and Building Agency, Planning Division, in conjunction with any appropriate agencies or City departments, shall determine the adequacy of any proposed "environmental equivalent timing�' and, if deemed necessary, may refer said determination to the Planning Commission. 75A-82 5.1 AESTHETICS 5.1.1 Summary of Previous Environmental Analysis The Certified EIR determined that the mass and scale of the Approved Project would be taller than the existing one to two-stofy structures on the Project Site and surrounding buildings. The mass and scale of the Approved Project would be in contrast to the existing development pattern in the area and would be visible from many areas across Santa Ana However, the Approved Project's design would not visually degrade the project area, and it would not obstruct views to or from parks, open space, or landmarks as none exist near the site. The Approved Project would create shade and shadow impacts to adjacent land uses that are not impacted from shade from land uses on the Project Site. Due to the Approved Project's size, the Certified EIR determined that impacts to visual impacts and shade pattern would be significant and adverse. The office tower and parking structure would be developed with non reflective surfaces and would result in a less than significant impact relating to glare. The Approved Project would introduce more light to the project area that could impact adjacent land uses, however implementation of mitigation measure AS-1 would reduce impacts to a less than significant level. 5.1.2 Impacts Associated with the Proposed Project Would the Proposed Project: Less Than Significant Substantial Impact/No Substantial Changein New Changes or Changein Circum- Information New Project stances Showing New Information Requiring Requiring or Increased Requiring Major EIR Major EIR Significant Preparation of Environmental Issues Revisions Revisions Effects an EIR No Impact a) Have a substantial adverse effect on a scenic vista? X b) Substantially damage scenic resources, including, but not limited to, trees, rack outcroppings, and historic buildings within a X state scenic highway? c) In non -urbanized area, substantially degrade the existing visual character or quality of public views of the site and its surroundings? (Public views are those that are experienced from publicly accessible vantage point.) If the X project is in an urbanized area, would the project conflictwith applicable zoning and other regulations governing scenic quality? d) Create a new source of substantial light or glare which would adversely affect day or X nighttime views in the area? 75A-83 Comments: a) Have a substantial adverse effect on a scenic vista? No Impact. The Proposed Project amends the entitlements for the Approved Project to allow for the development of residential units in place of some of the office square footage. The Proposed Project would not result in the development of new building square footage beyond what was previous analyzed in the Certified EIR. As such, the Proposed Project would result in no new impacts to scenic vistas and no mitigation measures are necessary. No changes of new information would require preparation of a subsequent EIR. b) Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway? No Impact. The Proposed Project would occur within the building envelope of the Approved Project's office tower. The Proposed Project would not result in the development of new building square footage beyondwhat was previous analyzed in the Certified EIR. Therefore, the Proposed Project would not lead to the damage of scenic resources. The Proposed Project would result in no new impacts to scenic resources and no mitigation measures are necessary. No changes of new information would require preparation of a subsequent EIR. c) In non -urbanized area, substantially degrade the existing visual character or quality of public views of the site and its surroundings? (Public views are those that are experienced from publicly accessible vantage point.) If the project is in an urbanized area, would the project conflict with applicable zoning and other regulations governing scenic quality? Less Than Significant Impact/No Changes or New Information Requiring Preparation of an EIR. The Certified EIR analyzed the Approved Project's impact on character and views, as discussed above. The Project Site is located in an urbanized area within the City of Santa Ana.. The Proposed Project would amend the existing OBPDC land use and SD-75 zoning designations to allow for residential uses. With approval of the discretionary actions, the Proposed Project would be consistent with the land use designation and zoning for the Project Sitc. The Proposed Project would occur within the building envelope of the Approved Project and would not result in new or expanded construction outside of the approved office tower. In addition, pursuant to SB 743, aesthetic impacts of a mixed use residential project on an infill site within a TPA shall not be considered a significant impact on the envifonment. Therefore, the Proposed Project would not result in new aesthetic impacts or impact regulations affecting scenic quality. d) Create a new source of substantial light or glare which would adversely affect day or nighttime views in the area? Less Than Significant Impact/No Changes or New Information Requiring Preparation of an EIR. The Approved Project includes office, restaurant, and retail uses on -site with its associated parking structure. The Proposed Project would introduce residences to the previously approved office tower, which would increase the number of persons and therefore lighting on the Project Site at nighttime hours. Interior lighting emanating from residential units would be typical of residential units and would not create a substantial light 75A-84 source. As with the Approved Project, the implementation of mitigation measure AS-1 would ensure that exterior lighting and fixtures would ensure that lighting impacts are less than significant. The Proposed Projects would result in no changes to the non reflective exterior building materials under the Approved Project; similarly, the Proposed Project would result in a less than significant impact to glare. 5.1.3 Adopted Mitigation Measures Applicable to the Proposed Project The following mitigation measures have been carried through from the One Broadway Plaza FIR. These mitigation measures have been incorporated into XMIRP for this Addendum. Any modifications to the mitigation measures from the Certified FIR are shown as st il�eq�engk for deleted text and bold for new, inserted text. AST The project proponent will ensure that all outdoor lighting and fixtures, including lighting for construction, are shielded or designed and located to minimize nighttime light spillage onto adjacent uses. Outdoor fixtures will be designed to generate less than 0.25-foot candle power of light where possible, and will direct lighting towards the interior of the project site. 5.2 AGRICULTURE AND FOREST RESOURCES 5.2.1 Summary of Previous Environmental Analysis With respect to agricultural resources, the Initial Study concluded that the Project Site is located in an urbanized area and is developed with residential and commercial uses. Soils within the Project Site are not candidates for listing as prime farmland, unique farmland, or farmland of statewide importance. In addition, the Project Site does not contain land zoned for agricultural uses nor a Williamson Act contract. No agricultural uses exist on site or adjacent to the Project Site. Therefore, no impact would occur with respect to agricultural uses, and no additional analysis is required in Certified EIR. The 2004 EIR and its corresponding Initial Study did not analyze Forestry Resources. Forestry resources are discussed below. 5.2.2 Impacts Associated with the Proposed Project In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural land Evaluation and Site Assessment Model (1997) prepared by the California Dept. of Conservation as an optional model to use in assessing impacts on agriculture and farmland. In deter mining whether impacts to forest resources, including timberland, are significant environmental effects, lead agencies may refer to information compiled by the California Department of Forestry and Fire Protection regarding the s Late's inventory of forest land, including the Forest and Range Assessment Project and the Forest Legacy Assessment project; and forest carbon measurement methodology provided in Forest Protocols adopted by the California An Resources Board. Would the project: 75A-85 Less Than Significant Substantial Impact/No Substantial Change in New Changes or Changein Circum- Information New Project stances Showing New Information Requiring Requiring or Increased Requiring Major EIR Major EIR Significant Preparation of Environmental Issues Revisions Revisions Effects an EIR No Impact a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping X and Monitoring Program of the California Resources Agency, to nonagricultural use? b) Conflict with existing zoning for agricultural use, or a Williamson Ad contract? X c) Conflict with existing zoning for, or cause rezoning of, forest land (as defined in Public Resources Cade section 12220(g)), timberland (as defined by Public Resources X Code section 4526), or timber and zoned Timberland Production (as defined by Government Cade section 51104(g))? d) Result in the loss of forest land or conversion of forest land to non -forest use? X e) Involve other changes in the existing environment which, due to their location or nature, could result in conversion of X Farmland, to non-agricultural use or conversion of forest land to non -forest use? Comments: a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to nonagricultural use? No Impact. As indicated above, the Project Site is not a candidate for listing as prime farmland, unique farmland, or farmland of statewide importance. The Project Site is not zoned for agricultural uses and no farmland or agricultural activity exist on -site. Similar to the Approved Project, the Proposed Pfojectwould not convert impoftt farmland to a nonagficultufal use. No impact would occur and no mitigation is necessary. Accordingly, no new significant impacts of impacts of greater severity than those previously identified in the Certified EIR would occur. No changes or new information would require preparation of a subsequent EIR. b) Conflict with existing zoning for agricultural use, or a Williamson Act contract? No Impact. The Project Site is not zoned for agricultural use and no active Williamson Act contract exist on site. As with the Approved Pfoject, implementation of the Proposed Pfoject would not conflict with agricultural zones of a Williamson Act contract. No impact would occur and no mitigation is necessary. Accordingly, no 75A-86 new significant impacts or impacts of greater severity than those previously identified in the Certified EIR would occur. No changes or new information would require preparation of a subsequent EIR. c) Conflict with existing zoning for, or cause rezoning of, forest land (as defined in Public Resources Code section 12220(g)), timberland (as defined by Public Resources Code section 4526), or timberland zoned Timberland Production (as defined by Government Code section 51104(g))? No Impact. The Project Site is in an urbanized location and does not contain forest land or timberland. The Project Site and the surrounding area are not zoned for forest land or timberland and do not contain forestland of timberland. The Proposed Project would not conflict with zoning for forest land of timberland. No impact would occur and no mitigation is necessary. d) Result in the loss of forest land or conversion of forest land to non -forest use? No Impact. The Project Site does not contain forest land The implementation of the Proposed Projectwould not result in the loss of forest land of the conversion of forest land to non -forest uses. No impact would occur and no mitigation is necessary. e) Involve other changes in the existing environment which, due to their location or nature, could result in conversion of Farmland, to non-agricultural use or conversion of forest land to non -forest use? No Impact. The Project Site and surrounding area are urban and contain no farmland or forest land. The implementation of the Proposed Project would not result in the loss of forest land of the conversion of forest land to non -forest uses. No impact would occur and no mitigation is necessary. Accordingly, no new significant impacts of impacts of greater severity than those previously identified in the Certified EIR would occur. No changes of new information would require preparation of a subsequent EIR 5.2.3 Adopted Mitigation Measures Applicable to the Proposed Project No mitigation measures related to agricultural resources are applicable to the Proposed Project. 5.3 AIR QUALITY 5.3.1 Summary of Previous Environmental Analysis The Certified EIR determined that construction of the Approved Project could result in short-term air quality impacts from construction equipment and fugitive dust. Construction of the Approved Project would exceed SCAQMD's emission thresholds for NOx andPM10 cmissions. The Certified EIR identifies mitigation measures that would reduce impacts from construction equipment and dust to a less than significant level; however, the Approved Project's emissions of NO, and PM�oremain significant and unavoidable. The Certified EIR determined that the long-term operation of the Approved Project could generate air quality pollutants. The Certified EIR found that long-term operation of the Approved Project would exceed SCAQMD's emission thresholds for NO, emissions. The Certified EIR identifies mitigation measures for long- 75A-87 term pollution; however, the Approved Project's emissions of NO, would remain significant and unavoidable. The Approved Project would found to result in a less than significant impact to CO emissions (local air quality). The Ceftified EIR found that the Approved Pfojectis consistent with the South Coast Air Quality Management Plan. The Initial Study for the Certified EIR determined that the Approved Project would not fesult in the significant amounts of objectionable odors of create an adverse effect. A less than significant impact would occur. 5.3.2 Impacts Associated with the Proposed Project Where available, the significance criteria established by the applicable air quality management district or air pollution control district may be relied upon to make the following determinations. Would the project Less Than Significant Substantial Impact/No Substantial Changein New Changes or Change in Circum- Information New Project stances Showing New Information Requiring Requiring or Increased Requiring Major EIR Major EIR Significant Preparation of Environmental Issues Revisions Revisions Effects an EIR No Impact a) Conflict with or obstruct implementation of the applicable air quality plan? X b) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non -attainment under X an applicable federal or state ambient air quality standard? c) Expose sensitive receptors to substantial pollutant concentrations? X d) Result in other emissions (such as those leading to odors) adversely affecting a X substantial number of people? Methodology Urban Crossroads prepared a memorandum reviewing Air Quality and Greenhouse Gas Emissions for the Proposed Project (AQ/GHG Memo). The AQ/GHG Memo is contained in Appendix A. Emissions for the Proposed Project were calculated employing the California Emissions Estimator Model (CalEEMod) version 2016.3.2. Comments: a) Conflict with or obstruct implementation of the applicable air quality plan? Less Than Significant Impact/No Changes or New Information Requiring Preparation of an EIR. Au quality in Orange County is regulated by SCAQMD, which is the agency principally responsible for comprehensive air pollution control in the South Coast Air Basin (SoCAB). The SCAQMD develops Pules and 75A-88 regulations; establishes permitting requirements for stationary sources; inspects emissions sources; and enforces such measures through educational programs of fines, when necessary for over an approximately 10,743 square - mile area. The SCAQMD is directly responsible for reducing emissions from stationary (area and point), mobile, and indirect sources. The Proposed Project supports AQMP objectives to reduce trips, promote infill development, and balance jobs and housing and would not conflict with implementation of the AQMP. In March of 2017, the SCAQMD Governing Board released the Final 2016 AQMP, which continues to evaluate current integrated strategies and control measures to meet the NAAQS, as well as, explore new and innovative methods to reach its goals. Some of these approaches include utilizing incentive programs, recognizing existing co benefit programs from other sectors, and developing a strategy with fair -share reductions at the federal, state, and local levels. The two principal criteria for conformance with the AQMP are: 1. Whether the project would result in an increase in the frequency or severity of existing air quality violations of contribute to new violations or delay the timely attainment of air quality standards or the interim emissions reductions specified in the AQMP. 2. Whether the project would exceed the assumptions in the AQMP based on the years of Project buildout phase. With respect to the first criterion, implementation of the Proposed Project would not exceed the regional significance thresholds for construction of operational activity after implementation. Therefore, the Proposed Pfoj ectwould not conflictwith the AQMP according to this criterion. The Proposed Pfoj ect would not generate short-term of long-term emissions of criteria pollutants that could potentially cause an increase in the frequency of severity of existing air quality violations; cause of contribute to new violations; of delay timely attainment of air quality standards beyond those impacts considered in the Certified EIR. With respect to the second criterion, implementation of the Proposed Project according to the AQ/GHG Memo prepared by Urban Crossroads would not exceed regional of local thresholds for construction of operational impacts and would therefore have less than significant impacts. The Proposed Project would not exceed SCAG's population, housing or employment projections. The Project would not result in of cause NAAQS of CAAQS violations nor would it result in any regional daily construction -source of operational source emissions exceedances. The Project would support AQMP objectives to reduce trips, promote infill development, and balance jobs and housing, and would not conflict with implementation of the AQMP. The Project is therefore considered to be consistent with the AQMP. Therefore, the Proposed Project would be consistent with the region's AQMP. There would be no new significant impact or a substantial increase in the severity of previously identified effects. b) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non -attainment under an applicable federal or state ambient air quality standard? Less Than Significant Impact/No Changes or New Information Requiring Preparation of an EIR. The Certified EIR disclosed that construction related NOx and PM10 emissions would be significant and 75A-89 unavoidable. Construction of the Proposed Project would occur within the building envelope of the Approved Project and would not expand the building footprint nor require additional grading or excavation. Thus, the Proposed Project's construction related air quality emissions would be within the scope of analysis of the Approved Project identified in the Certified EIR. The Proposed Project would further incorporate all applicable mitigation measures identified in the Certified EIR. Therefore, the Proposed Project would not create a new significant impact or a substantial increase in the severity of previously identified effects. Table 4, Proposed Pryect Operational Emission Summary, shows that the operational emissions of the Proposed Project. The Proposed Project's operational emissions would not exceed the regional thresholds of significance established by the SCAQAM for any criteria emissions. Table 4 Proposed Project Operational Emission Summary Operational Activities - Summer Scenario Emissions (pounds per day) VOC N0, CO SO. PMio PMzs Area 12.98 0.39 33.31 1.75E-03 0.18 0.18 Energy 0.35 3.11 2.13 0.02 0.24 0.24 Mobile 5.84 20.70 59.56 0.19 16.35 4.50 Total Maximum Daly Emissions 19.18 24.20 94.99 0.22 16.77 4.93 SCAQMD Regional Threshold 55 55 550 150 150 55 Threshold Exceeded? NO NO NO NO NO NO Operational Activities -Winter Scenario Emissions (pounds per day) VOC NO. CO SO. PMio PMzs Area 12.98 0.39 33.31 1.75E-03 0.18 0.18 Energy 0.35 3.11 2.13 0.02 0.24 0.24 Mobile 5.76 21.13 58.61 0.19 16.35 4.50 Total Maximum Daily Emissions 19.10 24.63 94.05 0.21 16.77 4.93 SCAQMD Regional Threshold 55 55 550 150 150 55 Threshold Exceeded? NO NO NO NO NO NO Further, Table 5, Operational Emission Comparison, compares peak operational source criteria pollutant emissions generated by the Proposed Project with peak operational source criteria pollutant emissions generated by the Currently Approved One Broadway Plaza land uses. As indicated at Table 5, the Proposed Project would result in a net decrease in peak operational -source VOC, NOx, CO, and SOx emissions when compared to peak operational -source criteria pollutant emissions generated by the Currently Approved One Broadway Plaza land uses. The Certified EIR disclosed that operational NO, emissions from the Approved Project would be significant and unavoidable. With the Proposed Project, NOx impacts would be reduced to a less than significant level. The Proposed Project's operation au quality emissions would be less than significant. The Proposed Project would reduce the significant and unavoidable impact relating to operational NO. to a less than significant level. Therefore, the Proposed Project would not create a new significantimpact or a substantial increase in the severity of previously identified effects. The Proposed Project would further incorporate all applicable mitigation measures identified in the Certified ElIL The Proposed Project would not require major revisions to the Certified EIR. 75A-90 Table 5 Operational Emission Comparison Operational Activities Emissions (pounds per day) VOC NO. CO SO, PM1n PMzs Proposed Project 19.18 24.63 94.99 0.22 16.77 4.93 Approved One Broadway Plaza 31.60 76.10 462.20 41.30 8.50 - Difference -12.42 51.47 -367.21 -41.08 8.27 N/A c) Expose sensitive receptors to substantial pollutant concentrations? Less Than Significant Impact/No Changes or New Information Requiring Preparation of an EIR. The Certified EIR determined that the Approved Project would result in a less than significant impact relating to local carbon monoxide concentrations. The Certified EIR found that the Approved Project's CO emissions would be incompliance with the 1-hour and 8-hour state and federal standards. As discussed above, the construction of the Proposed Project would be within the envelope of the Approved Project. The Proposed Project would not expand the Approved Project's building footprint or require additional grading and excavation. Therefore, the Proposed Project would not create a new significant impact or a substantial increase in the severity of previously identified effects. The Proposed Project would not require major revisions to the Certified EIR. d) Result in other emissions (such as those leading to odors) adversely affecting a substantial number of people? No Impact. The Initial Study to the Ceftified EIR found that the Approved Pfoject's office and commercial uses would result in a less than significant impact to objectionable odors. According to SCAQMD, land uses associatedwith odor complaints typically include agricultural uses, wastewater treatment plants, food processing plants, chemical plants, composting, refineries, landfills, dairies, and fiberglass molding facilities. The Proposed Project does not include any uses identified by the SCAQMD as being associated with odors and therefore would not produce objectionable odors. As such, the Proposed Project would have no impact related to objectionable odors. The Pfoposed Pfoject would comply -with SCAQMD Rule 402 to prevent occurrences of public nuisances (34). No changes of new information would fequire pfepafation of a subsequent EIR. 5.3.3 Adopted Mitigation Measures Applicable to the Proposed Project The following mitigation measures have been carried through from the One Broadway Plaza EIR. These mitigation measures have been incorporated into MMRP for this Addendum. Any modifications to the mitigation measures from the Certified EIR are shown as sfif4leeq�eugk for deleted text and bold for new, inserted text. AQ-1 Use lowemissionmobile construction equipment where feasible. AQ-2 Water site and clean equipment morning and evening to comply with AQMD Fugitive Dust Measures BCM-03 and BCM-06. As part of the conditions of grading permit approval, the 75A-91 project shall water the construction site and unpaved haul roads (with use of reclaimed water or chemical soil binder, where feasible twice daily. AQ-3 Wash off trucks leaving the site to comply with AQMD Fugitive Dust Measure BCM-01. As part of the conditions of grading permit approval, project construction contractors shall wheel wash construction equipment and cover dirt in trucks during on -road hauling. skis . Haul trucks leaving the site shall also have a minimum freeboard distance of 12", or cover payloads. AQ-4 Sweep streets if silt is carried over to adjacent public thoroughfares. AQ-5 Reduce traffic speeds on all unpaved road surfaces to 15 miles per hour or less. AQ-6 Suspend grading operations during first and second stage smog alerts. AQ-7 Suspend all grading operations when wind speeds (as instantaneous gusts) exceed 25 miles per hour. AQ-8 Maintain construction equipment engines by keeping them tuned. AQ-9 Where feasible use low sulfur fuel for stationary construction equipment. AQ-10 Where feasible utilize existing power sources (e.g., power poles) or clean fuel generators rather than temporary power generators. AQ-11 Provide on -site power sources during the early stages of the project. AQ-12 Where feasible use low emission on -site stationary equipment (e.g. clean fuels). AQ-13 Spread soil binders on site, unpaved roads and parking areas. AQ-14 Apply chemical soil stabilizers according to manufacturer's specifications to all inactive construction areas (previously graded areas which remain inactive for 96 hours). AQ-15 Reestablish groundcovers on construction site through seeding and watering of the site that will not be disturbed for lengthy periods (such as two months or more. AQ-16 Schedule truck deliveries and pickups during off-peak hour. AQ-17 Provide adequate ingress and egress at all entrances to public facilities to minimize vehicle idling at curbsides. AQ-18 Provide dedicated turn lanes as appropriate and provide roadway improvements at heavily congested roadways. AQ-19 Provide on -site services. 75A-92 AQ-20 Improve thermal integrity of the buildings and reduce thermal load with automated time clocks or occupant sensors. AQ-21 Install energy efficient street and packing lot lighting. AQ-22 Comply with the AQMP Miscellaneous Sources PRC-03 to reduce emissions of restaurant operations. Introduce efficient heating and other appliances, such as water heaters, cooking equipment, refrigerators, furnaces and boiler units. Also, incorporate appropriate passive solar design and solar heaters. This measure is intended to reduce VOC and PM10 emissions. AQ-23 Provide lighter color foofng and road materials and tree planting programs to comply with the AQMP Miscellaneous Sources MSC-01 measure. AQ-24 Provide local shuttle and transit shelters and ridematching services to comply with Advanced Transportation Technology ATT-02. AQ-25 Ensure efficient parking management. AQ-26 Provide preferential parking to high occupancy vehicles and shuttle services. Also, designate additional car pool of vanpool parking. AQ-27 Employers should provide variable work hours and telecommuting to employees to comply with Advanced Transportation Technology ATT-01. AQ-28 Provide dedicated parking spaces with electrical outlets for electrical vehicles. AQ-29 Employers should provide fidematching, guaranteed fide home, or car pool of vanpool to employees as a part of the TDM program and to comply with the AQMP Transportation Improvements TCM-01 measure. AQ-30 Employers should provide compensation, prizes or awards to fidesharefs. AQ-31 The City should synchronize traffic signals in the vicinity of the project site. AQ-32 Introduce window glazing, wall insulation, and efficient ventilation methods. 5.4 BIOLOGICAL RESOURCES 5.4.1 Summary of Previous Environmental Analysis Biological Resources were addressed in the Approved Project's Initial Study. The Certified EIR identified the Project Site as being within an urbanized area. The Initial Study prepared for the Approved Project determined that Approved Project would not have a substantial adverse effect, either directly of through habitat modification on any species, identified as candidate, sensitive, or special status; on any riparian habitat of other sensitive natural community; of federally protected wetlands. The Approved Project would not interfere with 75A-93 the movement of any native resident or migratory fish or wildlife species of with established native fesident of migratory wildfire corridor or impede native wildlife nursery sites. The Approved Project would not conflict with any local policies of ordinances protecting biological resources, since there are no significant biological resources on the Project Site. The Project Applicant would replace significant trees removed from the Project Site with new trees planned as part of the Approved Project's landscaping plan. No adopted Habitat Conservation Plan, Natural Community Conservation, or other habitat conservation plan exist on the Project Site. 5.4.2 Impacts Associated with the Proposed Project Would the Proposed Project: Less Than Significant Substantial Imp actJNo Substantial Changein New Changes or Change in Circum- Information New Project stances Showing New Information Requiring Requiring or Increased Requiring Major EIR Major EIR Significant Preparation of Environmental Issues Revisions Revisions Effects an EIR No Impact a) Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local X or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations or by the X California Department of Fish and Game or U.S. Fish and Wildlife Service? c) Have a substantial adverse effect on state or federally protected wetlands (including, but not limited to, marsh, vernal pool, X coastal, etc.) through direct removal, filling, hydrological interruption, or other means? d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or X impede the use of native wildlife nursery sites? e) Conflict with any local policies or ordinances protecting biological resources, such as a X tree preservation policy or ordinance? 75A-94 Less Than Significant Substantial Impact/No Substantial Change in New Changes or Changein Circum- Information New Project stances Showing New Information Requiring Requiring or Increased Requiring Major EIR Major EIR Significant Preparation of Environmental Issues Revisions Revisions Effects an EIR No Impact f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural X Community Conservation Plan, or other approved local, regional, or state habitat conservation plan? The Project Site and the surrounding area are located in an urban area. The Project Site is fully developed and/or disturbed with converted residences, a one story commercial building, and surface parking lots. The southern portion of the Project Site is curfently undef construction for the Approved Project. Comments: a) Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? No Impact. The Project Site does not contain habitat for candidate, sensitive, or special status species. Therefore, the Proposed Project would have no impact on these types of species. No impact would occur and no mitigation is necessary. Accordingly, no new significant impacts or impacts of greater severity than those previously identified in the Certified EIR would occur. No changes of new information would require preparation of asubsequent EIR. b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? No Impact. As analyzed in the Certified EIR, the Project Site is completely developed and/or disturbed and does not contain riparian habitat or other sensitive natural community. Therefore, the Proposed Project would have no impact on these communities and no mitigation is necessary. Accordingly, no new significant impacts or impacts of greater severity than those previously identified in the Certified EIR would occur. No changes of new information would require preparation of a subsequent EIR. c) Have a substantial adverse effect on state or federally protected wetlands (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? No Impact. The Project Site is not in proximity to, nor does it contain federally protected wetlands or a blueline stream as defined by the Clean Water Act (USFWS 2020). Therefore, as with the Approved Project, implementation of the Proposed Project would not adversely affect wetlands. No impact would occur and no 75A-95 mitigation is necessary. Accordingly, no new significant impacts or impacts of greater severity than those previously identified in the Certified EIR would occur. No changes or new information would require preparation of a subsequent EIR. d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? No Impact. The Project Site is fully developed and/or disturbed and is located within an urbanized area. The Project Site and the surrounding area do not include wildlife habitat or native wildlife nursery sites. The Project Site is not located within a movement corridor for native fish or wildlife. As with the Approved Project, implementation of the Proposed Projectwould not affect these types of biological resources. No impactwould occur and no mitigation is necessary. Accordingly, no new significant impacts or impacts of greater severity than those previously identified in the Certified EIR would occur. No changes of new information would require preparation of a subsequent EIR. e) Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance? Less Than Significant Impact/No Changes or New Information Requiring Preparation of an EIR. The Proposed Project would not result in new building square footage beyond the approved building envelope. As such, the Proposed Project would not result in the removal of any additional trees. Operation of the One Broadway Plaza project would be required to comply with the Qty's tree preservation ordinance (Chapter 33, Article VII of the Municipal Code). As with the Approved Project, implementation of the Proposed Project would not conflict with any local policies or ordinances protecting biological resources and no impact would occur. No mitigation is necessary. Accordingly, no new significant impacts of impacts of greater severity than those previously identified in the Certified EIR would occur. No changes of new information would require preparation of a subsequent EIR. f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan? No Impact. As with the Approved Project, the Proposed Project is not within an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan. The Project Site is also within an urbanized area; and the Proposed Project would not result in construction of new building square footage beyond what was previously approved. As such, no impact to an adopted habitat conservation plan, NCPP, or other local, regional, or state habitat conservation plan would occur from implementation of the Proposed Project and no mitigation is necessary. Accordingly, no new significant impacts or impacts of greaten severity than those previously identified in the Certified EIR would occur. No changes or new information would require preparation of a subsequent EIR. 5.4.3 Adopted Mitigation Measures Applicable to the Proposed Project No mitigation measures related to biological resources are applicable to the Proposed Project. 75A-96 5.5 CULTURAL RESOURCES 5.5.1 Summary of Previous Environmental Analysis The Approved Project would result in the removal of several structures that are identified as historic resources by the City Register of Historical Property (SARHP), including 1007-1009 N. Broadway (Yale Apartments), 1015 N. Broadway (TwistBaslerHouse), 1109 N. Broadway (Koenig House). Additional structures listed on the SARHP would be retained and rehabilitated including 1103 N. Broadway (McNeillBaslerHouse), 1115- 1117 N. Broadway (Macintosh Apartments), and 1211 N. Broadway (Kelley House). The property at 1205 N. Broadway (Walter Moore House) is also listed on the SARHP and would remain in its existing location; however, the house is considered out of the project and there are no plans to rehabilitate it. The TwistBasler House, McNeillBaslerHouse, and Koenig House are eligible for listing on National and California Registers. The Certified EIR identifies mitigation measures to address the Approved Project's impact on the historic resources; however, the Approved Project would result in a significant and unavoidable impact to materially impairing historic resources. The Certified EIR found that development of the Approved Project would have the potential to uncover archeological resources and human remains. With the incorporation of Mitigation Measures CR-5 through CR-8, impacts to archeological resources and human remains would be less than significant. 5.5.2 Impacts Associated with the Proposed Project Would the Proposed Project: Less Than Significant Substantial Impact/No Substantial Changein New Changes or Changein Circum- Information New Project stances Showing New Information Requiring Requiring or Increased Requiring Major EIR Major EIR Significant Preparation of Environmental Issues Revisions Revisions Effects an EIR No Impact a) Cause a substantial adverse change in the significance of a historical resource X pursuant to § 15064.5? b) Cause a substantial adverse change in the significance of an archaeological resource X pursuant to § 15064.5? c) Disturb any human remains, including those interred outside of formal cemeteries? X The City maintains a local inventory of historic structures, the Santa Ana Register of Historic Properties (SARHP); the SARHP was last updated in February 3, 2020. The Project Site includes five properties listed on the Register of Historic Properties. These properties include the McNeillBaslerHouse (1103 N. Broadway, SARHP #52); Koenig House (1109 N. Broadway, SARHP #68); the Walter Moore House (1205 N. Broadway, SARHP #69); 1115-1117 N. Broadway (Macintosh Apartments, SARHP #102); and Kelley House (1211 N. 75A-97 Broadway, SARflP #104). The SARIIP notes that the TwistBaslerHouse/Baslef Home is no longer at the Project Site and it was relocated to Cabrillo Park, Tennis Center (Santa Ana 2020). Comments: a) Cause a substantial adverse change in the significance of a historical resource pursuant to 15064.5? No impact. The Proposed Project amending the existing entitlements for the Approved Project to allow for the incorporation of residential uses within the approved office tower. The Proposed Project would not expand building square footage of the previously approved tower. As such, no changes proposed by the Proposed Project would result in new impacts to the historical resources on site. The Proposed Pfoject would incorporate all identified mitigation measures. No impacts of greater severity than those previously identified in the Certified EIR would occur, and no changes of new information would require preparation of a subsequent EIR. b) Cause a substantial adverse change in the significance of an archaeological resource pursuant to 15064.5? No impact. The Proposed Project would not result in new excavations or other soil disturbances. Therefore, the Proposed Project would not have the possibility of uncovering or changing the significant of any archaeological resources. The Proposed Project would incorporate all identified mitigation measures. No impacts of greater severity than those previously identified in the Certified EIR would occur, and no changes or new information would require preparation of a subsequent EIR. c) Disturb any human remains, including those interred outside of formal cemeteries? No impact. The Proposed Project would not result in new excavation or other soil disturbances beyond what was approved under the Approved Project. Therefore, the Proposed Project would not have the possibility of disturbing any human remains. The Proposed Pfoject would incorporate all identified mitigation measures. No impacts of greater severity than those previously identified in the Certified EIR would occur, and no changes or new information would require preparation of a subsequent EIR. 5.5.3 Adopted Mitigation Measures Applicable to the Proposed Project CR-1 Relocation of Historic Resources at 1007-1009 North Broadway (Yale Apartments). The historical resources proposed for demolition as part of the proposed One Broadway Plaza project should be made available for relocation as follows: A. The availability of the Yale Apartments for flomfon shall be noticed by posting a sign at a location which is visible from the public right-of-way and by advef using in at least one newspaper with a local circulation. These forms of notification shall persist at least 14 days; 75A-98 B. The buildings shall be made available free of charge for at least 60 days; C. Plans for the relocation of the buildings shall be submitted to and evaluated by the City Council; D. If the City of Santa Ana Planning Commission approves the relocation plan, the applicant has 30 days to remove the building(s) fiom the project site. If the building(s) are not removed at the end of the 30 days, they may be demolished after they have been documented, as required in measure CR-2; and E. The length of this process shall endure for no more than 240 days from the date a demolition application is submitted. CR-2 Recordation of Historic Resources for 1007-1009 North Broadway (Yale Apartments). Although the demolition of an historical resource cannot be mitigated to below a level of significance, the following actions are important for documenting their loss for posterity. In the event the Yale Apartments are not relocated, they shall be documented, prior to the issuance of a demolition permit, in a report consistent with Historic American Buildings Survey (HABS) standards. That report shall document the significance and physical condition of the buildings proposed for demolition, both historic and current, photographs, written data and text The report and historic survey must be completed by a person technically trained in the HABS methods. This documentation shall include: A. A brief written historic and descriptive report in narrative format, including an architectural data form; B. A site plan on 8" x 11" paper showing the location of the building. This site plan shall include a photo key. The site plan will include appropriate measurements; C. A sketch floor plan on 8" x 11" paper shall accompany each architectural data form; D. Large format (4" x 5" or larger negative size) photographs in accordance with the NABS guidelines. Views shall include several contextual views, all exterior elevations, detailed views of significant exterior architectural features and interior views of significant historical architectural features or spaces (if any). All photographs will be black and white, will include captions and will be listed in a separate index; E. Field photographs (35mm) based on the HABS guidelines. Views as detailed in large format photographs. All photographs will be black and white, will include captions and will be listed in a separate index; F. The report shall include copies or prints of any available original plans and historic photographs; 75A-99 G. Archivally stable reproductions of any available significant historic construction drawings and photographs; and H. Archival copies of the documentation shall be submitted to the City of Santa Ana. I. In addition to the documentation identified above, the documentation shall include: Elevations of all sides of the buildings on minimum 19" x 24" mylar and waterproof ink, copied and reduced to 8.5" x 11" on archival bond. Floor plan with measurements. Site plan should also include measurements. Photographs must include a separate index and captions and photos should be black and white. J. All survey information must be performed by a person technically trained in HABS methods. CR-3 Rehabilitation for National and CaliforniaRegister Eligible Resources at 1103 North Broadway (McNeillBaslerHouse). The One Broadway Plaza project proposes the rehabilitation of the McNeill -Basler House conform to the Secretary of the Interior's Standards for Rehabilitation (United States Department of the Interior, National Park Service 1995). The rehabilitation is for use as a commercial space. Any rehabilitation must conform with the Secretary of the Interior's Standards for Rehabilitation (United States Department of the Interior National Park Service 1995). The following actions ensure compliance with the required Standards of Rehabilitation for proposed modifications to the structures at 1103 North Broadway: A. The rehabilitation of the structure at 1103 North Broadway shall conform with the Secretary of the Interior's Standards for Rehabilitation (United States Department of the Interior, National Park Service 1995); B. Detailed plans of the rehabilitation of the McNeill -Basler Home shall be submitted to the City of Santa Ana for review and approval, prior to any changes to this structure. The City shall have a qualified architectural historian review and approve the plans and monitor the rehabilitation program, for consistency with the Standards for Rehabilitation; and C. The City of Santa Ana will document the rehabilitation program by establishing a monitoring program and certification that the building is rehabilitated in accordance with the Secretary's Standards shall occur prior to issuance of a building permit. 75A-100 CR-4 Resources Listed on the City of Santa Ana Register of Historical Property at 1103 North Broadway (McNeillBaslerHouse, 1109 North Broadway (Koenig House, 1115-1117 North Broadway (Macintosh Apartments), and 1211 North Broadway (Kelley House shall be rehabilitated in their present locations. These properties are all listed on the City of Santa Ana Register of Historical Property. Prior to any rehabilitation or modifications to the exteriors of these structures, other than painting, the project applicant must conform with the requirements of Ordinance No. NS-2338 (An Ordinance of the City Council of the City of Santa Ana Amending Chapter 30 of the Santa Ana Municipal Code Regarding Places of Historical and Architectural Significance). Mitigation measure CR-3, above requires compliance with the Secretary of the Interior's Standards for Rehabilitation for the proposed modifications to and rehabilitation of the structure at 1103 North Broadway Street. This satisfies the intent of Ordinance No. NS-2338 for this structure. For the remaining structures listed above, the following apply: A. Plans for modifications; or rehabilitation to the exteriors of these structures must be approved by the Planning Commission prior to any changes to these structures. It is recommended that the Secretary's Standards for Rehabilitation be used to avoid any adverse effects to these recognized local historical resources; and B. The City of Santa Ana will document the rehabilitation program by establishing a monitoring program of the work, and shall require review and approval of the plans by a qualified architectural historian, and certification that the plans follow the design standards adopted by the City. CR-5 In the event unknown cultural resources are discovered during construction activities, all construction activities within the vicinity of the finding shall halt and the City's Environmental Coordinator shall be contacted for appropriate action. CR-6 Human Remains. If Human Remains are found during the test excavation, the Native American Graves Protection Act Guidelines and State law require that the crew halt the work in the immediate area; leave the remains in place and contact the City of Santa Ana project personnel and the Orange County Coroner. Until a representative of the Coroner's office reviews the remains in the field, they must not be removed. If the Coroner determines that the remains are prehistoric, the Coroner will contact the Native American Heritage Commission and the most likely descendent from the Native American community willbe informed. The final deposition of remains will be coordinated by representatives of the property owner and the most likely descendent 75A-101 CR-7 Artifacts Any artifacts recovered shall be properly collected with photographs, field notes and locations plotted on a USGS 7.5' topographic quadrangle and a project map. Artifacts will be identified, catalogued and stabilized for curation. Any recovered artifacts shall be offered, on a first right - of -refusal basis, to a repository with a retrievable collection system and an educational and research interest in the materials. The Anthropology Museum at California State University, Fullerton would be an appropriate repository to receive any artifacts collected on the project site. CR-8 Final Report. A final report, including an itemized inventory and pertinent field data, shall be sent to the City of Santa Ana, the South Central Coastal Information Center at California State University, Fullerton and the County of Orange Harbors, Beaches and Parks Department. CR-9 Relocation for Resources Listed on the City of Santa Ana Register of Historical Property at 1015 North Broadway (Twist -Basler House). The developer shall relocate the structure located at 1015 North Broadway to a City approved location. Further, the structure shall be placed on a permanent foundation, have all utility services connected/operational and be rehabilitated to City standards. 5.6 ENERGY 5.6.1 Summary of Previous Environmental Analysis Energy was not analyzed as a topic in the prior One Broadway Plaza FIR but was addressed in the Utilities and Service Systems section of the Certified FIR. The Certified FIR found that the Approved Project would result in an increase demand for electricity and natural gas. The Certified EIR found that Southern California Edison (SCE) has sufficient capacity to meet the project generated demand for electricity. The Approved Projectwould not require electricity services beyond those planned or readily available or a substantial expansion of existing facilities. The Certified FIR found that the construction related impact on electric lines would not disrupt service and construction related impacts would be temporary. The Certified EIR found that Southern California Gas Company would be served by an existing gas main, and the Approved Project would not require natural gas facilities beyond those planned or readily available or a substantial expansion of existing facilities. With coordination with SCGC, construction -related impacts on natural gas would not disrupt existing service. The Certified EIR determined that the Approved Project's impact on energywould be less than significant and implements mitigation measures to ensure coordination with SCE and SCGC and minimize damage to energy facilities during construction and the undergrounding of electrical lines. 5.6.2 Impacts Associated with the Proposed Project Would the Proposed Project: 75A-102 Less Than Significant Substantial Impact/No Substantial Change in New Changes or Changein Circum- Information New Project stances Showing New Information Requiring Requiring or Increased Requiring Major EIR Major EIR Significant Preparation of Environmental Issues Revisions Revisions Effects an EIR No Impact a) Result potentially significant environmental impact due to wasteful, inefficient, or unnecessary consumption of energy X resources, during project construction or operation? b) Conflict with or obstruct a state or local plan for renewable energy or energy efficiency? X Comments a) Result potentially significant envimnmental impact due to wasteful, inefficient, or unnecessary consumption of energy resources, during project construction or operation? Less Than Significant Impact/No Changes or New Information Requiring Preparation of an EIR. The Certified EIR determined that the Approved Project would be adequately served by the existing electricity and natural gas infrastructure. The Approved Project would not require electricity or natural gas facilities beyond those planned or readily available or a substantial expansion of existing facilities. The Proposed Project would occur within the building envelope of the Approved Project The Proposed Project would not increase the square footage of the approved building. Development of the Approved Project and Proposed Project would be required to comply with California energy efficiency standards. The Proposed Project would place residential units into a previously approved office tower with commercial uses. The inclusion of residential uses within the Approved Project would create mixed use development would further promotes active transportation, such as walking, and reduces dependency on vehicles. Therefore, the Proposed Project would not be expected to result in wasteful, inefficient, or unnecessary consumption of energy resources. As a result, the Proposed Project would not create a new significant impact of a substantial increase in the severity of previously identified effects related, no change of new information would require preparation of a subsequent EIR. b) Conflict with or obstruct a state or local plan for renewable energy or energy efficiency? Less Than Significant Impact/No Changes or New Information Requiring Preparation of an EIR. Energy consumption of new buildings in California is regulated by the State Building Energy Efficiency Standards, embodied in Title 24 of the California Code of Regulations (CCR) which establishes "energy budgets" and efficiency standards that regulate heating cooling ventilation, water heating and lighting. The Proposed Project's electric and natural gas consumption would be in accordance with State and City regulations and practices. As such, the Proposed Pfoject, as with the Approved Project would be considered consistent with the goals and policies of the City's Conservation Element (1982) and Energy Element (1982). Impacts 75A-103 would be less than significant and no change or new information would require preparation of a subsequent EIR. 5.6.3 Adopted Mitigation Measures Applicable to the Proposed Project No mitigation measures related to energy are applicable to the Proposed Project. 5.7 GEOLOGY AND SOILS 5.7.1 Summary of Previous Environmental Analysis The Certified EIR found that the development of the Approved Project would change the topography of the site; however, this would not result in a significant impact since the change would be covered by buildings constructed on the site. The soils on the site are classified as a single soil association and are relatively uniform in composition of Mocho association, including loam, clay loam, and similar soil types. Geotechnical testing indicated that the soils have low expansivity and mostly overconsolidated. The soils on the Project Site were determined to be adequate for building and do not pose a constraint for the land uses proposed as part of the Approved Project The Certified EIR found that the Approved Project would impact existing topography and soils at the Project Site and incorporates mitigation measures to ensure that impacts are less than significant. The Approved Project does not include septic tanks; and no further discussion was required. The Certified EIR determined that a less than significant impact would occur with regards to groundshaking, liquefaction, and surface fault rupture. The Certified EIR identifies a mitigation measure to ensure that the Approved Projectwould complywith the seismic design provisions of the Final Geology and Soils Report and the Uniform Building Code to promote safety in the event of an earthquake. The Initial Study analyzed landslides and determined that the Project Site and surrounding areas are relatively flat and developed. Construction of the Approved Project would create dust, which would be reduced to a less than significant level with the incorporation of a mitigation measure in place to control dust. Paleontological resources were analyzed as part of the Cultural Resources section in the Initial Study prepared for the Approved Project. The Initial Study determined that the Approved Project's impact to paleontological resources and unique geologic features would be less than significant as the Project Site is currently developed and no prior discoveries of paleontological resources have occurred. 5.7.2 Impacts Associated with the Proposed Project Would the Proposed Project: 75A-104 Less Than Significant Substantial Impact/No Substantial Changein New Changes or Changein Circum- Information New Project stances Showing New Information Requiring Requiring or Increased Requiring Major EIR Major EIR Significant Preparation of Environmental Issues Revisions Revisions Effects an EIR No Impact a) Di redly or indirectly cause potential substantial adverse effects, including the risk of loss, injury, or death involving: i) Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map, issued by the State Geologist for the area or based on other substantial X evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42. ii) Strong seismic ground shaking? X iii) Seismic -related ground failure, X including liquefaction? iv) Landslides? X b) Result in substantial soil erosion or the loss X of topsoil? c) Be located on a geologic unit or soil that is unstable, or that would became unstable as a result of the project, and potentially result X in on- or off -site landslide, lateral spreading, subsidence, liquefaction or collapse? d) Be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code (2013), creating direct or indirect substantial X risks to life or property? e) Have soils incapable of adequately supporting the use of septic tanks or alternative waste water disposal systems X where sewers are not available for the disposal of waste water? f) Directly or indirectly destroy a unique paleontological resource or site or unique X geologic feature? No known fault traces are located in the City of Santa Ana (DOC 2020). The Project Site is not located witbin a zone of potential liquefaction nor landslides (DOC 1998). Like most of the surrounding area, the Project Site is flat and developed and is not subject to landslides or substantial erosion. 75A-105 Comments: a) Directly or indirectly cause potential substantial adverse effects, including the risk of loss, injury, or death involving: i) Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning map, issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42. No Impact. As analyzed in the Certified EIR, no active or potentially active faults cross or project into the Project Site. Fault rupture is not expected to impact the Project Site. No impact would occur, and no changes or new information would require preparation of a subsequent EIR. ii) Strong seismic ground shaking? Less Than Significant Impact/No Changes or New Information Requiring Preparation of an EIR. As discussed in the Certified EIR, seismic hazard from ground shaking is typical of Southern California. The Proposed Project, similar to the Approved Project, would be designed in accordance with the seismic design provisions of the Uniform Building Code to promote maximum safety in the event of an earthquake. Similar to the Approved Project, the Proposed Project would comply with Mugation Measure G-4. Impacts would be less than significant and no changes or new information would require preparation of a subsequent EIR. iii) Seismic -related ground failure, including liquefaction? No Impact. As discussed in the Certified EIR, the Project Site is not located within a liquefaction zone (DOC 1998). Therefore, the Proposed Project would not result in any new impacts or increase the severity of impacts with respect to liquefaction compared to the Approved Project and impacts would remain less than significant. iv) Landslides? No Impact. the Project Site is not located within an earthquake -induced landside zone (DOC 1998). The Project Site is genefally flat and located within an urbanized area. No impact is anticipated, and no mitigation is required. No changes or new information from the Proposed Project would require the preparation of a subsequent EIR. b) Result in substantial soil erosion or the loss of topsoil? No Impact. The Proposed Project does not increase building area nor construct additional floor area. The Proposed Project would occur within the Approved Project's building envelope. As such, the Proposed Project would not result in the soil erosion of loss of topsoil. The Proposed Project would comply with identified mitigation memmes. There are no substantial changes in the circumstances, or new information that was not 75A-106 known and could not have been known at the time of the adoption of the Approved Project that would require the preparation of a subsequent FIR. c) Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on- or off -site landslide, lateral spreading, subsidence, liquefaction, or collapse. Less Than Significant Impact/No Changes or New Information Requiring Preparation of an EIR. As under the Approved Project, the Proposed Project is not located on sensitive or unstable soil. As with the Approved Project, the Proposed Projectwould complywith Mitigation Measure G-1 and a less than significant impact would occur. There are no substantial changes in the circumstances, or new information that was not known and could not have been known at the time of the adoption of the Approved Project that would require the preparation of a subsequent EIR. d) Be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code (2013), creating direct or indirect substantial risks to life or property? Less Than Significant Impact/No Changes or New Information Requiring Preparation of an EIR. The Certified FIR determined that the soils on site have low espansivity potential. The Proposed Project does not include any additional building square footage and therefore would not require additional grading of earthwork. Pursuant to Mitigation Measure G-2, prior to acquiring a grading permit for construction, the developer would be required to prepare a Final Geology and Soils report to specially assess shrink -swell potential of potentially expansive soils on site and incorporate the recommendations outlined in the report. The Proposed Project would comply with identified mitigation measures. There are no substantial changes in the circumstances of new information that was not known and could not have been known at the time of the adoption of the Approved Project that would require the preparation of a subsequent FIR. e) Have soils incapable of adequately supporting the use of septic tanks or alternative waste water disposal systems where sewers are not available for the disposal of waste water? No Impact. As under the Approved Project, implementation of the Proposed Project would not involve the construction of use of septic tanks or other alternative wastewater disposal system. No impact would occur, and no changes or new information would require preparation of a subsequent EIR. 0 Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature? No Impact. The Proposed Project would not increase building area nor require additional earthwork activities. The Proposed Project would occur within the Approved Project's building envelope. Tberefofe, the Proposed Project would not directly or indirectly destroy paleontological resources of site of unique geologic feature. There are no substantial changes in the circumstances, or new information that was not known and could not have been known at the time of the adoption of the Approved Project that would require the preparation of a subsequent FIR. 75A-107 5.7.3 Adopted Mitigation Measures Applicable to the Proposed Project The following mitigation measures have been carried through from the One Broadway Plaza EIR These mitigation measures have been incorporated into MMRP for this Addendum. Any modifications to the mitigation measures from the Certified EIR are shown as Egli for deleted text and bold for new, inserted text. G-1 The design for the project will comply with all applicable provisions of the Preliminary Geotechnical Feasibility Investigation performed by Zeiser Icing Consultants and their Addendum Recommendations, including recommendations for grading, removal and recompaction of soils, foundations, settlement, pile foundations, design criteria, seismic design, retaining walls, ferrous corrosion, surface drainage, pavement design, concrete hardscape, soldier pile/logging system and supplemental investigations. G-2 Prior to acquiring a grading permit for project construction, the developer will prepare a Final Geology and Soils Report, to specifically assess the following: i. The shrink swell potential of potentially expansive soils on the site; specifically addressing appropriate recommendations for soil treatments, grading procedures and/or foundation designs, as appropriate, for the planned land use on the site. ii. The potential for compressible soils on the site; specifically addressing appropriate recommendations for soil ucatrnems, grading procedures and/or foundation designs, as appropriate, for the planned land use on the site. The recommendations from the Final Geology and Soils Report will be incorporated into the grading plan for the project. G-3 Prior to obtaining a grading permit for project construction, the Final Geology and Soils Report will specifically assess grading control with special emphasis on controlling fugitive dust which could be generated during site preparation, grading and construction. The reports will specifically provide for establishing procedures for dust control and monitoring so that unacceptable levels of dust do not escape from the site. These dust control measures will be coordinated with the dust control measures described in Section 3.4 (Air Quality) of the Certified EIR. The standards and procedures developed in the reports will be incorporated into the grading plan to be followed by the project developer. G-4 All structures to be erected on the One Broadway Plaza site will be designed in accordance with the seismic design provisions in the Final Geology and Soils Report and of the Uniform Building Code to promote safety in the event of such an earthquake. G-5 During final design, the developer will consult with the Orange County Water District and the Regional Water Quality Control Board, Santa Ana, regarding intrusion of foundation piles into the Orange County Groundwater Basin. The project applicant will solicit the appropriate permits and approvals from the OCWD and the RWQCB for the anticipated intrusion of the foundation piles into the 75A-108 Groundwater Basin and will incorporate measures identified by those agencies in the final design and construction specifications for the project 5.8 GREENHOUSE GAS EMISSIONS 5.8.1 Summary of Previous Environmental Analysis The Certified FIR did not analyze Greenhouse Gas Emissions. 5.8.2 Impacts Associated with the Proposed Project Regulatory Setting Federal Laws The U.S. Environmental Protection Agency (EPA) announced on December 7, 2009, that GHG emissions threaten the public health and welfare of the American people and that GHG emissions from on road vehicles contribute to that threat The ERNS final findings respond to the 2007 U.S. Supreme Court decision that GHG emissions fit within the (:lean Air Act definition of air pollutants. The findings do not in and of themselves impose any emission reduction requirements but allow the EPA to finalize the GHG standards proposed in 2009 for new light -duty vehicles as part of the joint ralemaking with the Department of Transportation (EPA 2009). The EPA1s endangerment finding covers emissions of six key GHGs COz, 0H4, N20, hydrofluorocarbons, perflumocarbons, and SF6—th2t have been the subject of scrutiny and intense analysis for decades by scientists in the United States and around the world (the first three are applicable to the Proposed Project). In response to the endangerment finding, the EPA issued the Mandatory Reporting of GHG Rule that requires substantial emitters of GHG emissions (large stationary sources, etc.) to report GHG emissions data. Facilities that emit 25,000 metric tons (MT) or more of CO2 per year are required to submit an annual report. State Laws Current State of California guidance and goals for reductions in GHG emissions are generally embodied in Executive Order S-03-05, Executive Order B-30-15; Assembly Bill (AB) 32; Senate Bill (SB) 32; and SB 375. In addition to the regulations discussed below, the State of California has a number of laws relating to GHG in different sectors, including transportation, renewable energy portfolio, energy efficiency, and water efficiency. Executive Order S-03-05 Executive Order S-03-05, signed June 1, 2005, set the following GHG reduction targets for the state: ■ 2000 levels by 2010 ■ 1990 levels by 2020 ■ 80 percent below 1990 levels by 2050 75A-109 Assembly Bill 32, the Global Warming Solutions Act (2006) Current State of California guidance and targets for reductions in GHG emissions ace generally embodied in AB 32. AB 32 was passed by the California state legislature on August 31, 2006, to place the state on a course toward reducing its contribution of GHG emissions. AB 32 follows the 2020 tier of emissions reduction goals established in Executive Order 5-03-05. Executive Orderil-30-I5 Executive Order B-30-15, signed April 29, 2015, sets a goal of reducing GHG emissions in the state to 40 percent below 1990 levels by year 2030. Executive Order B-30-15 also directs CARB to update the Scoping Plan to quantify the 2030 GHG reduction goal for the state and requires state agencies to implement measures to meet the interim 2030 goal as well as the long-term goal for 2050 in Executive Order 5-03-05. It also requires the Natural Resources Agency to conduct triennial updates of the California adaption strategy, Safeguarding California, in order to ensure climate change is accounted for in state planning and investment decisions. Senate Bi1132 and Assembly Bi11197 In September 2016, Governor Brown signed Senate Bill 32 and Assembly Bill 197, making the Executive Order goal for year 2030 into a statewide, mandated legislative target. AB 197 established a joint legislative committee on climate change policies and requires the CARB to prioritize direction emissions reductions rather than the market based cap -and -trade program for large stationary, mobile, and other sources. 2017 Climate Change ScopingPlan Executive Order B-30-15 and SB 32 required CARB to prepare another update to the Scoping Plan to address the 2030 target for the state. On December 24, 2017, CARB approved the 2017 Climate Change Scoping Plan Update, which outlines potential regulations and programs, including strategies consistent with AB 197 requirements, to achieve the 2030 target. The 2017 Scoping Plan establishes a new emissions limit of 260 MMTCOze for the year 2030, which corresponds to a 40 percent decrease in 1990 levels by 2030 (CARB 2017). California's climate strategy will require contributions from all sectors of the economy, including enhanced focus on zero- and near zero emission (ZE/NZE) vehicle technologies; continued investment in renewables such as solar roofs, wind, and other types of distributed generation; greater use of low carbon fuels; integrated land conservation and development strategies; coordinated efforts to reduce emissions of short-lived climate pollutants (methane, black carbon, and fluorinated gases); and an increased focus on integrated land use planning to support livable, transit -connected communities and conserve agricultural and other lands. Requirements for GHG reductions at stationary sources complement local air pollution control efforts by the local au districts to tighten criteria air pollutants and TACs emissions limits on a broad spectrum of industrial sources. Major elements of the 2017 Scoping Plan framework include: ■ Implementing and/or increasing the standards of the Mobile Source Strategy, which include increasing ZE buses and trucks; ■ Low Carbon Fuel Standard (LCFS), with an increased stringency (18 percent by 2030) 75A-110 ■ Implementation of SB 350, which expands the Renewables Portfolio Standard (RPS) to 50 percent RPS and doubles energy efficiency savings by 2030. ■ California Sustainable Freight Action Plan, which improves freight system efficiency and utilizes near -zero emissions technology and deployment of ZE trucks. ■ Implementing the proposed Short-lived Climate Pollutant Strategy, which focuses on reducing methane and hydroflumocarbon emissions by 40 percent and anthropogenic black carbon emissions by 50 percent by year 2030. ■ Post-2020 Cap -and -Trade Program that includes declining caps. ■ Continued implementation of SB 375. ■ Development of a Natural and Working Lands Action Plan to secure California's land base as anet carbon sink. In addition to the statewide strategies listed above, the 2017 Climate Change Scoping Plan also identified local governments as essential partners in achieving the state's long-term GHG reduction goals and recommended local actions to reduce GHG emissions for example, statewide targets of no more than 6 MTCOze or less per capita by 2030 and 2 MTCOze or less per capita by 2050. CARB recommends that local governments evaluate and adopt robust and quantitative locally appropriate goals that align with the statewide per capita targets and sustainable development objectives and develop plans to achieve the local goals. The statewide per capita goals were developed by applying the percent reductions necessary to reach the 2030 and 2050 climate goals (i.e., 40 percent and 80 percent respectively( to the state's 1990 emissions limit established under AB 32. For CEQA projects, CARB states that lead agencies have discretion to develop evidenced -based numeric thresholds (mass emissions, per capita, or per service population) consistent with the Scoping Plan and the state's long-term GHG goals. To the degree a project relies on GHG mitigation measures, CARB recommends that lead agencies prioritize on -site design features that reduce emissions, especially from vehicle miles traveled (y7M'I(, and direct investments in GHG reductions within the project's region that contribute potential air quality, health, and economic co benefits. Where further project design or regional investments are infeasible or not proven to be effective, CARB recommends mitigating potential GHG impacts through purchasing and retiring carbon credits. The Scoping Plan scenario is set against what is called the business -as -usual yardstickthatis, what would the GHG emissions look like if the state did nothing at all beyond the policies that are already required and in place to achieve the 2020 limit. It includes the existing rnewables requirements, advanced clean cars, the "10 percent" LCFS, and the SB 375 program for more vibrant communities, among others. However, it does not include a range of new policies or measures that have been developed or put into statute over the past two years. Known commitments are expected to result in emissions that are 60 MMTCOze above the target in 2030. If the estimated GHG reductions from the known commitments are not realized due to delays in implementation or technology deployment, the post-2020 Cap -and -Trade Program would deliver the additional GHG reductions in the sectors it covers to ensure the 2030 target is achieved. 75A-111 Senate Bi11375 In 2008, SB 375, the Sustainable Communities and Climate Protection Act, was adopted to connect the GHG emissions reductions targets established in the 2008 Scoping Plan for the transportation sector to local land use decisions that affect travel behavior. Its intent is to reduce GHG emissions from light -duty trucks and automobiles (excludes emissions associated with goods movement) by aligning regional long-range transportation plans, investments, and housing allocations to local land use planning to reduce VM'I' and vehicle trips. Specifically, SB 375 required CARB to establish GHG emissions reduction targets for each of the 18 metropolitan planning organizations (NIPOs). The Southern California Association of Governments (SCAG) is the MPO for the Southern California region, which includes the counties of Los Angeles, Orange, San Bernardino, Riverside, Ventura, and Imperial. Pursuant to the recommendations of the Regional Transportation Advisory Committee, CARB adopted per capita reduction targets for each of the MPOs rather than a total magnitude reduction target SCAG's targets are an 8 percent per capita reduction from 2005 GHG emission levels by 2020 and a 13 percent per capita reduction from 2005 GHG emission levels by 2035 (CARB 2010). The 2020 targets are smaller than the 2035 targets because a significant portion of the built environment in 2020 has been defined by decisions that have already been made. In general, the 2020 scenarios reflect that more time is needed for large land use and transportation infrastructure changes. Most of the reductions in the interim are anticipated to come from improving the efficiency of the region's transportation network. The targets would result in 3 MMTCOze of reductions by 2020 and 15 NRVITCOze of reductions by 2035. Based on these reductions, the passenger vehicle target in CARB's Scoping Plan (for AB 32) would be met (CARB 2010). 2017 Update to the SB 375 Targets CARB is required to update the targets for the MPOs every eight years. In June 2017, CARB released updated targets and technical methodology and recently released another update in February 2018. The updated targets consider the need to further reduce VMT, as identified in the 2017 Scoping Plan Update, while balancing the need for additional and more flexible revenue sources to incentivize positive planning and action toward sustainable communities. Like the 2010 targets, the updated SB 375 targets are in units of percent per capita reduction in GHG emissions from automobiles and light trucks relative to 2005. This excludes reductions anticipated from implementation of state technology and fuels strategies and anypotential future state strategies such as statewide road user pricing. The proposed targets call for greater per capita GHG emission reductions from SB 375 than are currently in place, which for 2035, translate into proposed targets that either match or exceed the emission reduction levels in the MPOs' currently adopted SCSs. As proposed, CARB staff's proposed targets would result in an additional reduction of over 8 M3dTCO2e in 2035 compared to the current targets. For the next round of SCS updates, CARB's updated targets for the SCAG region are an 8 percent per capita GHG reduction in 2020 from 2005 levels (unchanged from the 2010 target) and a 19 percent per capita GHG reduction in 2035 from 2005 levels (compared to the 2010 target of 13 percent) (CARB 2018). CARB adopted the updated targets and methodology on March 22, 2018. All SCSs adopted after October 1, 2018 are subject to these new targets. 75A-112 SCAG's RTP/SCS SB 375 requires each MPO to prepare an SCS in their regional transportation plan. For the SCAG region, the 2016-2040 Regional Transportation Plan/Sustainable Communities Strategy (Rap/SCS) was adopted on April 7, 2016, and is anupdate to the 2012 RTP/SCS (SCAG 2016). SCAG fecently feleased the 2020-2045 RTP/SCS (Draft Connect SoCal Plan) on November 7, 2019. In general, the SCS outlines a development pattern for the region, which, when integrated with the tfanspoftation netwofk and other transportation measures and policies, would fedum vehicle miles traveled (VMT) from automobiles and light duty trucks and thereby reduce GHG emissions from these sources. The 2016-2040 RTP/SCS projects that the SCAG region will meet of exceed the passenger per capita targets set in 2010 by CARB. It is projected that VMI' per capita in the region for year 2040 would be reduced by 7.4 percent with implementation of the 2016-2040 RTP/SCS compared to a no plan year 2040 scenario. Under the 2016-2040 RTP/SCS, SCAG anticipates lowering GHG emissions 8 percent below 2005 levels by 2020,18 percent by 2035, and 21 percent by 2040. The 18 percent reduction by 2035 over 2005 levels represents a 2 percent increase in reduction compared to the 2012 RTP/SCS projection. OvefA the SCS is meant to provide growth strategies that will achieve the aforementioned regional GHG emissions reduction targets. Land use strategies to achieve the region's targets include planning for new growth around high quality transit areas and livable corridors and creating neighborhood mobility areas to integrate land use and transportation and plan for more active lifestyles (SCAG 2016). However, the SCS does not require that local general plans, specific plans, of zoning be consistent with the SCS; instead, it provides incentives to governments and developers for consistency? Methodology Urban Crossroads prepared a memorandum reviewing Air Quality and Greenhouse Gas Emissions for the Proposed Project (AQ/GHG Memo). The AQ/GHG Memo is contained in Appendix A. The Certified EIR did not quantify GHG emissions. As such, GHG emissions for the Approved Project and Proposed Project were calculated employing the California Emissions Estimator Model (CalEEMod) version 2016.3.2. Would the Proposed Project: Less Than Significant Substantial Impact/No Substantial Changein New Changes or Changein Circum- Information New Project stances Showing New Information Requiring Requiring or Increased Requiring Major EIR Major EIR Significant Preparation of Environmental Issues Revisions Revisions Effects an EIR No Impact a) Generate greenhouse gas emissions, either directly or indirectly, that may have a X significant impact on the environment? b) Conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the emissions of greenhouse X gases? 75A-113 Comments: a) Generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the environment? Less Than Significant Impact/No Changes or New Information Requiring Preparation of an EIR. Both the Approved Project mid the Proposed Project would contribute to global climate change through direct emissions of GHG from onsite area sources and vehicle trips generated by the One Broadway Plaza development, and indirectly through offsite energy production required for onsite activities, water use/wastewater generation, and waste disposal. The AQ/GHG Memo prepared by Urban Crossroads compares the greenhouse gas emissions from the Approved Project and the Proposed Project. The estimated GHG emissions for the currently approved land uses are summarized on Table 6. As shown on Table 6, Approved One Broadway Plaza land uses would generate a total of approximately 10,009.23 MTCO2e per year. As shown on Table 7, Proposed Project would generate a total of approximately 6,415.16 MTCOze per year. Table 6 Currently Approved One Broadwav Plaza Land Uses GHG Emissions Emission Source Emissions (metric tons per year) CO2 CH, N20 Total UQe Area 0.01 4.00E-05 0.00 0.01 Energy 3,072.67 0.12 0.03 3,084.87 Mobile Sources 5,901.29 0.26 0.00 5,907.81 Waste 109.03 6.44 0.00 270.11 Water Usage 1 641.58 3.23 0.08 746.43 Total COse (All Sources) 10,009.23 75A-114 Table 7 Proposed Project GHG Emissions Emission Source Emissions (metric tons per year) CO2 CH4 N20 Total COee Area 6.78 6.62E-03 0.00 6.94 Energy 2,568.56 0.09 0.03 2,579.25 Mobile Sources 2,979.94 0.14 0.00 2,983.43 Waste 98.23 5.82 0.00 244.09 Water Usage 1 516.89 2.60 0.07 601.44 Total COse (All Sources) 6,415.16 Based on greenhouse gas emissions generated by the Proposed Project compared to the Approved Project, the Proposed Project would result in a net decrease 3,594.07 AITCO2e per year in greenhouse gas emissions. Therefore, the Proposed Project would not result in new of substantively different of substantively increased GHG emissions impacts than the emissions associated with the Approved Project The projectrelated greenhouse gas emissions are considered less than significant. There are no substantial changes in the circumstances, of new information that would require the preparation of a subsequent EIR. b) Conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the emissions of greenhouse gases? Less Than Significant Impact/No Changes or New Information Requiring Preparation of an EIR. There are numerous State plans, policies and regulations adopted for the purpose of reducing GHG emissions. The principal overall State plan and policy is Assembly Bill (AB) 32. The quantitative goal of AB 32 is to reduce GHG emissions to 1990 levels by 2020. Executive Order B-30-15 and Senate Bill (SB) 32 further established a new emissions limit of 260 XMITCOze for the year 2030, which corresponds to a 40 percent decrease in 1990 levels by 2030. Statewide plans and regulations such as GHG emissions standards for vehicles (AB 1493), the Low Carbon Fuel Standard, and regulations requiring an increasing fraction of electricity to be generated from renewable sources are being implemented at the statewide level; as such, compliance at the project level is not addressed. Therefore, the Proposed Project does not conflict with those plans and regulations. 5.8.3 Adopted Mitigation Measures Applicable to the Proposed Project No mitigation measures related to greenhouse gas emissions were identified in the Certified EIR. 5.9 HAZARDS AND HAZARDOUS MATERIALS 5.9.1 Summary of Previous Environmental Analysis The Certified EIR determined that during the construction of the Approved Project the accident prevention and containment are the responsibility of the construction contractions, and provisions to manage hazardous materials and waste are a standard component of construction plans. Further, the Approved Project would be required to comply with NPDES Permit requirements and implement best management practices to ensure the 75A-115 proper handling of hazardous materials and to contain and clean up accidental releases. Construction of the Approved Project would temporarily increase the transport of hazardous substances, such as vehicle fuels and paints. Further, the construction of the Approved Project would demolish buildings that likely contain asbestos - containing materials and leadbasedpaint. The Phase I Environmental Site Assessment (ESA) prepared for the Approved Project determined that there are no unusual hazardous conditions at the Project Site. The Certified EIR determined that the operation of the Approved Project would include minimal hazardous material use and waste. The presence of chemicals onsite, if not properly stored or handled could expose site occupants to hazardous materials. The Certified EIR determined that the potential for significant adverse impacts to offsite uses is unlikely given the nature and limited about of materials. Compliance with regulatory measures, including the preparation of a Hazardous Materials Management Plan, would reduce impacts of hazardous materials during the operation of the project. The Certified EIR determined that the demolition of buildings on -site may contain asbestos materials and lead - based paint. Hazardous materials could be used in the construction and operation of the Approved Project. Mitigation measures would reduce these impacts to a less than significant level. The Initial Study for the Certified EIR determined that the Project Site is not within a two-mile radius of a public airport and no private airstrips are located in the vicinity of the Project Site. The Certified EIR addressed the Approved Project's impact to air transportation in the Transportation and Traffic section. The Project Site is located outside of the Accident Potential Zone for the John Wayne Airport. The Certified EIR determined that the Approved Project would be required to comply with FAA Part 77 regulations. The Initial Study for the Approved Project determined that the Project Site is located in an urbanized area and would not be subject to wildland fires. 75A-116 5.9.2 Impacts Associated with the Proposed Project Would the Proposed Project: Less Than Significant Substantial Impact/No Substantial Changein New Changes or Changein Circum- Information New Project stances Showing New Information Requiring Requiring or Increased Requiring Major EIR Major EIR Significant Preparation of Environmental Issues Revisions Revisions Effects an EIR No Impact a) Create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous X materials? b) Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions X involving the release of hazardous materials into the environment? c) Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one -quarter X mile of an existing or proposed school? d) Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Govemment Code Section 65962.5 and, as a result, would it create a X significant hazard to the public or the environment? e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result X in a safety hazard or excessive noise for people residing or working in the project area? f) Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation X plan? g) Expose people or structures, either directly or indirectly, to a significant risk of loss, X injury or death involving wildland fires? 75A-117 Comments: a) Create a significant hazard to the public or the environment through the routine transport, use or disposal of hazardous materials? Less Than Significant Impact/No Changes or New Information Requiring Preparation of an EIR. As with the Approved Project, the construction and operation of the Proposed Project would involve the use, transport, and disposal of typical hazardous materials used in the construction and operation of residential uses. For example, construction of the Proposed Projectwould use vehicle fuel for the construction equipment, paints, and solvents and the operation of the Proposed Project would involve typical household cleaning supplies. As with the Approved Project, the Proposed Project would implement Mitigation Measure HZ-3 to ensure compliance with applicable federal, state, and local regulations for the use of hazardous materials and generation of hazardous wastes. The Proposed Project would result in a less than significant impact. The Proposed Project would follow existing regulations and would not result in any new of more severe impacts that would require the preparation of a subsequent EIR. b) Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? Less Than Significant Impact/No Changes or New Information Requiring Preparation of an EIR. The Certified EIR determined that the demolition of existing structures on site could result in the accidental release of asbestos containing materials (ACMs) and lead -based paint. The Certified EIR implements Mitigation Measures HZ-1 and HZ-2 to address ACMs and leadbasedpaint. The Proposed Project would not demolish any buildings, since the Proposed Project would occur within the approved office tower. As discussed above, the Proposed Project would involve the handling of hazardous materials that are typical of construction and operation of residential uses. As with the Approved Project, the handling of hazardous materials is regulated by state and federal laws. The Proposed Project would not involve the use of materials in a manner that poses any substantial hazards to people, or to animal or plant populations. In order to address the use and handling of hazardous materials, the Proposed Project would implement identified mitigation measures. Potential impacts relating to the release of hazardous materials would be less than significant The Proposed Project would not result in any new or more severe impacts that would require the preparation of a subsequent EIR. c) Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one -quarter mile of an existing or proposed school? Less Than Significant Impact/No Changes or New Information Requiring Preparation of an EIR. As stated in the Certified EIR, the potential for significant adverse impact to offsite uses, including the adjacent High School of the Arts and Willard Junior High School (approximately 0.25 miles west), is unlikely given the nature and amount of hazardous materials that would be used on site. As with the Approved Project, the Proposed Project would not create a significant adverse impact to schools, including the Orange County Education Arts Academy, El Sol Academy, High School of the Arts and Willard Junior High School. The handling and transport of hazardous materials would be conducted in compliance with all applicable federal, 75A-118 State, and local laws and regulations regarding hazardous waste. The Proposed Project would not create anew significant impact or a substantial increase in the severity of previously identified effect and would not require the preparation of a subsequent EIR. d) Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment? Less Than Significant Impact/No Changes or New Information Requiring Preparation of an EIR. The Phase I ESA prepared for the Approved Project determined that there are no unusual hazardous conditions at the Project Site. A review of the State Water Resources Control Board's Geotracker and the Department of Toxic Substances Control's EnviroStor databases indicate that there are no cleanup sites on the Project Site (SWRCB 2020, DTSC 2020). Further, a review of US Environmental Protection Agency's EJSCREEN mapping tool shows no hazardous waste sites on the Project Site (USEPA 2019). The Proposed Project would not create a new significant impact or a substantial increase in the severity of previously identified effect and would not require the preparation of a subsequent EIR. e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard or excessive noise for people residing or working in the project area? Less Than Significant Impact/No Changes or New Information Requiring Preparation of an EIR. As discussed in the Certified EIR, the Approved Project would be required to comply with FAA regulations and file Form 7460-1 for buildings exceeding 200 feet in height. The Proposed Project would not increase the height of the Approved Project nor add new building area. Therefore, this impact would remain less than significant and the Proposed Project would not create a new significant impact of a substantial increase in the severity of previously identified effect and would not require the preparation of a subsequent EIR. f) Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan? Less Than Significant Impact/No Changes or New Information Requiring Preparation of an EIR. The Initial Study for the Approved Project states that there are no designated emergency evacuation routes in the City. The Public Services Section of the Certified EIR determined that the Approved Project would incorporate fife access roadway requirements of the California Fire Code. For the Approved Project, SAM required an additional traffic signal at the intersections of Broadway Street and 10� Street, Broadway Street and Washington Avenue, and Sycamore Street and Washington Avenue as well as any intersection updates to accommodate traffic for the Approved Project. Since these intersections are already signalized an emergency vehicle preemption detector can be installed as part of the Approved Project (refer to Mitigation Measure PS- 8 below). Further, as discussed in Section 5.15, Public Services, the Proposed Project would implement all identified mitigation measures which would ensure that the Proposed Project would result in a less than significant impact to police protection and fire and emergency services. These mitigation measures would further ensure that the Proposed Project would not impair the implementation of an emergency response plan. This impact would be less than significant, and the Proposed Project would not create a new significant impact 75A-119 or a substantial increase in the severity of pfeviously identified effect and would not require the preparation of a subsequent EIR. g) Expose people or structures, either directly or indirectly, to a significant risk of loss, injury or death involving wildland fires? No Impact. The Project Site is located in a dense urban environment and is surrounded by existing development. There are no wildland areas, nor wildland interface areas located in the vicinity. As with the Approved Project, implementation of the Proposed Project would not be affected of affect wildland foes. No impact would occur and no changes of new information would require preparation of a subsequent EIR. 5.9.3 Adopted Mitigation Measures Applicable to the Proposed Project The following mitigation measures have been carried through from the One Broadway Plaza EIR. These mitigation measures have been incorporated into MMRP for this Addendum. Any modifications to the mitigation measures from the Certified EIR are shown as s4ike4i e for deleted text and bold for new, inserted text. HZ-1 The City shall require the site demolition and remodeling contractors to conduct a building by building inspection for the presence of asbestos -containing materials prior to the issuance of demolition permits for the site. The demolition contractor may submit copies of asbestos inspection reports for the site already prepared to satisfy SCAQMD Rule 1403 to fulfill this requirement. HZ-2 The City shall require the site demolition and remodeling contractors to conduct a building by building inspection for the presence of leadbasedpaint prior to the issuance of demolition permits for the site. Building inspection reports already prepared by the contractor to satisfy Cal -OSHA worker safety requirements may be submitted to fulfill this mitigation measure. HZ-3 Any use of hazardous materials or generation of hazardous wastes on the proposed project site must be conducted in accordance with applicable federal, state and local regulations. 5.10 HYDROLOGY AND WATER QUALITY 5.10.1 Summary of Previous Environmental Analysis The Certified EIR determined that construction and operation of the Approved Project may generate surface runoff with pollutants that could impact area receiving waters. The Approved Project would be required to prepare a Stofm Water Pollution Prevention Plan, a Water Quality Management Plan, and a NPDES permit The Certified EIR found that development of the Approved Pfoject would result in a moderate increase in impervious surfaces on site. The project developer would regfade the Project Site so that flows drain into the existing stofm drain system that exists adjacent to the Project Site. Appropriate drainage facilities would be constructed as part of the Approved Pfoject Identified mitigation measures would fesult impacts to less than significant level. 75A-120 The Certified EIR (Geology and Soils Section) found that the depth of groundwater in the vicinity of the Project Site is 80 to 85 feet below ground surface. The Approved Project would require foundation piles that could extend to depths of 60 to 80 feet below ground surface, which could extend into the groundwater. The Certified EIR identified a mitigation measure would reduce impacts to groundwater to a less than significant level. The Initial Study prepared for the Certified EIR found that the Project Site is not near a large body of water that would generate tsunamis of seiches. The Certified EIR determined that the Project Site is outside of an area that could flood. The Approved Project would not result in significant adverse impacts related to placement of structures in a flood zone. 5.10.2 Impacts Associated with the Proposed Project Would the Proposed Project: Less Than Significant Substantial ImpactJNo Substantial Changein New Changes or Change in Circum- Information New Project stances Showing New Information Requiring Requiring or Increased Requiring Major EIR Major EIR Significant Preparation of Environmental Issues Revisions Revisions Effects an EIR No Impact a) Violate any waterquality standards or waste discharge requirements orotherwise substantially degrade surface or ground X water quality? b) Substantially decrease groundwater supplies or interfere substantially with groundwater recharge such that the project X may impede sustainable groundwater management of the basin? c) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river or through the addition of impervious surfaces, in a manner which would: (i) result in a substantial erosion or siltation on- or off -site, (ii) substantially increase the rate or amount of surface runoff in a manner which X would result in flooding on- or offsite, (iii) create or contribute runoff water which would exceed the capacity of existing or planned stonnwaterdrainage systems or provide substantial additional sources of polluted runoff, or (iv) impede or redirect flood flows? d) In flood hazard, tsunami, or seiche zones, risk release of pollutants due to project X inundation? 75A-121 Less Than Significant Substantial Impact/No Substantial Change in New Changes or Changein Circum- Information New Project stances Showing New Information Requiring Requiring or Increased Requiring Major EIR Major EIR Significant Preparation of Environmental Issues Revisions Revisions Effects an EIR No Impact e) Conflict with or obstruct implementationofa water quality control plan or sustainable X groundwater management plan? Comments: a) Violate any water quality standards or waste discharge requirements or otherwise substantially degrade surface or ground water quality? Less Than Significant Impact/No Changes or New Information Requiring Preparation of an EIR. The Certified EIR determined that construction and operation of the Approved Project may generate surface runoff with pollutants that could impact area receiving waters. The Approved Project would be required to prepare a SWPPP, WQMP, and NPDES permit Construction and operation of the Proposed Project would complywith the SWPPP, WQMP, and NPDES permit for the Approved Project. The Proposed Projectwould not increase development floor area nor impervious surfaces. The Proposed Project would comply with identified mitigation measures. As such, the Proposed Project would not create a new significant impact of a substantial increase in the severity of previously identified effects and would not require the preparation of a subsequent EIR. The Certified EIR (Geology and Soils section) identifies Mitigation Measure G-5 to address the intrusion of the Approved Projects foundation piles into the groundwater. Mitigation Measure G-5 would ensure that the Approved Project's foundation piles would result in a less than significant impact regarding the introduction of contaminants into the groundwater. The Proposed Project would comply with all identified mitigation fil[X.F.Ylr[�.YI b) Substantially decrease groundwater supplies or interfere substantially with groundwater recharge such that the pmject may impede sustainable groundwater management of the basin? Less Than Significant Impact/No Changes or New Information Requiring Preparation of an EIR. The Proposed Project would not expand the approved building square footage nor increase impervious surfaces. As such implementation of the Proposed Project would not decrease groundwater supplies or interfere with groundwater recharge. The Proposed Project would not create a new significant impact nor a substantial increase in the severity of previously identified effects that would require the preparation of a subsequent EIR. c) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river or through the addition of impervious surfaces, in a manner which would: (i) result in a substantial erosion or siltation on- or off -site; (ii) substantially increase the 75A-122 rate or amount of surface runoff in a manner which would result in flooding on- or offsite; (iii) create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff; or (iv) impede or redirect flood flows? Less Than Significant Impact/No Changes or New Information Requiring Preparation of an EIR. The Proposed Project would not develop new floor area nor increase impervious surfaces. As such implementation of the Proposed Project would not alter existing drainage pattern of the site nor the project area. The Proposed Project would not alter the course of a stream or river. The Proposed Project would not create a new significant impact nor a substantial increase in the severity of previously identified effects that would require the preparation of a subsequent EIR. d) In flood hazard, tsunami, or seiche zones, risk release of pollutants due to project inundation? Less Than Significant Impact/No Changes or New Information Requiring Preparation of an EIR. The Initial Study for the Certified EIR determined that the Project Site is not near any large bodies of water that could generate tsunamis or seiches. The Certified EIR determined that the Project Site is outside the area that could be inundated by flood water. While the Project Site is not within a flood area, the Project Site may be exposed to street flooding during period of heavy rain due to deficient storm drains. The Certified EIR provides mitigation measures to address storm dram capacity. Since the Proposed Project would not increase the development floor area nor impervious surfaces on the Project Site, the Proposed Project would result in a less than significant impact to flood hazard and inundation. The Proposed Project would comply with the SWPPP, WQMP, and NPDES permit and implement all identified mitigation measures. A less than significant impact would occur. e) Conflict with or obstruct implementation of a water quality control plan or sustainable groundwater management plan? Less Than Significant Impact/No Changes or New Information Requiring Preparation of an EIR. The Proposed Project would not construct new floor area nor increase impervious surfaces. Construction and operation of the Proposed Project would comply with the SWPPP, WQMP, and NPDES permit. Further, the Proposed Project would comply with Mitigation Measures W-1 through W-8. Therefore, the Proposed Project would not conflict with of obstruct the implementation of a water quality control plan and would not impact groundwater. A less than significant impact would occur. 5.10.3 Adopted Mitigation Measures Applicable to the Proposed Project The following mitigation measures have been carried through from the One Broadway Plaza EIR. These mitigation measures have been incorporated into WARP for this Addendum. Any modifications to the mitigation measures from the Certified EIR are shown as stn4tetl�eugk for deleted text and bold for new, inserted text. W-1 Prior to issuance of a grading permit for the project 75A-123 ■ The developer will prepare and submit a Notice of Intent (NOI) to the State Water Resources Control Board (SWRCB). ■ The developer will submit the NOI and the project Water Discharge Identification Number (WDIN) to the City of Santa Ana City Engineer. ■ The developer will prepare a Stormwater Pollution Prevention Plan (SWPPP) and will submit the SWPPP to the City Engineer for review and comment. The developer will maintain the SWPPP on the construction site throughout the construction period. W-2 During all site preparation, grading and construction, the project contractors will comply with all applicable requirements of the NPDES permit, the Drainage Area Management Plan (DAMP) and the City's Local Implementation Plan (LIP). The project contractors will incorporate Best Management Practices (BMPs) from the DAMP and LIP and will implement those measures as appropriate during site preparation, grading and construction. W-3 During all site preparation, grading and construction, the construction contractors will be responsible for implementing the SWPPP provisions. The SWRCB is responsible for monitoring and enforcing the provision of the SWPPP. In addition, the City Engineer will monitor and enforce these provisions during all site preparation, grading and construction, as appropriate, to ensure the SWPPP is properly implemented. W-4 Prior to the issuance of grading permits, the Project Developer shall provide for the review and approval of the Director of Public Works a Water Quality Management Plan (WQMP) prepared for the project consistentwith the Orange County Drainage Area Management Plan. The WQMP shall contain provisions and BMWs for both construction and operating conditions. W-5 Prior to the issuance of grading permits, the Project Developer shall submit a filial drainage plan for the proposed One Broadway Plaza project for review and approval by the City Engineer. W-6 Prior to the issuance of the first building permit, the Project Developer shall pay the City's drainage area impact fee. W-7 During operation of the proposed project, the Project Owner/Operator shall ensure that all pest control, herbicide, insecticide and other similar substances used as part of maintenance of project features are handled, stored, applied and disposed consistent with all applicable federal, state and local regulations. The City Engineer shall monitor and enforce this provision. W-8 Prior to the issuance of grading permits, the City Engineer shall verify that structural BMPs have been permanently incorporated into project plans by the applicant. Such BMPs shall ensure that pollutants from projectrelatedstorm water are mitigated consistent with applicable state and local standards. 75A-124 5.11 LAND USE AND PLANNING 5.11.1 Summary of Previous Environmental Analysis The Certified EIR concluded that the Approved Project would be compatible with existing land uses in the project area. The Certified EIR discussed the Approved Projects consistency with the City of Santa Ana General Plan (1982), Midtown Specific Plan (1996), Santa Ana Redevelopment Plan, and the Southern California Association of Governments' (SCAG) Regional Comprehensive Plan and Regional Transportation Plan. The Certified EIR found that the Approved Project is consistent with the Santa Ana Redevelopment Plan and SCAG's Regional Comprehensive Plan and Regional Transportation Plan. With approval of requested entitlements, the Approved Project would not be in conflict with the General Plan and the Midtown Specific Plan. The Approved Project is located within an already developed area and would not physically divide an established community and would not conflict with any applicable habitat conservation plans of natural community conservation plan (both topics were scoped out in the Initial Study for the Approved Project). The Certified EIR detefmined that the Approved Project would result in a less than significant impact and no mitigation measures are required. 5.11.2 Impacts Associated with the Proposed Project Would the Proposed Project: Less Than Significant Substantial Impact/No Substantial Changein New Changes or Changein Circum- Information New Project stances Showing New Information Requiring Requiring or Increased Requiring Major EIR Major EIR Significant Preparation of Environmental Issues Revisions Revisions Effects an EIR No Impact a) Physically divide an established X community? b) Cause a significant environmental impact due to a conflict with any land use plan, policy, or regulation adopted for the purpose X of avoiding or mitigating an environmental effect? Comments: a) Physically divide an established community? Less Than Significant Impact/No Changes or New Information Requiring Preparation of an EIR. The Proposed Project would amend the existing entitlements to allow for up to 402 residential units within an approved 37-story office tower. The Proposed Project's residential units would occur within the envelope of the Approved Project; the Proposed Project would not result in an expansion of the building footprint or in new development beyond what was analyzed in the Certified EIR. The Proposed Project would not create a 75A-125 new significant impactor a substantial increase in the severity of previously identified effects and impacts would remain less than significant. b) Cause a significant environmental impact due to a conflict with any land use plan, policy, or regulation adopted for the purpose of avoiding or mitigating an environmental effect? Less Than Significant Impact/No Changes or New Information Requiring Preparation of an EIR. The majority of the Project Site is currently zoned SD-75, One Broadway Plaza Specific Development District with a corresponding land use designation of One Broadway Plaza District Center. One parcel on the Project Site (APN: 398-561-03; located at 1205 N. Broadway) is currently zoned Midtown Specific Plan (SP3) with a General Plan Land Use designation of Professional & Administration Office. The SD-75 zone and One Broadway Plaza District Center land use designation do not allow for residential uses. With approval of the entitlement requests to amend the SD-75 zoning and OBPDC land use designation, the proposed pfoject would not conflict with the SD-75 zoning and OBPDC land use designation on site. No change would occur to the parcel with APN 398-561-03, which is zoned Midtown Specific Plan (SP3) with a General Plan Land Use designation of Professional & Administration Office. With the zone test amendment and general plan amendment, the Proposed Project would not create a new significant impact or a substantial increase in the severity of previously identified effects. In addition, as described in this Addendum, no significant impacts are associated with the Proposed Project Therefore, impacts related to land use would remain less than significant and no changes or new information would require preparation of a subsequent EIR. 5.11.3 Adopted Mitigation Measures Applicable to the Proposed Project No mitigation measures related to land use and planning were identified in the Certified EIR. 5.12 MINERAL RESOURCES 5.12.1 Summary of Previous Environmental Analysis As referenced in the Certified EIR, the Initial Study determined that no mineral resources exist on the Project Site, and the Approved Project would not result in the loss of availability of known mineral resources that would be of state, regional or local value. No additional analvsis was required in the EIR. 5.12.2 Impacts Associated with the Proposed Project Would the Proposed Project: 75A-126 Less Than Significant Substantial Impact/No Substantial Change in New Changes or Changein Circum- Information New Project stances Showing New Information Requiring Requiring or Increased Requiring Major EIR Major EIR Significant Preparation of Environmental Issues Revisions Revisions Effects an EIR No Impact a) Result in the loss of availability of a known mineral resource thatwould be a value to X the region and the residents of the state. b) Result in the loss of availability of a locally important mineral resource recovery site X delineated on a local general plan, specific plan or other land use plan? For the purpose of CEQA analysis, mineral resources refer to aggregate resources that consist of sand, gravel, and crushed Pock. Aggregate resources provide bulk and strength in construction materials such as portland cement and asphaltic concrete. Other nonfuel mineral resources include metals such as gold, silver, iron, and copper and industrial metals such as boron compounds, raze -earth elements, clays, limestone, gypsum, salt, and dimension stone. The California Geological Survey (CGS) classifies the regional significance of mineral resources in accordance with the California Surface Mining and Reclamation Act (SMARM of 1975. The State Geologist is responsible for classifying areas within California that are subject to urban expansion of other irreversible land uses. SMARA also allowed the State Mining and Geology Board (SMGB), after receiving classification information from the State Geologist, to designate lands containing mineral deposits of regional of statewide significance. Classification into NIRZ is completed by the State Geologist in accordance with the SMGB's priority list and according to the presence of absence of significant mineral resources. Of the four MRZ categories, lands classified as MRZ-2 are of the greatest importance. Such areas are underlain by demonstrated mineral resources of are located where geologic data indicate that significant measured of indicated resources are present MRZ-2 areas are designated by SMGB as being "regionally significant" Such designations require that a lead agency's land use decisions involving designated areas be made in accordance with its mineral resource management policies (if any exist) and that it consider the importance of the mineral resource to the region of the state as a whole, not just to the lead agency's jurisdiction. The MRZ-1 zone depicts areas where adequate geologic information indicates that no significant mineral deposits are present, or where it is judged that little likelihood exists for their presence. MRZ-3 indicates areas of undetermined mineral resource significance. 75A-127 Comments: a) Result in the loss of availability of a known mineral resource that would be a value to the region and the residents of the state? No Impact. The Proposed Projecfs residential units would occur within the envelope of the Approved Project; the Proposed Project would not result in an expansion of the building footprint or in new development beyond what was analyzed in the Certified EIR. Therefore, the Proposed Project would not result in any new impacts to mineral resources. No impact would occur and no changes or new information would require preparation of a subsequent EIR. b) Result in the loss of availability of a locally important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? No Impact. The land Use Element states that there are no significant mineral aggregate resource areas designations within the City (City of Santa Ana 1998). The Proposed Projecfs residential units would occur within the envelope of the Approved Project; the Proposed Project would not result in an expansion of the building footprint of in new development beyond what was analyzed in the Certified EIR. Therefore, the Proposed Project would not result in any new impacts to mineral resources. No impact would occur and no changes or new information would require preparation of a subsequent EIR. 5.12.3 Adopted Mitigation Measures Applicable to the Proposed Project No mitigation measures related to mineral resources were identified in the Certified EIR. 5.13 NOISE 5.13.1 Summary of Previous Environmental Analysis The Certified EIR determined that the construction of the Approved Project could generate noise levels that exceed noise standards established by the City of Santa Ana noise thresholds. However, the implementation of identified mitigation measures would reduce temporary construction noise impacts to a less than significant level. Operation of the Approved Project, including use of the parking structure, operational noise due to project traffic, and potential helipad noise, would result in a less than significant impact The Certified EIR determined that the Approved Project's contribution to future traffic noise is insignificant The Certified EIR found the Approved Project may experience future traffic noise levels in excess of the City's noise threshold and identifies Nfitigation Measure N-3 to ensure that the on -site commercial buildings would keep outside noise from entering the interior of these buildings. The Initial Study to the Certified EIR determined that because the Proposed Project is not located within an airport land use plan nor within the vicinity of a public airport of private airstrip, no impact related to the exposure of people residing or working in the project area to excessive airport related noise levels. 75A-128 The Certified EIR analyzed vibration as part of Geology and Soils. The Certified EIR determined that land uses adjacent to the Project Site would experience temporary annoyance due to vibration from construction. The Certified EIR determined that the Approved Project's impact relating to construction would be less than significant. 5.13.2 Impacts Associated with the Proposed Project Would the Proposed Project result in: Less Than Significant Substantial Impact/No Substantial Changein New Changes or Changein Circum- Information New Project stances Showing New Information Requiring Requiring or Increased Requiring Major EIR Major EIR Significant Preparation of Environmental Issues Revisions Revisions Effects an EIR No Impact a) Generation of a substantial temporary or permanent increase in ambient noise levels in the vicinity of the project in excess of X standards established in the local general plan or noise ordinance, or applicable standards of other agencies? b) Generation of excessive groundbome X vibration or groundbome noise levels? c) For a project located within the vicinity of a private airstrip or an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public X use airport, would the project expose people residing or working in the project area to excessive noise levels? Comments: a) Generation of a substantial temporary or permanent increase in ambient noise levels in the vicinity of the project in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? Less Than Significant Impact/No Changes or New Information Requiring Preparation of an EIR. The Proposed Project would not substantially increase construction noise, since the Proposed Project would occur within the building envelope of the Approved Project. The Proposed Project would comply with identified mitigation measures. With regards to construction noise, the Proposed Project would not create a new significantimpact or a substantial increase in the severity of previously identified effects that would require the preparation of a subsequent EIR. The Proposed Project would convert up to 19 floors of office uses (from the Approved Project) to up to 402 residential units. Based on the Trip Generation Memo (contained in Appendix B and discussed in the 75A-129 Transportation section), the implementation of the Proposed Project would reduce vehicle trips to and from the Project Site compared to the Approved Project. Since the Proposed Project is converting previously approved office uses to residential uses, would not expand building floor area, and would result in a reduction of vehicle trips, the operation of the Proposed Projectwould not create anew significant impactor a substantial increase in the severity of previously identified effects that would require the preparation of a subsequent EIR. In fact, with the reduction in trips, noise impacts resulting from the Proposed Project would actually be reduced as compared to the Approved Project. The Certified EIR determined that the Approved Project may experience future traffic noise levels in excess of the City's noise threshold and identifies Mitigation Measure N-3 to lower impacts to a less than significant level. The Proposed Project's would not place residences on the gfoundfloof, and therefore, the on -site residential units would not be immediately adjacent to this noise source. The Proposed Projectwould not create a new significant impact or a substantial increase in the severity of previously identified effects that would require the preparation of a subsequent EIR. b) Generation of excessive groundbome vibration or groundbome noise levels? Less Than Significant Impact/No Changes or New Information Requiring Preparation of an EIR. The Certified EIR determined that land uses adjacent to the Project Site would experience temporary annoyance due to vibration from construction. The construction of the Proposed Project would occur within the building envelope of the Approved Project As such, the construction of the Proposed Project would not increase vibration due to construction. Consistent with the analysis of the Approved Project, the Proposed Project would result in a less than significant impact. The Proposed Project would not create a new significant impact or a substantial increase in the severity of previously identified effects that would require the preparation of a subsequent EIR. c) For a project located within the vicinity of a private airstrip or an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? No Impact. Similar to the conditions evaluated in the Certified EIR, there are no public airpofts, public use aupofts of private airstrips in the Proposed Project Site vicinity. The Proposed Projectwould not expose people residing of working in the area to excessive levels of aircraft- of airport related noise. The Proposed Project would not create a new significant impact of a substantial increase in the severity of previously identified effects. Overall, the Proposed Project would be consistent with the Approved Project as analyzed in the Certified EIR. The Proposed Project would not create a new significant impact of a substantial increase in the severity of previously identified effects. 5.13.3 Adopted Mitigation Measures Applicable to the Proposed Project The following mitigation measures have been carried through from the One Broadway Plaza EIR These mitigation measures have been incorporated into MMRP for this Addendum. Any modifications to the 75A-130 mitigation measures from the Certified FIR are shown as striketlffeugk for deleted test mid bold for new, inserted test. N-1 Project construction shall be limited to the hours of 7 a.m. to 8 p.m. on Monday through Friday and from 8 a.m. to 8 p.m. on Saturday. Construction shall not be allowed on Sunday or federal holidays. N-2 Temporary noise barriers shall be installed between the project construction area and adjacent residents. These noise barriers may include the use of leaded blankets, an acoustic blanket or several layers of plywood. "Bravo" acoustic blankets may also be used. Barriers should be 16 to 20 feet high. N-3 The commercial buildings in the project will require mechanical ventilation to keep outside noise from entering the interior of these buildings. The central ventilation systems for the buildings shall allow for sufficient ventilation so that office windows can be closed. Air conditioning units may be adequate for mechanical ventilation as long as they meet the ventilation requirements of the UBC. This shall be coordinated with the project's mechanical engineer. N-4 Prior to any site preparation, grading or construction, the project contractor will provide the Principals at the Orange County High School of the Arts, Orange County Educational Arts Academy and the El Sol Science and Arts Academy with the project construction schedule indicating the type of construction activity and duration. The project construction schedule shall address all construction activity from the start of the project to completion. 5.14 POPULATION AND HOUSING 5.14.1 Summary of Previous Environmental Analysis According to the Certified FIR, the Approved Project would generate 2,126 jobs, which is unlikely to exceed regional employment projections for City of Santa Ana. Job creation could increase housing demand in the City, which would be met by the construction of new residential projects and existing housing programs. The Certified FIR determined that it is unlikely that the increase would exceed regional projections. No mitigation measures were required. 5.14.2 Impacts Associated with the Proposed Project Would the Proposed Project: 75A-131 Less Than Significant Substantial Impact/No Substantial Change in New Changes or Changein Circum- Information New Project stances Showing New Information Requiring Requiring or Increased Requiring Major EIR Major EIR Significant Preparation of Environmental Issues Revisions Revisions Effects an EIR No Impact a) Induce substantial unplanned population growth in an area, either directly (for example, by proposing new homes and X businesses) or indirectly (for example, through extension of roads or other infrastructure)? b) Displace substantial numbers ofexistng people or housing, necessitating the X construction of replacement housing elsewhere? Southern California Association of Governments The Southern California Association of Governments (SCAG) represents Imperial, Los Angeles, Orange, Riverside, San Bernardino, and Ventura counties. It is a regional planning agency and serves as a forum for addressing regional issues concerning transportation, the economy, community development, and the environment. SCAG maintains the Regional Transportation Plan/Sustainable Communities Strategy (RTP/SCS). On April 7, 2016, SCAG adopted the 2016-2040 Regional Transportation Plan/Sustainable Communities Strategy (RTP/SCS). As part of the RTP/SCS, SCAG analyzes demographic and growth forecasts for its region (SCAG 2016a). Table 8 below summaries the growth projections for the City of Santa Ana and Orange County. Table 8 Forecast, City of Santa Ana and Orange Count 2012 I 2040 2012-2040 Per1 202-2040 ge Population City of Santa Ana 329,200 343,100 13,900 4.2% Orange County 3,071,600 3,461,500 389,900 12.7% Housing City of Santa Ana 73,300 78,000 4,700 6.4% Orange County 999,500 1,152,300 152,800 15.3% Employment City of Santa Ana 154,800 166,000 11,200 7.2% Orange County 1,526,500 1,898,900 372,400 24.4% Source. SCAG 2016b. 75A-132 Comments: a) Induce substantial unplanned population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)? Less Than Significant Impact/No Changes or New Information Requiring Preparation of an EIR. The Proposed Project would introduce residential units to the Approved Project, which did not include residential uses. The Proposed Project would allow for approximately 254,472 square feet of residential uses (maximum of 402 dwelling units) within up to 19 floors in place of some of the office uses. The Proposed Project would result in direct population growth with the incorporation of housing units The City of Santa Ana assumes an average of 2.4 persons per multi -family units based on Municipal Code Section 34-204. The Proposed Project's 402 dwelling units would conservatively generate 965 new residents. Based on Table 8 above, the Proposed Project's 402 dwelling units and anticipated population growth would be well within the growth projections for the City of Santa Ana and for Orange County. As such, the Proposed Project would not result in unplanned population growth or housing growth. With regards to employment, the Certified EIR found that the Approved Project's office and commercial uses would generate 2,126 jobs that would be within the anticipated growth projections. The Proposed Proj ectwould result in a decrease in non-residential square footage and would therefore generate less jobs than the Approved Project The Approved Project's employment generation is within SCAG's employment growth projections, and therefore the Proposed Project's employmentgeneration is within SCAG's employmentgrowth projections. As such, the Proposed Project would not result in unplanned, indirect population growth. A significant impact related to population or housingwould not occur and no mitigation is required. No changes or new information would require preparation of a subsequent EIR. b) Displace substantial numbers of existing people or housing, necessitating the construction of replacement housing elsewhere? No Impact. The southern portion of the Project Site where the office tower is to be located is currently under construction for the Approved Project. The Proposed Project would allow for residential units within the previously approved office tower building. The Proposed Project would not develop new building square footage of expand the Approved Project. The Proposed Project would not create a new significant impact of a substantial increase in the severity of previously identified effects. No changes of new information would require preparation of a subsequent EIR. 5.14.3 Adopted Mitigation Measures Applicable to the Proposed Project No mitigation measures related to population and housing were identified in the Certified EIR. 75A-133 5.15 PUBLIC SERVICES 5.15.1 Summary of Previous Environmental Analysis According to the Certified EIR, the Approved Project would create additional demand fof police services and fire and/or emergency rescue services. Additionally, the Approved Project would be expected to lead to new school aged students. The Certified EIR determined that the Approved Project would not impact libfary services. Potential impacts would be (educed to less than significant levels through implementation of identified mitigation measures. The Approved Project's impact to parks was discussed in the Initial Study to the Certified EIR under the Recreation topic. The Initial Study determined that implementation of the Approved Project would not significantly increase the use of area parks of lead to substantial physical deterioration of these recreation resources. The Approved Project's impact on parks and recreational facilities was determined to be less than significant. 5.15.2 Impacts Associated with the Proposed Project Would the Proposed Project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new of physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times, or other performance objectives for any of the public services: Less Than Significant Substantial Impact/No Substantial Changein New Changes or Changein Circum- Information New Project stances Showing New Information Requiring Requiring or Increased Requiring Major EIR Major EIR Significant Preparation of Environmental Issues Revisions Revisions Effects an EIR No Impact a) Fire protection? X b) Police protection? X c) Schools? X d) Parks? X e) Libraries? X Comments: a) Fire protection? Less Than Significant Impact/No Changes or New Information Requiring Preparation of an EIR. The Orange County Fire Authority (OCFA) provides fire protection and emergency services to the project area. The Proposed Project would allow for fesidential uses in place of some of the approved office uses. The 75A-134 Proposed Project would occur within the existing building envelope and would not increase the size of the building nor add new floor area. As with the Approved Project, the Proposed Project would be required to pay fire facilities fees. The payment of the fire facilities fees would feduce the impact of the Proposed Project. With the implementation of mitigation identified in the Certified EIR, the impactwould remain less than significant The Proposed Project shall complywith such mitigation measures andwould not create a new significant impact or a substantial increase in the severity of previously identified effects. The obligation of the Proposed Project to meet all access, water and fife protection systems required under the California Building Code and Fire Code, as well as the City Municipal Codes will assist in maintaining impacts that are less than significant No changes or new information would require preparation of a subsequent EIR. b) Police protection? Less Than Significant Impact/No Changes or New Information Requiring Preparation of an EIR. As discussed in the Certified EIR, the Santa Ana Police Department (SAPD) provides all law enforcement services to the project area. The Proposed Project would allow for residential uses in place of some of the approved office uses. The Proposed Project would occur within the existing building envelope and would not increase the size of the building nor add new floor area. As with the Approved Project, the Proposed Project would comply with identified mitigation measures to ensure that the design of the Proposed Project meets SAPD's design standards and on -site security and impacts would be less than significant The Proposed Project would not create a new significant impact of a substantial increase in the severity of previously identified effects and would not require the preparation of a subsequent EIR. c) Schools? Less Than Significant Impact/No Changes or New Information Requiring Preparation of an EIR. The Project Site is served by the Santa Ana Unified School District (SAUSD). The Proposed Project would be served by Heroes Elementary School (located at I I I I W Civic Center Dr), Willard Intermediate School (located at 1342 N Ross St), and Santa Ana High School (located at 520 W Walnut St). The Proposed Project would generate up to 402 residential units and up to 965 residents at the Project Site, some of which are expected to be school -aged children. As shown in Table 9, the Proposed Project would be expected to generate approximately 227 students. As such, the Proposed Project would increase the demand for school services. As with the Approved Project, the Proposed Project would be required to pay SB 50 school impact fees to the SAUSD. Payment of school impact fees will ensure that the impact of the Proposed Project on school services are less than significant level; the Proposed Project would not result in the need for new or physically altered schools or result in the construction of a new school. The Proposed Project would not create a new significant impact or a substantial increase in the severity of previously identified effects. 75A-135 Table 9 Proposed Project Student Generation School Generation Rate (Multifamily) Proposed Dwelling Units Student Generated Elementary School 0.2899 402 117 Middle School 0.1256 402 50 High School 0.1484 402 60 Total: 227 Source: Ddinka Group 2014. d) Parks? Less Than Significant Impact/No Changes or New Information Requiring Preparation of an EIR. The Proposed Project would generate residents on -site which are anticipated to use area parks. As discussed in the Initial Study for the Approved Project, French Park is the nearest park to the Project Site. Sasser, Angels, and Birch Parks are also in the pfoj ect vicinity. Additionally, the Approved Project includes a courtyard on -site and interior recreation space, which could be used by onsite residents. The development of the Proposed Project would be required to comply with the City's Park Acquisition and Development Fee. Payment of the park fees would ensure that the Proposed Project's impacts are less than significant. e) Library services? Less Than Significant Impact/No Changes or New Information Requiring Preparation of an EIR. As indicated in the Certified EIR, the Project Site is served by Santa Ana Library System services. The Project area is served by the Civic Center Library at 26 Civic Center Plaza, which is approximately 0.3 miles southwest of the Project Site. The Santa Ana library system includes the Civic Center Library, which includes a computer lab, learning center, and Santa Ana History Room, and the Newhope Library Learning Center, which includes a computer lab, learning center, and teen space. The City also has the Rancho Santiago Community College Library and the Orange County Law Library. Future residents of the Project Site would be mainly served by the Civic Center Library, however, residents would have access to all libraries in the City of Santa Ana. The ability to visit any library within the Santa Ana Library System would alleviate demand on the Civic Center library. Further, the Santa Ana Library system is funded by the City's General Fund in combination with grants and donations (City of Santa Ana 2020). As such, the operation of the One Broadway Plaza would contribute to the library by paying property taxes. Therefore, the Proposed Project would result in a less than significant impact to library services. 5.15.3 Adopted Mitigation Measures Applicable to the Proposed Project The following mitigation measures have been carried through from the One Broadway Plaza EIR. These mitigation measures have been incorporated into N vfRP for this Addendum. Any modifications to the mitigation measures from the Certified EIR are shown as sfifiltet3�eugk for deleted text and bold for new, inserted text. 75A-136 PS-1 The design of the project parking structure shall conform to the City of Santa Ana Police Department's design standards for parking structures. PS-2 The design of the project shall include on site office spaces for the SAPD, wbich will be shared with any on site security staff Two designated parking spaces will be provided for the SAPD near the main entrance of the proposed One Broadway Plaza project PS-3 Prior to issuance of building permits, the project developer shall submit a construction phasing plan for the proposed project to the SAYIB-OCFA. The plan will be consistent with SAMOCFA Fire Code requirements. Also, the project developer shall provide evidence to the SAFD OCFA that the proposed fire protection services will be adequate to serve the proposed project development A fire exit shall be provided in the offiee mixed -use building along with adequate fire protection facilities and equipment to serve the proposed 37-story offiee mixed -use building. PS-4 Prior to issuance of building permits, the project developer shall submit a construction phasing plan for the project to the SAFD OCFA. This plan will show that emergency vehicle access to the project site is adequate. Emergency access will be provided on Washington Avenue and Sycamore Street. PS-5 The final design of the project shall include fire sprinklers in the offiee mixed -use building and parking garage at locations specified by the SAFD-OCFA. The project shall also conform with all applicable SAFD OCFA fire protection and access requirements. PS-6 The final design of the project shall include fire hydrants at locations specified by the SAFBOCFA. PS-7 The project developer shall notify the SAFD OCFA and SAPD when the affiee mixed -use building heliport is operational. PS-8 The project developer shall contribute a fair share amount to have an emergency vehicle preemption detector placed on the existing traffic signal arm at the intersection of Broadway Street and 10" Street, Broadway Street and Washington Avenue and Washington Avenue and Sycamore Street. These detectors shall also be placed on any other traffic signal and modified as part of this project PS-9 The project developer shall incorporate a repeater in the design of the project to prevent interference with Police and Fire Department radio signals. PS-10 Prior to the issuance of building permits, the project developer shall submit evidence to the City of Santa Ana of a fee payment between the developer and the SAUSD to offset school facility related impacts. PS-11 The project site and sidewalks adjacent to the site shall be properly barricaded to prevent unauthorized access to the site during project construction activities. 75A-137 PS-12 The Principals at Willard Intermediate School, the Orange County High School of Arts, El Sol Science and Arts Academy, Orange County Educational Arts Academy, and Davis Elementary School shall be notified by the project developer before project construction begins that students may be required to use sidewalks on the opposite sides of streets to avoid project construction activities and closure of the sidewalks adjacent to the project site. PS-13 The project developer shall submit to the Santa Ana Unified School District a School Access Plan that provides for the safe passage of students to and from Willard Intermediate School and the Orange County High School of the Arts. The plan shall be subject to approval by the Santa Ana Unified School District before construction activities are initiated. The School Access Plan shall include, but not be limited to: ■ The closure of the sidewalks on Washington Avenue, Tenth Street, Sycamore Street and Broadway adjacent to the project site. Appropriate signs shall be posted that the sidewalks are closed and pedestrians are directed to use sidewalks on the opposite sides of the streets. ■ Barricading the perimeter of the project site with temporary fencing to secure construction equipment, minimizing trespassing, vandalism and short-cut attractions, and to reduce hazards to students during project demolition activities. ■ The posting of a flag person at the entrance(s) to the project site to protect pedestrians from conflicts with heavy equipment and haul trucks entering or leaving the project site during the times of school arrivals and departures. ■ The funding of crossing guards at the intersection of Washington Avenue and Broadway, Washington Avenue and Sycamore Street, Tenth and Sycamore Streets and Tenth Street and Broadway. Crossing guards shall be provided during the times of school arrivals and departures when the schools are in session Monday through Friday. If determined to be necessary by the principal of the Orange County High School of the Arts (OCHSA), provide crossing guards at the intersection of Sycamore and Tenth Streets when special daytime performances are held at the OCHSA auditorium. Provide sufficient written notice of commencement and completion of project construction activities to the principals of Willard Intermediate School and the Orange County High School of the Arts. ■ Provide the name and telephone number of a contact person who is knowledgeable about the project for the developer and construction contractor for use by the principals of Willard Intermediate School and the Orange County High School of the Arts. 75A-138 5.16 RECREATION 5.16.1 Summary of Previous Environmental Analysis According to the Initial Study prepared for the Certified EIR, the Approved Project would not significantly increase the use of area parks of recreational facilities. The Approved Project would not result in the deterioration of recreational resources in the area. The Approved Project does not include recreational facilities that would require the construction or expansion of recreational facilities. 5.16.2 Impacts Associated with the Proposed Project Less Than Significant Substantial Impact/No Substantial Changein New Changes or Changein Circum- Information New Project stances Showing New Information Requiring Requiring or Increased Requiring Major EIR Major EIR Significant Preparation of Environmental Issues Revisions Revisions Effects an EIR No Impact a) Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that X substantial physical deterioration of the facility would occur or be accelerated? b) Does the project include recreational facilities or require the construction or expansion of recreational facilities which X might have an adverse physical effect on the environment? The Parks, Recreation, and Community Services Agency have been responsible for maintaining, managing construction, and programming facilities within its park and recreation netwofk, along with several public school gfounds. The Agency pfovides a range of recreational opportunities that include parks, sport fields, the Santa Ana Stadium, senior and recreation centers, swimming pools, the Santa Ana Zoo, and the trail system. Comments: a) Would the project increase the use of existing neighborhood and regional parks or other recreational facilities, such that substantial physical deterioration of the facility would occur or be accelerated? Less Than Significant Impact/No Changes or New Information Requiring Preparation of an EIR. As discussed in Section 5.14, Population and Housing, the Proposed Project would be expected to generate 965 residents. These residents are anticipated to use area parks and recreational resources. However, the Proposed Project would not result in the substantial physical deterioration of area parks of recreational facilities. The development of the Proposed Project would be required to comply with the City's Park Acquisition and 75A-139 Development Fee. The payment of the fee would ensure that the Proposed Project's impacts are less than significant. b) Does the project include recreational facilities or require the construction or expansion of recreational facilities, which might have an adverse physical effect on the environment? No Impact. As with the Approved Project, no public recreational facilities are proposed as part of the Proposed Project. The Proposed Project would not create a new significant impact of a substantial increase in the severity of previously identified effects that would require the preparation of a subsequent EIR. 5.16.3 Adopted Mitigation Measures Applicable to the Proposed Project No mitigation measures related to recreation were identified in the Certified EIR. 5.17 TRANSPORTATION 5.17.1 Summary of Previous Environmental Analysis Primary arterial access to the Approved Projectwould be provided by Main Street and Broadway. The Approved Project includes the development of an eight level parking garage which would have access from two locations: (1) north access along Washington and Sycamore and (2) south access along Sycamore and an exit only driveway on Broadway. Implementation of the Approved Project would alter the circulation of adjacent roadways, which would impact surface transportation routes adjacent to and in the vicinity of the Project Site. The Approved Project could impact traffic through neighborhoods. After incorporation of identified mitigation measures, the Approved Project would result in a less than significant impact to surface transportation routes and neighborhood traffic. The Certified EIR determined that the Approved Project would not impact any existing bus routes or other transit facilities along Broadway; however, the Approved Project would generate workers who are likely to use the bus system. The Approved Project would temporarily remove sidewalks along most of the Project Site to accommodate project construction and will be re -constructed by project as part of street improvements. The Approved Project incorporates mitigation measures to address increased bus demand and pedestrian facilities and would result in a less than significant impact. The Approved Project would be required to comply with the City's Transportation Demand Management Ordinance. Implementation of the Approved Project would result in two street segments (Main Street between 17th Street and 1st Street and Broadway between (Santa Clara Avenue and 1st Street) and seven intersections (Main Street & 17th Street; Broadway Street & 17th; Main Street & Washington Avenue; Broadway Street & 4th Street; 1st Street & Flower Street; Santa Ana Boulevard & Flower Street; and Fairview & 1st Street) exceeding the level of service thresholds. After the incorporation of mitigation measures, the impact at these intersections and roadway segments remain significant and unavoidable. 5.17.2 Impacts Associated with the Proposed Project Would the Proposed Project: 75A-140 Less Than Significant Substantial Impact/No Substantial Change in New Changes or Changein Circum- Information New Project stances Showing New Information Requiring Requiring or Increased Requiring Major EIR Major EIR Significant Preparation of Environmental Issues Revisions Revisions Effects an EIR No Impact a) Conflict with a program, plan, ordinance or policy addressing the circulation system, including transit, roadway, bicycle and X pedestrian facilities? b) Would the project conflict or be inconsistent with CEQA Guidelines section 15064.3, X subdivision (b)? c) Substantially increase hazards due to a geometric design feature (e.g., sharp curves or dangerous intersections) or incompatible X uses (e.g., farm equipment)? d) Result in inadequate emergency access? X This section is based on the report prepared by Urban Crossroads on March 9, 2020, titled One Broadway Pla.Za Trill Generalion Evaluation ("Trip Generation Evaluation"). The Trip Generation Evaluation is contained in Appendix R Methodology Trip Generation The Trip Generation Evaluation by Urban Crossroads compared the Proposed. Projects trip generation with the Approved Project's Trip generation. Urban Crossroads calculated the Proposed Projects trip generation. Table 10 pfesems the trip generation fates obtained from the ITE Trip Generation Manual (loth Edition, 2017) for the proposed multifamily housing use and the remaining other office, fetail, and restaurant uses originally contemplated. The ITE trip generation fate utilized for the multifamily housing is for developments located within City Centef Core areas (as opposed to fates for developments within a general urban/suburban setting). The average fates for General Office uses located within City Center Core areas has also been utilized to estimate the trip generation for the office uses proposed in the tower, while the average fates for General Office located within general urban/suburban areas have been used to estimate traffic for the rehabilitated structures. The latest ITE Tfip Generation Manual does not provide any trip fate data for Specialty Retail, as such, the average fates for the Shopping Center land use ITM Code 820) have been utilized. Similar to the 2002 Traffic Study, an AM inbound and outbound split is not reported for the Quality Restaurant land use. As such, a 50%/50% split has been assumed for the AM peak hour, consistent with the 2002 Traffic Study. 75A-141 Table 10 ITE Trip Generation Rates Land Use Units ITE LU Code AM Peak Hour PM Peak Hour Daily In Out Total In Out Total Multifamily Housing (High -Rise) DU 222 0.08 0.14 0.22 0.13 0.10 0.23 2.16 General Office Z TSF 710 0.43 0.07 0.50 0.07 0.36 0.43 4.30 General Office 3 TSF 710 1.00 0.16 1.16 0.18 0.97 1.15 9.74 Shopping Center TSF 820 0.58 0.36 0.94 1.83 1.98 3.81 37.75 Quality Restaurant TSF 931 0.37 0.37 0.73 5.23 2.57 7.80 83.84 High Turnover (Sit -Down) Restaurant TSF 1 932 1 5.47 1 4.47 1 9.94 1 6.06 1 3.71 9.77 1 112.18 Source. Urban Crossroads 2020 (Appendix B) Notes: DU = dwelling units; TSF = thousand square feet I Based on average rates for developments located within Center City Core areas. 2 Based on average rates for ITE Land Use Cale 710 for developments located within Center City Core areas (using 200,679 square feet). Daily trip generation rate not available in ITE Trip Generation Manual. Estimated based on 10 times the PM peak hour. 3 Based on average rates for ITE Land Use Cale 710. 4 ITE Trip Generation Manual does not provide irVmt split for the AM peak hour; as such, a 50150 split has been assumed. Based on Table 10 above, the resulting trip generation for the Proposed Project is shown on Table 11. Pass -by reduction assumptions for the shopping center, quality restaurant, and high turnover (sit-down) restaurant uses are consistent with the current ITE Trip Generation Handbook (3rd Edition, 2017). A 5% reduction has also been applied to account for transit mode share, consistent with other projects in the City of Santa Ana. As shown in Table 11, the Proposed Project is estimated to generate 3,026 trip -ends per day with 261 AM peak hour trips and 325 PM peak hour trips. Table 11 Proposed Project Trip Generation Summary Land Use Quantity Units AM Peak Hour PM Peak Hour Daily In Out Total In Out Total Multifamily Housing (High -Rise) (Tower) 402 DU 34 55 89 54 39 93 868 Office (Tower) 253.728 TSF 109 18 127 17 92 109 1,092 Office (Rehabilitated Structures) 9.803 TSF 10 2 12 2 9 11 96 Shopping Center (Tower & Garage) 8.525 TSF 5 3 8 16 17 33 322 Pass -by Reduction (PM/Daily: 34%): 0 0 0 -5 -5 -10 -110 Shopping Center Total. 5 3 8 11 12 23 212 Quality Restaurant (Tower) 15.915 1 TSF 6 6 12 83 41 124 1,334 Pass -by Reduction (PM/Daily: 44%): 0 0 0 -18 -18 -36 -588 Quality Restaurant Total. 6 6 12 65 23 88 746 High Turnover (Sit Down) Restaurant (Rehabilitated Stmctures) 2.681 TSF 15 12 27 16 10 26 302 Pass -by Reduction (PM/Daily: 43%): 0 0 0 -4 -4 -8 -130 75A-142 Table 11 Proposed Project Trip Generation ary Land Use Quantity Units AM Peak Hour PM Peak Hour Daily In Out Total In Out I Total High Turnover (Sit -Down) Restaurant Total. 15 12 27 12 6 18 172 Transit Mode Share Reduction (5%): -9 -5 -14 -8 -9 -17 1 -160 PROPOSED PROJECT TOTAL 170 91 261 153 172 325 3,026 Source. Urban Crossroads 2020 (Appendix B) Notes: DU = dwelling units; TSF = thousand square feet Comments: a) Conflict with a program, plan, ordinance or policy addressing the circulation system, including transit, roadway, bicycle and pedestrian facilities? Less Than Significant Impact/No Changes or New Information Requiring Preparation of an EIR. Circulation System and Roadways Based on the Trip Generation Evaluation by Urban Crossroads, the Approved Project included a total of 744 AM Peak Hour Trips, 819 PM Peak Hour Trips, and 6,686 trip -ends per day. Based on Table 11, above, the Proposed Project would generate 3,026 trip -ends per day with 261 AM peak hour trips and 325 PM peak hour trips. Table 12 below compares the Proposed Project's trip generation with the Approved Project. As shown in Table 12, the development of the Proposed Project is anticipated to generate 3,660 fewer trip -ends per day with 483 fewer AM and 494 fewer PM peak hour trips as compared to the Approved Project This equates to a 65 percent reduction during the AM, 60 percent reduction during the PM peak hour, and a 55 percent reduction to daily trip -ends. As the Proposed Project would result in a reduction of trips compared to the Approved Project, the Proposed Project would not generate new impacts to the circulation system. No significant new impact of substantial increase in the severity of a previously described impact would occur, and the preparation of a subsequent EIR would not be required. Table 12 Trip Generation Comparison Project AM Peak Hour PM Peak Hour Dail In Out Total In Out I Total Currently Approved 637 107 744 211 609 819 1 6,686 Proposed Project 2 170 91 261 153 172 325 3,026 Change -467 -16 -483 S8 437 494 -3,660 Source: Urban Crossroads 2020 (Appendix B) t Trip generation based on the currently approved Project per the 2002 Traffic Study. 2 Proposed Project trip generation. 75A-143 All roadway improvements described in Mitigation Measures T-1 through T-13 are part of the Approved Project and will continue to be in effect as part of the Proposed Project. Since the Proposed Project would reduce the number of trips compared to the Approved Project, the Proposed Project would not require any additional roadway improvements than those required as part of the Approved Project. The Proposed Project will incofpofate all mitigation measures that are part of the Proposed Project, which would further ensure that impacts to the City's circulation systems are less than significant Transit, Bicycle andPedesaianFaci&ties The Proposed Project would occur within the building envelop of the Approved Project. The Proposed Project would not introduce any new roadway features that may impact transit, bicycle of pedestrian facilities. The Proposed Project would not conflict with adopted policies, plans, or programs supporting alternative transportation. The Proposed Project would complywith City of Santa Ana Municipal Code requirements and applicable local, state, of federal laws of regulations. The Proposed Project will adhere to mitigation measures identified in the Certified EIR, which would ensure that impacts to alternative transportation remains less than significant, therefore, the preparation of a subsequent EIR would not be required. b) Would the project conflict or be inconsistent with CEQA Guidelines section 15064.3, subdivision (b)? Less Than Significant Impact/No Changes or New Information Requiring Preparation of an EIR. The Proposed Project is a mixed use residential/office project located within a designated TPA. As a result, the Proposed Project is consistent with CEQA Guidelines section 15064.3. As stated in the City of Santa Ana Traffic Impact Study Guidelines (September 2019), projects may be screened out from completing a full VMT analysis if they have the potential to reduce VMT/SP and would consequently result in a less -than -significant transportation impact. In other words, the project should have the potential to reduce VMT/SP and be consistent with the Regional Transportation Plan (RTP)/Sustainable Communities Strategy's (SCS( in order to be initially screened out. Projects located within Transit Priority Areas (TPAs) and low-VMT generating Traffic Analysis Zones (TAZ) have the potential to reduce VMT/SP and are consistent with the RTP/SCS. As illustrated in Appendices A and B of the City of Santa Ana Traffic Impact Study Guidelines, the Proposed Project is located in a TPA and low-VMT generating TAZ. The Project is proposed to develop residential, office, retail, and restaurant uses. The mixed use nature of the Proposed Project promotes low-VMT generation within the TAZ as well as the overall City. As discussed with the City of Santa Ana Planning Department, an increase of approximately 5,406 households is projected for the City based on the Orange County Transportation Analysis Model (OCTAM) from the base year of 2016 to the forecasted year of 2045. As such, the households proposed by the Project would be consistent with the growth anticipated in the RTP/SCS for the City. Orange County currently experiences a high demand and low supply of households in the region and the Proposed Project would have the potential to serve the regional demand for households and is therefore consistent with the goals and objectives of the RTP/SCS. The Proposed Project would result in a less than significant impact The preparation of a subsequent EIR would not be required. 75A-144 c) Substantially increase hazards due to a geometric design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? Less Than Significant Impact/No Changes or New Information Requiring Preparation of an EIR. The Proposed Project would place multi -family residential units within an urbanized area where multi -family residential units already exist. Therefore, the Proposed Project would not introduce incompatible uses. The Proposed Project would not alter access to the Project Site nor introduce newgeometric design features beyond what was analyzed in the Certified EIR. The Proposed Project would adhere to all identified mitigation measures identified in the Certified HER, which would ensure that impacts regarding geometric design feature are less than significant Therefore, no significant new impact or substantial increase in the severity of a previously described impact would occur, and the preparation of a subsequent EIR would not be required. d) Result in inadequate emergency access? Less Than Significant Impact/No Changes or New Information Requiring Preparation of an EIR. The Approved Project incorporates two access points to the approved eight level parking garage. As part of the development of the Approved Project, the Approved Project incorporates street improvements, such as the installation of a roundabout at the intersection of Sycamore Street and loth Street and other roadway modifications. The Certified EIR determined that the Approved Projects impact to surface transportation routes adjacent to or in the vicinity of the Project Site would be less than significant with the incorporation of mitigation measures. The Proposed Project does not include any roadway modifications and as shown in Table 12, the Proposed Project would result in a reduction of project trips. Therefore, the Proposed Project would not create significant new impact of substantial increase in the severity of a previously described impact, and the preparation of a subsequent EIR would not be required. 5.17.3 Adopted Mitigation Measures Applicable to the Proposed Project The following mitigation measures have been carried through from the One Broadway Plaza EIR. These mitigation measures have been incorporated into Mitigation Monitoring Plan for this Addendum. Any modifications to the mitigation measures from the Certified EIR are shown as stn lie4l eegh for deleted text and bold for new, inserted text T-1 The developer shall pay all costs (design, construction, administration and inspection) for Washington Avenue and 10+ Street to operate as one-way streets which include signal modifications and appropriate protected leftturnsignal at Main Street/Washington Avenue, Main Street/10* Street, Washington Avenue/Sycamore Street, Broadway Street/Washington Avenue and Broadway Street/10" Street T-2 The project proponent shall pay for all costs for the installation of a foundabout at the intersection of Sycamore Street and 10r, Street T-3 The project proponent shall pay all costs to install pedestrian crosswalks and a refuge area at the intersection of Sycamore Street and 10+ Street where a foundabout is to be constructed. The project developer shall be required to pay all costs (design, construction, administration 75A-145 and inspection) for these mitigation measures, as they are part of the roundabout as stated in T-2. T-4 Main Street, between 17i' Street and the 1-5 ramps, shall have all on -street parking stalls and parking meters removed, and Main Street shall be restriped to provide three northbound and two southbound travel lanes. The project proponent shall pay all costs (design, construction, administration and inspection) associated with these removals and re -striping when building permits are issued. T-5 Main Street, between 17m Street and Civic Center Drive, shall have all on -street parking stalls and parking meters removed and Main Street shall be re -striped to provide a third northbound through lane within the existing right-of-way. The developer shall pay all costs associated with re -striping and removing existing parking meters. T-6 The developer shall pay all costs (acquisition, design, construction, administration and inspection) for providing southbound right turn lane at the intersection of Main Street and 17+ Street T-7 The developer shall pay all costs (acquisition, design, construction, administration and inspection) for providing southbound right turn lane at the intersection of Broadway Sheet and 17� Street T-8 Westbound Santa Clara Avenue shall be re -striped at Broadway Streef to provide one left turn lane and one shared left turn/right turn lane. The project proponent shall pay all costs (design, construction, administration and inspection) associated with this re -striping when project building permits are issued. T-9 Northbound Grand Avenue from Fruit Street to 14" Street shall be re -striped at Santa Ana Boulevard/1-5 HOV ramps to provide three northbound travel lanes. The project proponent shall pay all costs (design, construction, administration and inspection) associatedwith this re - striping when project building permits are issued. T-10 I-5 northbound off ramp shall be re -striped to provide a westbound left turn lane, a shared left turn/fight turn lane and a right turn lane at Grand Avenue. The project developer shall pay all costs (design, permitting, construction, administration and inspection) when building permits are issued. T-il A new traffic signal shall be installed at the intersection of Main Street and 15' Street Communications cable and conduit required to connect the traffic signal to the City of Santa Ana's Traffic Signal Master System shall be a part of traffic signal installation. The project proponent shall pay all costs (design, construction, administration and inspection) associated with this signalization when project building permits are issued. T-12 A new traffic signal shall be installed at the intersection of Santa Ana Boulevard and French Street Communications cable acid conduit required to connect the traffic signal to the City of 75A-146 Santa. Ana's Traffic Signal Master System shall be a part of traffic signal installation. The project proponent shall pay all costs (design, construction, administration and inspection associated with this signalization when building permits are issued. T-13 A new traffic signal shall be installed at the intersection of Sycamore Street and 15' Street Communications cable and conduit required to connect the traffic signal to the City of Santa Ana's Traffic Signal Master System shall be a part of traffic signal installation. The project proponent shall pay all costs (design, construction, administration and inspection associated with this signalization when building permits are issued. T-14 The project proponent shall pay the appropriate City Transportation System Improvement Fee to help offset the One Broadway Plaza Projects' impact on the City of Santa Ana street system. T-15 The developer should coordinate with the Orange County Transportation Authority (OCTA) to identify ways to enhance transit use by tenants of One Broadway Plaza. The project developer shall install a bus stop, bus transit or any other transit related improvements if requested by the OCTA. T-16 The project proponent shall satisfy the relevant requirements of the City's TDM Ordinance, including conformity of site plans with facility standards specified in the TDM Ordinance, and submission and implementation of a TDM strategy plan and program. T-17 The project developer shall contribute to neighborhood traffic studies for the six neighborhoods evaluated in Section 3.5.8 of the Certified EIR (including before and after traffic counts) in order to assess any intrusion of project traffic into these neighborhoods. If traffic intrusion attributable to the project is identified, corrective measures will be identified. Depending of the potential impacts, examples of corrective measures could include; forced - turn channelization, semi-diveftefs, diagonal divertefs and cul-de-sacs. If approved by the neighborhoods per the City's Procedures for Neighborhood Traffic Plans, corrective measures will be implemented at a maximum cost to the developer of $200,000 per neighborhood. The funds to implement the improvements are directly payable to the City of Santa Ana prior to issuance of building permits. T-18 The project parking garage entrances/exits shall be designed to meet City sight distance standards. A landscaped median shall be constructed at the intersection of Broadway at the parking structure egress to restrict left turn movements from of vehicles exiting on Broadway subject to the review and approval of the City Engineer. The project proponent shall pay all costs associated with this median prior to building permits being issued. T-19 To assure use of onsite parking as intended, the project proponent or their successor will require that all residential and commercial tenants leases specify that residents and employees must park onsite within the One Broadway Plaza parking garage. In addition, the property manager will require that parking personnel patrol adjoining properties on a daily 75A-147 basis to enforce such lease provisions. This daily patrol will be performed by a uniformed parking employee driving a utility vehicle that will be signed to identify it as a part of the One Broadway Plaza Management. The areas to be patrolled will be marked on a grid map of the streets surrounding One Broadway Plaza. T-20 The project developer shall provide pedestrian access around the project site during project construction activities and post appropriate signs around the site directing pedestrians to use the sidewalks across the street from the project site. Permanent sidewalks shall be installed around the project site to provide for pedestrians access to the site. T-21 Prior to approval of the project plans, the project proponent will file a Notice of Proposed Construction or Alteration with the FAA. Conditions placed on the project by the FAA will be incorporated in the final design and construction of the project office tower. T-22 Prior to approval of the project plans, the project proponent shall take the project to the Orange County Airport Land Use Commission for a review and consistency determination. T-23 After certification of the project Final FIR, the project proponent shall apply to the Caltrans Aeronautics Department for a State helipad Permit T-24 There is no mec ure T-24. T-25 Vehicles traveling westbound on Washington Avenue shall be diverted either northbound or southbound at Main Street T-26 Vehicles traveling eastbound on Tenth Street shall be diverted either northbound or southbound at Main Street. 75A-148 5.18 TRIBAL CULTURAL RESOURCES 5.18.1 Summary of Previous Environmental Analysis Tribal Cultural Resources was not analyzed as a topic in the prior Certified EIR but was addressed in the Cultural Resources topic. The Certified EIR found that the Approved Project's location in the Santa Ana floodplain and the limited number of Native American remains found or recorded in the immediate area, the potential for finding buried prehistoric remains low. However, the possibility exists of unearthing prehistoric remains with deeper excavations. The Certified EIR implemented mitigation measures CR-5 through CR-8 to reduce the impact of to find to a less than significant level. 5.18.2 Impacts Associated with the Proposed Project Would the Proposed Project: Environmental Issues Substantial Changein Project Requiring Major EIR Revisions Substantial Changein Circum- stances Requiring Major EIR Revisions New Information Showing New or Increased Significant Effects Less Than Significant Impact/No Changes or New Information Requiring Preparation of an EIR No Impact a) Would the project cause a substantial adverse change in the significance of a tribal cultural resource, defined in Public Resources Cade § 21074 as either a site, feature, place, cultural landscape that is geographically defined in terms of the size and scope of the landscape, sacred place, or object with cultural value to a California Native American tribe, and that is: (i) Listed or eligible for lisfing in the California Register of Historical Resources, or in a local register of historical resources as defined in Public Resources Code X section 5020.1(k), or (ii) A resource determined by the lead agency, in its discretion and supported by substantial evidence, to be significant pursuant to criteria set forth in subdivision (c) of Public Resources Code § 5024.1. In applying the criteria set forth in subdivision (c) of Public Resource Cade § 5024.1, the lead agency shall consider the significance of the resource to a California Native American tribe. 75A-149 On March 10, 2020, the City of Santa Ana sent certified tribal consultation letters to 10 Native American contacts notifying them of the Proposed Project pursuant to SB 18. As of March 19, 2020, no tribal consultation requests have been received. Comments: a) Would the project cause a substantial adverse change in the significance of a tribal cultural resource, defined in Public Resources Code section 21074 as either a site, feature, place, cultural landscape that is geographically defined in terms of the size and scope of the landscape, sacred Place, or object with cultural value to a California Native American tribe, and that is: (i) Listed or eligible for listing in the California Register of Historical Resources, or in a local register of historical resources as defined in Public Resources Code section 5020.1(k), or (ii) A resource determined by the lead agency, in its discretion and supported by substantial evidence, to be significant pursuant to criteria set forth in subdivision? Less Than Significant Impact/No Changes or New Information Requiring Preparation of an EIR. The Proposed Project amends the existing entitlements of the Approved Project, to allow for residential uses. The Proposed Project would not result in new excavations or earthwork activities that have the potential to unearth tribal cultural resources. As such, the Proposed Project would not have the possibility of unearthing tribal resources. Further on March 10, 2020, the City of Santa Ana sent certified tribal consultation letters pursuant to SB 18. As of March 19, 2020, no tribal consultation requests have been received. No significant new impact of substantial increase in the severity of a previously described impact would occur, and there are no substantial changes in the circumstances, or new information that was not known and could not have been known at the time of the adoption of the Certified EIR with respect to Tribal Cultural Resources and a subsequent EIR is not required. 5.18.3 Adopted Mitigation Measures Applicable to the Proposed Project Refer to the Cultural Resources Section CR-5 through CR-8. 5.19 UTILITIES AND SERVICE SYSTEMS 5.19.1 Summary of Previous Environmental Analysis The Certified EIR determined that the Approved Pfoj ect would increase the demand for electricity, natural gas, water, and telephone services. The Approved Project would increase the generation of wastewater, soil waste, and runoff. The Certified EIR found that the construction of the Approved Project would require the removal of electrical facilities, gas lines, phone lines, and water and sewer lines to allow for Approved Project improvements. The Approved Project would install replacement utilities infrastructure and/or pay its fairshare where needed. The Approved Project would contribute a fair -share contribution to upgrade storm drains. The Approved Project would result in a less than significant impact to telephone service; telephone easements on the Proj ect Site would be consolidated. The Approved Proj ect was found to create a significant and unavoidable impactwith the interference of television signals from afea television stations. 75A-150 The Approved Project would comply with federal, state and local statutes and regulations for solid waste, including the City's recycling program. The project contractor would be required to recycle demolition and construction debris. The Approved Project was found to result in no impact. 5.19.2 Impacts Associated with the Proposed Project Would the Proposed Project: Less Than Significant Substantial Impact/No Substantial Change in New Changes or Changein Circum- Information New Project stances Showing New Information Requiring Requiring or Increased Requiring Major EIR Major EIR Significant Preparation of Environmental Issues Revisions Revisions Effects an EIR No Impact a) Require or result in the relocation or construction of new or expanded water, wastewater treatment or storm water drainage, electric power, natural gas, or X telecommunications facilities, the construction or relocation of which could cause significant environmental effects? b) Have sufficient water supplies available to serve the project from existing entitlements and resources or are new or expanded X entitlements needed? c) Result in a determination by the wastewater treatment provider which serves or may serve the project that it has adequate capacity to serve the project's projected X demand in addition to the provider's existing commitments? d) Generate solid waste in excess of State or local standards, or in excess of the capacity of local infrastructure, orotherwise impair X the attainment of solid waste reduction goals? e) Comply with federal, state, and local management and reduction statutes and X regulations related tosolid waste? This section is partially based on the report prepared by DMc Engineering on March 3, 2020, titled Water and Sewer CoVariron far the One Broadiray Pla.Za ("Water and Sewer Study'). The Water and Sewer Study is contained m Appendix C. 75A-151 Comments: a) Require or result in the relocation or construction of new or expanded water, wastewater treatment or storm water drainage, electric power, natural gas, or telecommunications facilities, the construction or relocation of which could cause significant environmental effects? Less Than Significant Impact/No Changes or New Information Requiring Preparation of an EIR. Water As with the Approved Project, the Proposed Project would increase water use within the City, thus potentially increasing the need for water treatment services, but would not require the construction of new water treatment facilities or the expansion of existing facilities. The Proposed Project would implement appropriate mitigation measures. Therefore, there would be no additional impacts related to construction of water improvements required to serve the Proposed Project Impacts would remain less than significant and would not require the preparation of a subsequent EIR Wastewater As with the Approved Project, the Proposed Project would increase wastewater genefation, thus potentially increasing the need for wastewater treatment services, but would not require the construction of new water treatment facilities of the expansion of existing facilities. The Proposed Project would implement appropriate mitigation measures. Therefore, there would be no additional impacts related to construction of wastewater improvements required to serve the Proposed Project. Impacts would femain less than significant and would not require the preparation of a subsequent EIR. Stormwater The Proposed Project would not increase the building footprint and would therefore not affect the imperviousness of the Approved Project The Proposed Project would not result in the relocation of construction of new of expanded stofmwatef services. Therefore, the Proposed Project would result in a less than significant impact. The Proposed Project would not create a new significant impact of a substantial increase in the severity of previously identified effects that would require the preparation of a subsequent EIR. Electric Power The Ceftified EIR found that Southern California Edison (SCE) has sufficient capacity to meet the project - generated demand for electricity. The Approved Project would not require electricity services beyond those planned of readily available of a substantial expansion of existing facilities. With the incorporation of identified mitigation measures, the Proposed Project would not require the construction of new energy production of transmission facilities beyond what was approved as part of the Approved Project. No significant new impact of substantial increase in the severity of a previously described impact would occur, and the preparation of a subsequent EIR would not be required. 75A-152 Natural Gas The Certified EIR found that Southern Califofnia Gas Companywould be served by an existing gas main, and the Approved Project would not require natural gas facilities beyond those planned of readily available of a substantial expansion of existing facilities. The Proposed Project would not substantially increase demands beyond the available supply and with implementation of appropriate mitigation to promote conservation of energy, impacts would remain less than significant and the preparation of a subsequent EIR would not be required. Telecommunications As with the Approved Project, the Proposed Project would result in a less than significant impact to telecommunication services. The Proposed Project would be contained within the building envelope of the Approved Project; therefore, the Proposed Project would not disrupt telecommunication lines with construction. A less than significant impact would occur with regards to telecommunication. The Proposed Pfoj ect would not create anew significant impact of a substantial increase in the severity of previously identified effects that would require the preparation of a subsequent EIR. Television Signals The Proposed Project would be contained within the building envelope of the Approved Project As such, the Proposed Project would not add additional building height of expand the building which may contribute fur thef disrupt television signals. The Proposed Project would therefore result in a less than significant impact. The Proposed Project would comply with identified mitigation measures. The Proposed Project would not create a new significantimpact or a substantial increase in the severity of previously identified effects that would require the preparation of a subsequent EIR. b) Have sufficient water supplies available to serve the project from existing entitlements and resources or are new or expanded entitlements needed? Less Than Significant Impact/No Changes or New Information Requiring Preparation of an EIR. There is a 12-inch water line adjacent to the Project Site running along Broadway street According to the Water and Sewer Study prepared by DMc Engineering (dated March 3, 2020, and contained in Appendix C), shows that the current entitled water demand is estimated to be approximately 46,621 gallons per day. The Proposed Project's estimated water demandis 70,171gpd, as outlined in Table 13 below. 75A-153 Table 13 Proposed Project Water Demand Land Use Unit Water Demand Factor Project DU, capita or Acreage Daily Water Usage (gpd) Office (commercial) 0.09 gpd/sf 2 259,002 sf 23,311 Apartments (high-rise residential) - 402 units t 110 gpd/capita 3 426 capita 4 46,860 Total Proposed Water Demand 70,171 Total Current Entitled Water Flow (46,621) Project Net Water Demand (Project - Current) +23,550 Notes: Note that the Water and Sewer Study (contained in Appendix C) analyzed up to 415 units. The Proposed Project is 402 units, which would result in reduced impact 2 Unit Water Demand Fwbr was taken from the City of Santa Ana Transit Zoning Code El R(0.09 gprllsf) 3 Unit Water Demand Factors was taken from the City of Santa Ana Water and Sewer Design Guidelines(110 gpd/capHa) 4 Capacity was assumed at 1 person per bedroom (426 capita) for the 402 apartments The Proposed Project would incorporate Mitigation Measure U-7, which requires the developer to pay their fair share amount for the necessary facilities to accommodate projectrelatedwater supplies, and Mitigation Measure U-10, which requires the project developer to pay all costs for the construction of a new 8-inch waterline. The Department of Public Works has reviewed the Water and Sewer Study and determined that with incorporation of identified mitigation measures no new significant impact would result from the implementation of the Proposed Project. c) Result in a determination by the wastewater treatment provider which serves or may serve the project that it has adequate capacity to serve the project's projected demand in addition to the provider's existing commitments? Less Than Significant Impact/No Changes or New Information Requiring Preparation of an EIR. There is a 15-inch sewer line adjacent to the Project Site and running along N. Broadway. Table 14 below outlines the proposed conditions for wastewater service. Table 14 Proposed Project Wastewater Generation Land Use Unit Water Demand Factor+ Project DU, capita or Square Footage Total Average Wastewater Generation (gpd) Total Peak Flow Wastewater Generation (cfs) 2 Office (commercial) 0.0765 gpd/sf 259,002 sf 19,814 gpd 0.09 cfs Apartments (residential) 127.5 gpd/unit 402 units 3 51,255 gpd 0.24 cfs Total Proposed Wastewater Generation 71,069 gpd 0.33 Total Current Entitled Wastewater Flow (39,628) gpd (0.18) cfs Project Net Wastewater Flow (Project - Current) +31,441 gpd +0.15 cts Notes: 1 Unit Water Demand Factor was taken from the City of Santa Ana Transit Zoning Cork EIR(0.0765 gpd/sf 8127.5gpd/unit) 2 Peak Flow = 3' Average Daily Flow 3 Note that the Water and Sewer Study (contained in Appendix C) analyzed up to 415 units. The Proposed Project is 402 units, which would result in reduced impact. 75A-154 The Proposed Project would incorporate Mitigation Measure U-10, which requires the project developer to pay all costs for the construction of a new 6-inch sewer line. The Department of Public Works has reviewed the Water and Sewer Study and determined that with incorporation of identified mitigation measures no new significant impact would result from the implementation of the Proposed Project. d) Generate solid waste in excess of State or local standards, or in excess of the capacity of local infrastructure, or otherwise impair the attainment of solid waste reduction goals? Less Than Significant Impact/No Changes or New Information Requiring Preparation of an EIR. The Approved Project would generate 3,397 lbs/day or solid waste. Based on Table 15 below, the Proposed Project would generate approximately 3,214 lbs/day of solid waste, which represents a net decrease of 183 lbs/day of solid waste. As such, the Proposed Project would be within the approved capacity of the Approved Project. The Proposed Project would be required to comply with all local and State standards regulating the production, disposal, recycling, and handling of solid waste (including AB341). The Proposed Project would result in a less than significant impact and would not require the preparation of a subsequent EIR. Table 15 Proposed Project Solid Waste Generation Land Use Solid Waste Generation Factor Project DU or square footage Solid Waste Generation Ibs/da Office (commercial) 0.006 Ibs/sf/day 259,002 sf 1,554 Apartments (high-rise residential) 4lbs/du/day 402 du 1,608 Total Proposed Solid Waste Generation 3,162 Total Current Entitled Solid Waste Generation (3,397) Project Net Solid Waste Generation (Project - Current) (235) Source: CalRecycle, 2019. e) Comply with federal, state, and local management and reduction statutes and regulations related to solid waste? Less Than Significant Impact/No Changes or New Information Requiring Preparation of an EIR. Assembly Bill 341 became effective in July 2012 requires that local jurisdictions divert at least 75 percent of solid waste generated be source reduced, recycled, or composted by the year 2020. Assembly Bill 341 further mandates commercial andmultifamilyrecycling. In 2017, the City divefts 67 percent of its solidwaste generated. The City of Santa Ana implements various recycling programs and meets the State's mandated diversion goal (City of Santa Ana 2020). Proposed Project would be consistent with AB 341. The Proposed Project would have less than significant impacts and would not require the preparation of a subsequent EIR. 5.19.3 Adopted Mitigation Measures Applicable to the Proposed Project The following mitigation measures have been carried through from the One Broadway Plaza EIR. These mitigation measures have been incorporated into MMRP for this Addendum. Any modifications to the mitigation measures from the Certified EIR are shown as � for deleted text and bold for new, inserted text. 75A-155 U-1 The project developer shall coordinate with SCE prior to construction to determine the exact location of all underground and overhead electrical facilities or taking action which could damage such facilities or interfere with their operations. The Contractor shall protect all electrical facilities and associated structures to be left on the project site from damage. U-2 All new electrical lines shall be placed underground as required by the City of Santa Ana. U-3 The project developer shall coordinate with SCGC prior to construction to determine the exact location of all underground natural gas facilities and take action to prevent damage to these facilities or interference with their operations. The Contractor shall protect all natural gas pipelines and associated structures to be left on the project site from damage. U-4 The project developer shall coordinate with Adelphia (formerly Comcast) prior to construction to determine the exact location of all underground cable facilities or taking action which could damage such facilities or interfere with their operations. The Contractor shall protect all existing cable lines and associated structures to be left on the project site from damage. U-5 The project developer shall coordinate with Pacific Bell prior to construction to determine the exact location of all underground telephone facilities or taking action which could damage such facilities or interfere with their operations. The Contractor shall protect all existing telephone lines and associated structures to be left on the project site from damage. U-6 Prior to the issuance of grading permits, the project developer shall demonstrate to the City of Santa Ana that all construction related waste generated on site would be recycled wherever feasible as the first choice of disposal method, leaving the option of landfill disposal as a last alternative. The proposed commercial use shall incorporate facilities for collection and pick- up of recyclable materials into the design of the project office building. The project developer shall coordinate with City staff to develop appropriate recycling programs for this project. U-7 The project developer shall coordinate with the Santa Ana Water Utility prior to construction to determine the exact location of all existing underground water facilities and take action to prevent damage to these facilities to be left on the project site or interference with their operations. The project developer shall also pay their fair share amount for the necessary facilities to accommodate projectrelatedwater supplies. U-8 The project developer shall coordinate with CSDOC and the City of Santa Ana. Public Works Department prior to construction to determine the exact location of all underground sewer facilities and take action to prevent damage to these facilities or interference with their operations. The Contractor shall protect all sewer lines and associated structures that will be left on the project site from damage. 75A-156 U-9 The project developer shall pay their fair share amount, as determined by the City of Santa Ana, to construct the proposed storm drain system serving the project site to Broadway Street in accordance with the City's Master Plan of Drainage. U-10 The project developer shall pay all costs for the construction of a new 8-inch waterline and a 6-inch sewer to be constructed within Washington Avenue and 10th Street to replace these lines abandoned in a portion of Sycamore Street. 61 pill RYA I I Q a I Oki 0 5.20.1 Summary of Impacts Identified in the Program EIR Wildfire was not analyzed as a topic in the prior One Broadway Plaza Certified EIR; however, it was addressed as part of the Hazards and Hazardous Materials section and was scoped out in the Initial Study. The Initial Study determined that the Project Site is located m an urban area. The Approved Project would not expose people or structures to a significant risk of loss, injury or death involving wildland foes, including wildland foes that occur on land adjacent to urbanized areas of where residences are intermixed with wildlands. The Initial Study finther determined that the Project Site is not subject to mudflows due to the flat topography. 5.20.2 Impacts Associated with the Proposed Project If located in or near state responsibility areas or lands classified as very high fire hazard severity zones, would the Proposed Project: Less Than Significant Substantial Impact/No Substantial Changein New Changes or Changein Circum- Information New Project stances Showing New Information Requiring Requiring or Increased Requiring Major EIR Major EIR Significant Preparation of Environmental Issues Revisions Revisions Effects an EIR No Impact a) Substantially impair an adopted emergency response plan or emergency evacuation X plan? b) Due to slope, prevailing winds, and other factors, exacerbate wildfire disks, and thereby expose project occupants to, X pollutant concentrations from awildfire or the uncontrolled spread of a wildfire? c) Require the installation or maintenance of associated infrastructure (such as roads, fuel breaks, emergency water sources, power lines or other utilities) that may X exacerbate fire disk or that may result in temporary or ongoing impacts to the environment? 75A-157 Less Than Significant Substantial Impact/No Substantial Change in New Changes or Changein Circum- Information New Project stances Showing New Information Requiring Requiring or Increased Requiring Major EIR Major EIR Significant Preparation of Environmental Issues Revisions Revisions Effects an EIR No Impact d) Expose people or structures to significant risks, including downslope or downstream flooding or landslides, as a result of runoff, X post -fire slope instability, or drainage changes? The Project Site (and the City of Santa Ana) is not within or near a Very High Fire Hazard Severity Zone according to CalFire. The Project Site is also not within of near in a State Responsibility Area (SRA). Comments: a) Substantially impair an adopted emergency response plan or emergency evacuation plan? Less Than Significant Impact/No Changes or New Information Requiring Preparation of an EIR. The Initial Study for the Approved Project states that there are no designated emergency evacuation routes in the City. As with the Approved Project, operation of the Proposed Project could interfere with response times of emergency vehicles but after implementation of appropriate mitigation would assure that impacts would remain less than significant Incorporation of Mitigation Measures PS-1 through PS-9 would ensure that the Proposed Project would result in a less than significant impact to police protection, and fue and emergency services. Specifically, Mitigation Measures PS-8 would ensure that emergency vehicles receive green lights with preemption detectors at identified intersections. Thefefore, the Proposed Projectwould not substantially impact an adopted emergency response plan or emergency evacuation plan. Therefore, the Proposed Project would not create a new significant impact or a substantial increase in the severity of previously identified effects that would require the preparation of a subsequent EIR. b) Due to slope, prevailing winds, and other factors, exacerbate wildfire risks, and thereby expose project occupants to, pollutant concentrations from a wildfire or the uncontrolled spread of a wildfire? No Impact. The Proposed Project is located in an urban environment and is surrounded by existing development. There are no wildland areas, nor wildland interface areas located in the vicinity. Consequently, no wildland fues would affect, or be affected by implementation of the Proposed Project No impactwould occur for the Proposed Project and no changes or new information would require preparation of a subsequent EIR. 75A-158 c) Require the installation or maintenance of associated infrastructure (such as roads, fuel breaks, emergency water sources, power lines or other utilities) that may exacerbate fire risk or that may result in temporary or ongoing impacts to the environment? No Impact. The Proposed Project is located in an urban environment and is surrounded by existing development. Installation or maintenance of associated infrastructures would not exacerbate fire risk or result in temporary ongoing impacts to the environment as wildland nor wildland interface areas exist at of around the Project Site area. No impact would occur for the Proposed Project and no changes or new information would require preparation of a subsequent EIR. d) Expose people or structures to significant risks, including downslope or downstream flooding or landslides, as a result of runoff, post -fire slope instability, or drainage changes? Less Than Significant Impact/No Changes or New Information Requiring Preparation of an EIR. As discussed in the Certified EIR, the Project Site is flat and located in an urbanized area. The Project Site is not subject to landslides or slope instability. The Project Site is not located in or adjacent to wildland area. As with the Approved Project, adherence to appropriate mitigation would assure that impacts related to runoff and drainage changes for the Proposed Project would remain less than significant. As documented in this analysis, the Proposed Pfoj ect would not result in new significant impacts or a substantial increase in the severity of previously identified effects and is consistent with the Certified EIR and would not require the preparation of a subsequent EIR. 5.20.3 Adopted Mitigation Measures Applicable to the Proposed Project Refer to Mitigation Measure PS-1 through PS-9 under the Section 5.15, Public Set vices. 75A-159 5.21 MANDATORY FINDINGS OF SIGNIFICANCE Less Than Significant Substantial Impact/No Substantial Changein New Changes or Changein Circum- Information New Project stances Showing New Information Requiring Requiring or Increased Requiring Major EIR Major EIR Significant Preparation of Environmental Issues Revisions Revisions Effects an EIR No Impact a) Does the project have the potential to substantially degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self- sustaining levels, threaten to eliminate a X plant or animal community, substantially reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? b) Does the project have impacts that are individually limited, butcumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in X connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects.) c) Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or X indirectly? Comments: a) Does the project have the potential to substantially degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, substantially reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? Less Than Significant Impact/No Changes or New Information Requiring Preparation of an EIR. The Project Site does not contain any significant biological resources. As demonstrated in this Addendum, the Proposed Project would not result in new significant impacts to biological of cultural resources, nor would it substantially increase the severity of impacts evaluated and determined in the Certified EIR. Because the Proposed Project would not meet any of the criteria identified in Section 15162 of the State CEQA Guidelines requiring preparation of a subsequent of supplemental EIR, an Addendum to the Certified EIR is the appropriate document type for the Proposed Project 75A-160 b) Does the project have impacts that me individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects.) Less Than Significant Impact/No Changes or New Information Requiring Preparation of an EIR. With approval of the discretionary requests, the Proposed Project would be consistent with the amount of development planned for the Project Site. Tberefofe, the Proposed Project will not result in any new cumulatively considerable impacts of substantially increase the severity of the cumulative effects previously disclosed in the Certified EIR. As demonstrated in this Addendum, the Proposed Project would not result in new significant impacts, nor would it substantially increase the severity of impacts evaluated and determined in the Certified EIR. Because the Proposed Project would not meet any of the criteria identified in Section 15162 of the State CEQA Guidelines requiring preparation of a subsequent or supplemental EIR, an Addendum to the Certified EIR is the appropriate document type for the Proposed Project c) Does the project have environmental effects, which will cause substantial adverse effects on human beings, either directly or indirectly? Less Than Significant Impact/No Changes or New Information Requiring Preparation of an EIR. As demonstrated in this Addendum, the Proposed Project would not result in new significant impacts, nor would it substantially increase the severity of impacts evaluated and determined in the Certified EIR. Because the Proposed Project would not meet any of the criteria identified in Section 15162 of the State CEQA Guidelines requiring preparation of a subsequent of supplemental EIR, an Addendum to the Certified EIR is the appropriate document type for the Proposed Project. 75A-161 6. List of Preparers 6.1 CITY OF SANTA ANA Planning and Building Agency, Planning Division Vince C. Fregoso, AICP Planning Manager Public Works Agency Nabil Saba NLr T Fattahi, MsCE, P.E. 6.2 PLACEWORKS William Halligan, Esq. Mariana Zimmermann Gina Froelich Cary Nakama Executive Director Consultant EngLneer Managing Principal, Environmental Services Associate Senior Editor Graphic Artist 75A-162 This page zntenfzonaljleft blank. 75A-163 7. References California Air Resources Board (GARB). 2010, August. Staff Report Proposed Regional Greenhouse Gas Emission Reduction Targets for Automobiles and Light Trucks Pursuant to Senate Bill 375. 2017, November. California's 2017 Climate Change Scoping Plan: The Strategy for Achieving California's 2030 Greenhouse Gas Target. https://www b.ca.gov/cc/scopinWIm/2030sp—ppjinal.pdf. 2018, February. Proposed Update to the SB 375 Greenhouse Gas Emission Reduction Targets. https://w .afb.m.gov/cc/sb375/sb375_tafget_update_fmal_staff report_feb20l8.pdf. California Department of Conservation (DOC). 1998, April 15. Earthquake Zones of Required Investigation Orange Quadrangle. 2020, February 20 (accessed). Fault Activity Map of California (2010) https://maps.consefvation.ca.gov/cgs/fam/ California Department of Forestry & Fife Protection (CalFife). 2011, October. Very High Fire Hazard Severity Zones in LRA. https://osfm.fue.m.gov/media/6739/fhszl_map30.pdf. California Department of Resources Recycling and Recovery (CalRecycle). 2019. Estimated Solid Waste Generation Rates. https://w 2.calrecyde.ca.gov/WasteChazactefization/General/Rates. California Department of Toxic Substances Control (DTSC). 2020, February 26 (accessed). EnvifoStof. https://w .mvifostof.dtsc.ca.gov/public/map/ Dolinka Group, LLC. 2014, February 27. Residential Development School Fee Justification Study. Santa Ana Unified School District. Orange County TreasurerTaxCollector. 2019. TreasurerTaxCollector. http://tax.orgov.com/tc eb/map_disdaimer_ma .asp Santa Ana, City of. 2020, March 2 (accessed). Santa Ana Recycles —You Make the Difference! https://w santes-ana.ofg/green/fecyding-programs 2020, February 3. Santa Ana Register of Historic Properties. https://w .smta- ana.ofg/sites/default/files/pb/documents/SA Register of Historic Properties 2.3.20.pdf . 2019, July. City Budget Detail. https://w .sazita-ma.org/sites/default/files/fmmce/budget/2019- 2020 /e-Budget%20Book_0.pdf 75A-164 2017, March 16. Final 2016 Air Quality Management Plan. http://w .agmd.gov/docs/default- source/clean-air-plans /air -quality -management -plans /2016-air-quality-management-plan/final-2016- aqmp / fmal2016 agmp. pd@ sfvrsn= l 5. 2013, February. Final 2012 Air Quality Management Plan. https://w .agrnd.gov/home/air- quality/clean-air-plans /air-quality-mgt-plan/final-2012-air-quality-management-plan 1982, September 20 (adopted). City of Santa Ana General Plan. Southern California Association of Governments (SCAG). 2016a, April. The 2016-2040 Regional Transportation Plan/Sustainable Communities Strategy (RTP/SCS). http://scagrtpscs.net/Documents/2016/fmal/f2Ol6RTPSCS.pdf 2016b. Demographics and Growth Forecast. 2016-2040 RTP/SCS Appendix. http: / / scagrtpscs.net/Documents /2016/fmal/f2Ol6RTPSCS_D=ograpliicsGrowthForecast.pdf State Water Resources Control Board (SWRCB). 2020, February 26 (accessed). GeoTracker. http://geotrackef.waterboards.ca.gov/. US Environmental Protection Agency (USEPA). 2009, December. EPA: Greenhouse Gases Threaten Public Health and the Environment Science overwhelmingly shows greenhouse gas concentrations at unprecedented levels due to human activity. https://arcliive.epa.gov/epapages/newsroom arcluve/newsreleases/08dlla451131bca58525768500 5bf252.htm1. US Environmental Protection Agency (USEPA). 2019 (version). EJSCREEN. https://ejscreen.epa.gov/mapper/. U.S. Fish and Wildlife Service. 2020, February 21 (accessed). National Wetlands Inventory, Surface Waters and Wetlands.https://w .fws.gov/wetlands/data/Mapper.html 75A-165 Appendix A Air Quality / Greenhouse Gas Memo 75A-166 Tbirpage intentionally left blank. 75A-167 OURBAN 260 E. Baker St I Suite 200 1 Costa FPS , CA 92626 1 (949) 660-1994 CROSSRC)ADS March 5, 2020 Mr. Mike Harrah Caribou Industries, Inc. 1103 N. Broadway Santa Ana, CA 92701 SUBJECT: ONE BROADWAY PLAZA AIR QUALITY & GREENHOUSE GAS MEMORANDUM Dear Mr. Mike Harrah: Urban Crossroads, Inc. is pleased to provide the following Air Quality & Greenhouse Gas Memorandum for One Broadway Plaza development which is located on the northeast corner of Broadway and 1011 Street in the City of Santa Ana. The purpose of this work effort is to assess the potential changes in air quality and greenhouse gas (GHG) emissions associated with the update to the uses proposed for the Project. The Project consists of the development of 402 multifamily residential dwelling units in place of 254,472 square feet of office use. BACKGROUND The Project is proposing to amend the General Plan Land Use Element to allow the development of residential uses (at the density/intensity proposed) for the One Broadway Plaza District Center (OBPDC) Specific Development District (SD) 75. Currently, SD75 allows for the development of a 37- story tower with 518,000 square feet of office uses, a destination restaurant at the top two levels of the tower, and residential uses are not currently permitted. The following assessment is in support of the proposed addendum to the Environment Impact Report (EIR). CURRENTLY APPROVED PROJECT The previous Final Environmental Impact Report for One Way Broadway Plaza (FEIR) (August 2004) was prepared by P&D Consultants and analyzed a 37-story building and surrounding rehabilitated structures, which are broken down by use below in Table 1. The Project also includes an 8-level freestanding parking structure with approximately 2,100 parking spaces (1). 13142-04 AQ & GHG Memo 75A-168 <Rn55.R4.aoc Mr. Mike Harrah Caribou Industries, Inc. March 5, 2020 Page 2 of 7 TABLE 1: CURRENTLY APPROVED ONE BROADWAY PLAZA LAND USE STATISTICAL SUMMARY Land Use Square Feet' Office Building 508,200 Rehabilitated Office 9,803 Retail 8,525 Formal Dining 15,915 Casual Dining 2,681 TOTAL 545,124 'Source: Air Quality Assessment For: One Broadway Plaza, January 2002 CURRENTLY APPROVED ONE BROADWAY PLAZA LAND USES OPERATIONAL AIR QUALITY EMISSIONS The operational -source emissions for the currently approved land uses were reported in the FEIR and are summarized on Table 2 (1). As shown on Table 2, operational -source emissions would exceed applicable SCAQMD regional thresholds for emissions of NOx. TABLE 2: CURRENTLY APPROVED ONE BROADWAY PLAZA LAND USES OPERATIONAL EMISSIONS SUMMARY Emissions (Ibs/day)' VOC NOx CO sox PMto Total Maximum Daily Emissions 31.60 76.10 462.20 41.30 8.50 SCAQMD Regional Threshold 55 55 550 150 150 Threshold Exceeded? NO YES NO NO NO Ibs/day= Pounds Per Day Source: Final Environmental Impact Reportfor One Broadway Plaza, August 2004. ' The FEIR did not identify emissions from P W.s CURRENTLY APPROVED ONE BROADWAY PLAZA LAND USES GHG EMISSIONS It should be noted that the FEIR did not quantify GHG emissions. As such, GHG emissions were calculated employing the California Emissions Estimator Model'" (CaIEEMod) version 2016.3.2. The estimated GHG emissions for the currently approved land uses are summarized on Table 3. As shown on Table 3, Currently Approved One Broadway Plaza land uses would generate a total of approximately 10,009.23 MTCO2e per year. 13142-04 AQ & GHG Memo 7 5A-169 L1 uRBpAN Mr. Mike Harrah Caribou Industries, Inc. March 5, 2020 Page 3 of 7 TABLE 3: CURRENTLY APPROVED ONE BROADWAY PLAZA LAND USES GHG EMISSIONS Emission Source Emissions (MT/yr) CO2 CH4 N20 Total CO2e Area Source 0.01 4.00E-05 0.00 0.01 Energy Source 3,072.67 0.12 0.03 3,084.87 Mobile Sources 5,901.29 0.26 0.00 5,907.81 Waste 109.03 6.44 0.00 270.11 Water Usage 641.58 3.23 0.08 746.43 Total CO2e (All Sources) 10,009.23 MT/yr = Metric Tons Per Year PROPOSED PROJECT The Project is proposing to develop a mixed -use development with both residential and office uses at One Broadway Plaza. The Project requires a General Plan Land Use Element amendment to permit residential development within the OBPDC. The One Broadway Plaza building includes 518,000 square feet of office uses. Approximately 50% (254,472 square feet) is proposed for a total of 402 apartment units. AIR QUALITY IMPACTS PROPOSED PROJECT OPERATIONAL AIR QUALITY EMISSIONS Operational -source air quality impacts were modeled employing the CalEEMod version 2016.3.2. Maximum daily operational -source criteria pollutant emissions generated by operations of the Proposed Project are summarized on Table 4. As indicated, air pollutant emissions generated by operations of the Proposed Project would not exceed regional thresholds of significance established by the SCAQMD for any criteria emissions. 13142-04 AQ & GHG Memo 7 5A-1 70 Ll► URBAN [ It[]i SMQn[a4 Mr. Mike Harrah Caribou Industries, Inc. March 5, 2020 Page 4 of 7 TABLE 4: PROPOSED PROJECT OPERATIONAL EMISSIONS SUMMARY Operational Activities - Summer Scenario Emissions (lbs/day) VOC NOx CO sox PM20 PM2.5 Area Source 12.98 0.39 33.31 1.75E-03 0.18 0.18 Energy Source 0.35 3.11 2.13 0.02 0.24 0.24 Mobile Source 5.84 20.70 59.56 0.19 16.35 4.50 Total Maximum Daily Emissions 19.18 24.20 94.99 0.22 16.77 4.93 SCAQMD Regional Threshold 55 55 550 150 150 55 Threshold Exceeded? NO NO NO NO NO NO Operational Activities - Winter Scenario Emissions (lbs/day) VOC NOx CO sox PM20 PM2.5 Area Source 12.98 0.39 33.31 1.75E-03 0.18 0.18 Energy Source 0.35 3.11 2.13 0.02 0.24 0.24 Mobile Source 5.76 21.13 58.61 0.19 16.35 4.50 Total Maximum Daily Emissions 19.10 24.63 94.05 0.21 16.77 4.93 SCAQMD Regional Threshold 55 55 550 150 150 55 Threshold Exceeded? NO NO NO NO NO NO GHG EMISSIONS PROPOSED PROJECT GHG EMISSIONS GHG emissions impacts were modeled employing the CalEEMod version 2016.3.2. As shown on Table 5, Proposed Project would generate a total of approximately 6,415.16 MTCO2e per year. TABLE 5: PROPOSED PROJECT GHG EMISSIONS Emission Source Emissions (MT/yr) CO2 CH4 N20 Total CO2e Area Source 6.78 6.62E-03 0.00 6.94 Energy Source 2,568.56 0.09 0.03 2,579.25 Mobile Sources 2,979.94 0.14 0.00 2,983.43 Waste 98.23 5.82 0.00 244.09 Water Usage 516.89 2.60 0.07 601.44 Total CO2e (All Sources) 6,415.16 13142-04 AQ & GHG Memo 75A-171 L1 IJRBpAN Mr. Mike Harrah Caribou Industries, Inc. March 5, 2020 Page 5 of 7 AIR QUALITY AND GHG EMISSIONS COMPARISON Table 6 compares peak operational -source criteria pollutant emissions generated by Proposed Project with peak operational -source criteria pollutant emissions generated by the Currently Approved One Broadway Plaza land uses. As indicated at Table 6, the Proposed Project would result in a net decrease in peak operational -source VOC, NOx, CO, and SOx emissions when compared to peak operational - source criteria pollutant emissions generated by the Currently Approved One Broadway Plaza land uses. It should be noted that Proposed Project would reduce NOx impacts to less than significant levels. Additionally, the Proposed Project would not result in new or substantively different or substantively increased operational -source air quality impacts than the emissions associated with the Currently Approved One Broadway Plaza land uses. TABLE 6: OPERATIONAL EMISSIONS COMPARISON Operational Activities Emissions (lbs/day) voc NOx CO sox PM20 PMz.s Proposed Project 19.18 24.63 94.99 0.22 16.77 4.93 Currently Approved One Broadway Plaza Land Uses 31.60 76.10 462.20 41.30 8.50 - Variance (Proposed Project — Currently Approved) -12.42 -51.47 -367.21 -41.08 8.27 N/A GHG EMISSIONS COMPARISON Table 7 compares GHG emissions of the Proposed Project with GHG emissions generated by the Currently Approved One Broadway Plaza land uses. As indicated at Table 7, the Proposed Project would result in a net decrease in GHG emissions (approximately 36 percent less). The Proposed Project would therefore not result in new or substantively different or substantively increased GHG emissions impacts than the emissions associated with the Currently Approved One Broadway Plaza land uses. TABLE 7: GHG COMPARISON Emission Source Annual Emissions (MTCO2e) Proposed Project 6,415.16 Currently Approved One Broadway Plaza Land Uses 10,009.23 Variance (Proposed Project — Currently Approved) -3,594.07 CONCLUSIONS Based on the analysis presented here, air pollutant emissions generated by Proposed Project would not exceed applicable SCAQMD thresholds. Nor would the Proposed Project otherwise generate or 13142-04 AQ & GHG Memo 7 5A- 1 72 Lk URBAN Mr. Mike Harrah Caribou Industries, Inc. March 5, 2020 Page 6 of 7 result in air pollutant emissions or air pollutant emissions concentrations that would result in potentially adverse impacts. Moreover, in comparison to the emissions generated by the uses under the Currently Approved One Broadway Plaza land uses, operational -source NOx impacts would be comparatively diminished under the Proposed Project. No changed or new information has been identified to indicate that the potential for the Proposed Project to result in impacts that would be substantively greater than or different from those that would result from development of the Currently Approved One Broadway Plaza land uses. If you have any questions, please contact me directly at (949) 336-5987. Respectfully submitted, URBAN CROSSROADS, INC. Haseeb Clureshi, Associate Principal 13142-04 AQ & GHG Memo 7 5A-173 L1WRBpAN Mr. Mike Harrah Caribou Industries, Inc. March 5, 2020 Page 7 of 7 1. P&D Consultants. Final Environmental Impact Report for One Broadway Plaza. 2004. 13142-04 AQ & GHG Memo 75A-174 Ll► URBAN [ Ott)S SMQMai ATTACHMENT A CALEEMOD EMISSIONS MODEL OUTPUTS 13142-04 AQ & GHG Memo 7 5A-17 5 L#P uRB►41N <RniiFl QAnS WE c4i C E m U) i+ T () C d O O U i a m N O � N Q. N E £ � O O 7 in o a - 2 m a a Q o a M a > 3 c � o U a rn c � N m 0 m p d T L m 3 r O o m C O N M O N a O 2 W W (0 U C O N N 0 0 2 W w m U ,I V O Ip Ip IO IO IOO O ry I� I�IN In IN IN la I 'U Im IN I� IN IN O N I N I O I I I I I LL O I I I I d O 10 10 10 IN j0 U O IO IO IO Ic+l Io 0 m O IO IO IO Ic IO I I I to I� m ;o N_'N N �V c 3 � m c �o�°�m c O 'c Y co 3 / 5A- O N O (h O N O O T N 0 O' d � � Y T O N Y O N t 6 N d T a N � N 6 C ^ N L N =� � =a N c o V a �:+ W N m _ c i V m E t U c m v ? Vro -2 O N N G1 'o T N d C T N 3 o E I;i N N O V y 0 � r =L 7 �iV� m E Ni a U 4w N M 0 N 0 O 2 W W m c 0 N O 2 W W (0 U 21 ?l O O c c � > > c C c ¢ O O m w U O N O_ J O m O L w U N � a U O CO 0 a J U 0 �N I I I I I � I I I I I �m 'O 'O 'm 'N 'O m M 'W �W �N �N ,N ,O ,O ,O ,W ,O I� �N I I I I I i I I �J ,o m Z D 0 0 0 0 0 10 10 10 10 10 10 c ; ; ; ; ; ; ' a ;J ;J ;J ;J ;J ; O' 'O ....... b... b... b... b... b... b... b... b... b... b... b.. d : c '-o 'a W m m m m m m m m m 0 CM m' d J .J 'J 'J .J .J .J .m ~ ;O a 4w N M mi O N 0 O 2 W W (0 U c O N O 2 W W (0 U . . 'O 'O 'O 'O :WC'W CNN 'M �N 'r 'M �N 'r :O �M �N �N �� N �C'�N �N �m �� :N :V �V �O :n�W I I I I I I I I I I I I I I I I I I I I I I I I IM I. M �N 'N �A 'C M M O ' I I I I I I I I I I I I I I I I I I I I o ;o E E 5 ;5 E 'E ;D n n :> '> '> F- 'F- 'F- 'F- 'F- 'F- �D .❑ .❑ .❑ .❑ �❑ .❑ ❑ 'o 'o 'a 'a 'a 'a 'W 'W 'W 'W 'W 'W 'W 'W 'W 'W 'W 'W w 'w m m o 0 0' of ..w.......b...b...b...b...b...b...b...b...b...b...b...b...b...b...b...b...b...b...b...b...b...b...b...b.. d E c m m 'o. 'n 'n 'n 'n Q Q m m m m m m m d m m m m m m m d d m m m m d m m m 'Ip 0 ' p O ;O a a . -9 78 N E E M U) T C 0 O U N m Al Aw N M (.6 O N O 2 W W (0 U c O N a O 2 LU W (0 U E E 7 cn N O .y N E W O N d N O U m O O O o 0 o O O O O O 0 o 0 o O O O 0 0 0 O O O O O 0 0 0 0 p N Z U U � 0 r 0 O o 0 O 0 N O U b m z o o O o 0 0 0 O 0 0 N p U ° m o 0 m 0 r N o O 0 O N d O O O O O o o o 0 O o 0 o 0 o o 0 0 O O O 0 0 o 0 0 0 o o 0 o o O O O O O O 0 S 0 0 O 0 0 0 0 0 0 0 0 O O O 0 0 0 0 0 0 0 0 0 0 0 O NN N M w >� N LLa ° ar wa >o rn� ii a p N OU p z p � FUSA 179 O O d O O N O O O U o 0 0 0 p o 0 N Z O O O O O O O O U O O 0 0 m U o 0 0 0 � o 0 0 0 0 r N O O O U o 0 b o 0 Z O p O U o 0 ° 0 o 0 0 m 0 r o 0 N O O N O O O O a O O N YI N O O wa o 0 N LLa o O 0 o _ O p F O O O O a o 0 0 0 mo O o ra w o 0 >o 0 0 a o 0 ii 0 0 N p O O O O N O O O 0 O 0 OU 0 0 o 0 0 0 0 0 p 0 o 0 0 Z o 0 0 0 p o 0 O O E w � � x M N M O O N O 2 W W (0 U 0 0 N a� 0 0 2 LU LU m U 75A-180 WE O a) m a N (h 0 N 0 Q 2 w LU m U c O N O 2 LU w_ m U O qr 'm� pp ,yo 1 ry m r 1 , N U a io to 'N N U fOm 1O1 Irym ,ny ,�� rim CN p IN ,m m N U r 1O1 ,n r O O�Ir 'NO 'gyp N� Z N m ' r O - N t+i O O N m U m N N N W � r m ri ri p iN N m I � roi to im n a 1 I W� m IN t+ml 1 1 ,N ,m jm G N N qm 1 1 N , O W O m IH ,m ar o Ip ,N a 1 W m N N C xm o 0 0 W a a_ m 1 ' 1 ' Wa ,r LL 1 1____ 1 ,N NO N Iq r rn m m O N m O , IN ,Oi N ry O m ,r y O N N Om A Z r „n r .6 O' 'r VN Q n �YOI 10 �m N o d O W Q ,W O U :7 _ r ',Nn 'a rryi 1 O � 1 a m Im Of 1 1� I V N V a m IN 10 � m P N U m Iq Imo W'o N n 'ryM 'nm ip 'W r iry io � N O O m Iq IfOOp O10 Z o -- -- N O 0 QO U O O O O O m O O O 'A m IN iYpf ONi a I , 1 1 1 1 r �m r m _ rn� 'm In LLLL 1 1 �V 1 O O W N 'N IV A �O m IN Irl r LLr o io "o 1� 1 _ m x m N q W o o : o 0 a W a 1 1 1 u Wa LL oo 1 Im 1m 1� 1 Im o O th 1 Im 1 1 1 I,W q Q th ; N 1 m 1 pi 1'W O N O N m IN_ 10 Ir O N O Ip 1 IN 1 1 N 1 U N M 0 N O 2 w w m U C O N i a cO G LU w U WE r 45 co a) m M a N (h O N 0 O 2 w w_ U c O N N i O 2 W W a U O N O N C O i+ O w G N C6 � N O U a O O o O 0 o O O 0 O 0 0 O Z U N U m 0 r o 0 0 0 0 0 N 0 jp Z 0 o 0 O N O U 0 m m r N o O 0 O N � a O o 0 O O o 0 o o O 0 0 O O 0 0 0 d mo q N wa > `n rn� LL LL �6 ar WLL w 9 a_ o _ 0 �o rn� LLLL m 0 o 0 o 0 0 o o 0 0 0 0 O O 0 o o 0 o � x °7 0 0 0 0 0 0 0 0 0 0 0 0 O O 0 0 0 0 NO N O U 0 Z C9 p � mow, o � 5A 183 1 O 1 N , Z , 1 O l0 �O O U a a a I 1 N , N O O 10 �O O Z , N O U 0 m I 1 N � � O O 10 10 10 10 O O dr o l0 10 0 I 1 1 O 10 'O O ,pN O 0 O O wa o 0 0 0 1 c N � 01� O 10 'O O I 1 o to to 0 1 WLL a o �o 'o 0 a a � , ' rn� o 0 0 0 1 NO o ,o 0 0 1 1 O 10 �O C 1 iiii Fill; ,`o F U WE Al O m a Aw N M (0 O N O 2 W W (0 U c O N N i 0 O 2 LU w (0 U O N O N C O O C C w 0 N M O O y O O N O O O U o 0 O Z v o 0 � U o 0 0 0 m a N U o 0 w o 0 r o 0 N pU O o o 0 0 0 0 pj o 0 Z N p o 0 p o 0 0 0 o 0 0 m o 0 m « � S S N o O 0 O N O O a N O O wa o 0 N L 01� LL LL 0 0 oW S S 0 0 0 WLL o 0 a_ �o rn� LL a 0 0 NO o O 0 O ul o 0 0 0 0 0 O o 0 U o 0 0 0 0 0 Ox o 0 0 0 z o 0 0 0 (7 0 0 p o 0 � o 0 0 0 O N O � N O N f U O i5A-1 1 O 1 N , Z , 1 o to �o 0 U a W � 1 � N O o to io 0 r i , � N O O 10 �O O Z N O U 0 m 5 I 1 I 1 N o to to 0 N O 10 10 O � I 1 a , 1 , NN O 10 �O O qN 'O O O O 1 OIL O 10 'O O I 1 o to to 0 1 NO O 10 �O O T O a 1 , � 1 10 N O 'O O 1 1 1 Ox o ,o 0 0 1 1 �O F U G7 N M LD O N 0 2 LU W m U c O N N 0 2 w W m U gr, N N 'M � N O U m ,m _FN I O I N Z � V Im V III I U N m IN O I� I U �0 1•^�v r N � -kv N U o �0 1•^,y niO 1�� N O W I m io N r a -k N Im I m N x wm o 0 aN I � Iq OIL M IN LLa a �m -k ar m ,M -kN YI M Wa N o to � -k O IN j0 m LLa m ,N O 10 1 (p U m ly m Im � Im 1 M Im Z � N ,N --k'n- c� O o lz a m Im N If0 ;v rnrn 75 -1$5:� F j 06 C, r O�R,O,W,W,W N Q a.a.a.a.a. Q;,MU'�O,Q N O E c m In m v'v'� In � Q W M�W�N�W�O�W (p C_ y ICU r m IWI I IVI NINIMIWINIO M N T MMOWINIQ I� J WIIWIIWII�IMIM M N �p WIOININICIm WI�IMI � (n I�IM V I I I I I N Q T m N NW 1 W 1 1 IO I M� N >N �IOIMIWIM'M O c; v L. J• C• N m. YO.co =:m:O. o ❑tea:d:M m • U_ o N d.O•�.�•T.'C r E. m: m: WE N M O N O G G c W 0 W m U E i O w \m � / 4) 0. O F 2 W Q W i U M v a a 0 0 a 3 a a :? F- Q a `m a` Z �O) W O) A O __h-- �a U I I I a U o Io io ;o Io �o C N 10 IN IO 10 ,Q H m IW IN Im IW 'C Im 'm = I I I I ' U o 1p IOo Io Io too I 10 ;m � IM 'mIm Z ti o'o'o'o'o'o `o co ;co ;ro ;ro ;ro ;ro O U ^' `o m Ic Ic �v Ic Ic 0; 0; 1:0 1 -+ W IW ym IW Im IW (n N IN ,N IN IN IN I y o Io 'o 10 Io to o to ;o Io to Io I I I y W Im ,m Im Im Im U O IO 'O �O IO 10 O 10 'O 10 10 10 O 10 ,O 10 10 IO I I I m Im m Im Im Im (n N IN ,m IN Im IN 1� mO IO 'O �O IO 10 O 10 ;O 10 10 IO I I I I� Iw Iw Im ,m Im Im Im O Io o to ;o Io Io Io I I� m Im Im Im m Im ;m Im Im m = o Io 'o 10 Io io o to ;o Io to Io I_ __4-- o 10 o Io io Io ❑ O 10 ,O 10 10 IO �N IN IN O IO 'O 10 IO 10 O 10 ;O 10 10 IO I I I m Im m IM Im Im ry r Ir ,r Ir Ir Ir �8 10 10 10 IO I I I -I- c�o icu'o m Im im Im pr Ir ,r Ir Ir Ir m Im ,m Im Im Ico J O IO 'O 1O IO 10 o to ;o Io to Io I I I 1 co- Im w Im Im i m rn n Ir cMo IcMO ;m 1w Iw Iro ❑ 1� I� 1� I� o Io ;o ;o Io Io _ __{-- Im m Im m Im N Im IN IN ry M IM ,M IM IM IM r O 10 ,O 10 10 IO N IN 'N 1N IN IN o to ;o Io to Io m Im--ca -Im Im {m 'Y IQ �C IQ IQ m W Im ,m Im IW Im r M IM M IM IM IM o Io 'o �o Io to o to ;o Io to Io m m m mm 'm ❑ N 'N 'IO 'N 'N 'IO 'c IS O 7 Q C7 A-'f 86 II .. >. a) G1 W w L N f6 cG/ C 0 0 fY6 al L6 WE U�i Al Aw N M O O N cO G LU LU M U c O N N a 0 2 LU LU (0 U N N M ,M I O O 10 Z O 10 O 10 -k v m Im I p o to T a O �o -k m Im N O U N O Nm INm m Im r - M -k N N Im N O U m mm Imm O N N m Z m Im m Im -L N O U 0 m I I N f N IN N N N IN I O 10 a -k NN N N� N �N N N I N IN W d O 10 I -k v N I I N rn� I I � d LL I -k N �N �F N IN d O 10 -k NO N �N N N 1 N� Ld N IN W � a_ O 10 1 1 1 1 �0 _ m� 1 lia 1 1 1 o to O m �m M U 2 1� N IN -k m Im m Im -k U' 1 0 10 1 O o to Z Z� 75A-187 WE N N (6 (7 O O N � i r o (6 O 1 LU LU W N 0 U D � C O N J GO G LU L V W W U i N r � u 7 1 1 Q I� 1 ly O ly O p 'O 1 y O p O z� 10 00 '000 Ip 'OD O 1 � 1 1 � V m IV OM OV IYI Op OI U� Ip 'OD 100 10 'OD O U f0 ov Im m IN �o IN m 'm Ip. Im lom OI I�p � 1 �M IN � N 'O O oV I1. IONI IO fO �V m -- N O U 0 m I Iry I � O i0 10 Imp i0 100 N LL~ O �O 1 10 IN �O I IN I I 1 I'A I� I O NN NN m m IM Ip �N 1 N �V IDO IM Im U' 'O� N VWLL V O �O 'O ;N �O ;m O 1 1 � 1 1 1 � j O LL LL m m 1 1 1____ I IM Ip 1 I ____ ____1 IN �f ;Om 1 1 I. ____ Im � ____ �pOV ry O� I I 'O x� In ;Np Ig IM �0 N o o m mo o ;So r u1LL a a 1 1 1 1 O1a 1 1 LL 1 I w I v 1 1 I I I g I d I v i I g N OM IOM Iy0 'OM IOV 100 IOM IND 'O'A OI N OD V In INS 1� Im I'O 10� 10 O � I� m ONi Ilh 1 IN 'N 1� I� :m IN 'YmI 'N Ifp IN IM :8 '00 m O U v 'm 'o im 'm "^o O m m �O 1 Im IN 'O ;O :n Im m m 'm 'N �O 1'O Im ;c ;u om N m ry x O Z 'A IN m 'o 10 ;m0 o � �o 'o 1 1 1 n IN „n Ig Im �� In ' 116 16 ;N o 1 1 w T m-: Iry Im in I I iN N im M N p] N IM jm IpOj I� 'm Z m Im L- I I� L v o� J ; c� faga WE N E E co C_ 0 U m C U 2 a cu O D- 0 a N N (0 a 3 M 0 m C N (7 LD O N GO G LU LU M U c O N 0 2 LU LU M U N +-' ui 2 1 1 O I� 1 ly O ly O p 'O 1 y O p O z� 10 00 '000 Ip 'OD O 1 � 1 1 � V m IV OM OV IYI Op OI U� Ip 'OD 100 10 'OD O a m I,p ply IN N U f0 ov Im m IN �o IN m 'm Ip. Im lom OI I�p � 1 �M IN � N 'O O oV I1. IONI IO fO �V m -- O U 0 m N F m in in IV Igo I� N N 'A O i0 I� lo"' 10 Imp Im i0 lop 100 N O �O 10 IN I IN �O I'A I� O LL I I I NN NN m m IM Ip :N 1 NO V IDm :m � U' Na 'O 'O 'mp 'O 'Op N WLL O IO ; O 1____ 1 Ir ____ I ----- 1---- 1 ____ j p r N LL LL m m 1 1 1____ IM Ip 1 I ____ ________ IN 1 1 1I. IM Im � ____ , N ,Op N N O� � O 'O 'O 'mp ;N IO O 1 I• ---- 1 • 1 16 � 1 'p In ;Np Ig IM �0 N O a � a 1 1 I 1 1 1 � 1 1 O1a 1 1 LL 1 I w I v 1 1 I I I g I d I v i I g N OM IOM Iy0 'OM IOV 100 IOM IND 'O'A OI N OD V In INS 1� Im I'O 10� 10 O � I� m ONi Ilh 1 IN 'N 1� I� :m Ifp IM O U v 'm 'o 'm "^o O m m �O 1 Im IN 'O ;O :n Im m m 'm 'N �O 1'O Im ;N ;u om N m N x O Z 'A IN m 'O 10 ;m0 O � �o ' 1 � 1 1 ____ 1 I ____ p ,pV ;N 10 ;N o 1 1 m01 m IM'V lun�i to �n j �j x r 'n I'n Ip to Im Im Im I� Im I > Z x � Im i� Ip Imp m WE N (7 LD 0 N 0 GO G LU LU R U C 0 \N 0 2 W W R U O N O N ,Nn U m ,? O N O IN N Z O IN O 10 -k 1 m In c Im T N O m IN q 1� n Imm -k N n , _L N O 'ViN 'N O ,M IN O N m Im 1 O 1 ,rpj a -k 1 m XLL W p 10 ,M -k j N 1 1 N O1� 1 1 LL d 1 -k 1 LLr d ,o IN r m LL 0 10 I �o rn� a LL I , -k N 10 I DOI ,M � ND IYNI � 10 O IN O In -kN O _ 10 N Im m IN Z m In O Ip -k O O IQ m ci a o OI � N , OI ai m �m 1 O 1 N N 1 , 1 U1 ,N 10 N a 1 1 m O 10 _ ,m mN o O O 10 'ON 'O. IN O r O 1 IN N U , , roo im vir O m 1 'OI ,N Ipj IN m N Z i -- �O P O N 'NN NN r O i0 Im I� N N a ;c, i i0 1 1 1 , 1 d N N Dry 1 1 3 LL LL O p 1 1 1 ' 10 Ip , i0 1 IM N q O � �O 0 10 ,n Im m LLr p Ip 'o �0 0 p 1 Ip �m Np wLL o io �M io 0 T a_ 1 �a 1 1 1 , 1 1 , 1 1 �Q IM U 'o i 1 1 ,m O IM 'N ry Z , , 1 O ^ in N im 'q cd R' 10 YI m m •-� E � 're m a N Q ,� WE Al O (0 m a Aw N M (0 O N O 2 LU W (0 U C O L 0 O 2 w W (0 U O O O N V V N 1 1 1 1 , 1 �o Iv o m a m T 1 , o0 10 �o Ir n ig O------------------- r , �o ;r n N O U 1 o Im m m 1 1 ,o Im IN of N Z N �o 0 ,o 0 m o r o 70 I I to Im I I ,n N O i0 10 Im � N O �O i0 i0 O , 1 O 10 O O ,O O m ;m m m NN 1 1 1 , 1 j N N ' 3 Q � O 1 1 1 1 10 , 1 �O ;m m O 1 1 10 , 1 �O NO T a_ 1 ' , m o 7 a � 1 1 1 1 , 1 N 1 , 1 0 I 1 1 1 I , 1n M v im 'o im m U' 1� • LL L• GL GG GG G• N a 0 o :76-A- 191 i K `o m N J C N Q s W O CO O O Al lqw N M (0 O N Z1 O 2 W W (0 U c O N a� a 0 2 W W m U C a E a E W E l+ a D a Q y o > y O 5A-192 WE c4i T ++ � Q) O U O i m a O O N a O Q Z5 O o a` c o d O N O (0 O d y d Q o >, c a � O N m a 0 � W 3 m o O m C O N M O N a O 2 W W (0 U C O N N 0 0 2 W w m U ,I V O Ip Ip IO IO IOO O ry I� I�IN In IN IN la I 'U Im IN I� IN IN O N I I I IN I O I I I I I LL m IN I I I I � O I I I d O 10 10 10 j0 U O IO IO IO Ic+l Io I I I ID I 'N N �V c 3 � m c c O 'c Y co / 5A— O N O (h O N O O T m 0 O' N � � Y T O N L 6 N d T a N 6 C ^ N L N =� � =a N c o V a �:+ W N m ca i V 16 E t c m v ? G1 'o T N d C T N ° o E i N N N O V y 0 � r =L i twol m E N YwVS 47 C 9� �i O N N m m a N M 0 N 0 O 2 W W m c 0 N O 2 W W a U 21 ?l O O c c � > > c C c ¢ O O m W U O N O_ J O m O L w U N � a M U 7 m 0 O CO W 0 a J U 0 IO 'O 'O '- 'O 'O N 'M 'p I I I I m I I I I I I I I I I I I I I I I ;c 00 J , m , ; m m m m m z J J J J J �' � ' C' C ' C ' C ' C ' C J ,J ,J ,J ,J ,J of 'O 1 .......b...b...b...b...b...b...b...b...b...b...b.. d -c ' a : c m m ;m ;m ;m ;m ;m ;m ;m ;m ;m ;m ;m 'm d J �m 'J 'J .J .J .J .m 0 ~ ;O ,a 11 N M mi O N 0 O 2 W W (0 U c O N O 2 W W (m U . 'O 'O 'O 'O :WC �CN N 'M �N �N 'r O �M �N �N �� N �C'�N �N �m �� N �V �V �O �n �N �N �C �W I I I I I I I I I I I I I I I I I I I I I I I I -C W M 'M 'M 'CCN �� A 'C �M �M �0 I I I I I I I I I I I I I I I I I I I I I I ..y. 4• o ; E E E E n6 �> �> �> �m 'd' 'd' �� 'F— 'F— 'F— 'F— 'F— 'F— �� ❑ �❑ �❑ �❑ �❑ �❑ 0 .0 ❑ Cl Cl .a .a .a .a 'W 'W 'W 'W 'W 'W Q ;Q w w a 'a 0 0 0' of ..w.......b...b...b...b...b...b...b...b...b...b...b...b...b...b...b...b...b...b...b...b...b...b...b...b.. d E c m m Q Q m m� m m m m m d m� m m m m m m� m � d � m m m� m � d � m d m �u u �u �u �u �u �u �u u �u �u �u �u �u u �u �u �u �u u �u �u �u u 'Ip 'L'L m p' p O ;O -9 9:5 M N M O O N O 2 W W (0 U c O N a O 2 LU W (0 U E E 7 cn N O .y N W O N d N O U m O O O o 0 o O O O O O 0 o 0 o O O O 0 0 0 O O O O O 0 0 0 0 p N Z U U � 0 r 0 O o 0 O 0 N O U b m o o O o 0 0 0 O 0 0 N p U ° m o 0 m 0 r N o O 0 O N d m i O O 0 o o 0 o 0 o o 0 o o 0 0 O O O 0 0 o 0 0 0 o o 0 o o O � O O 0 0 0 0 0 0 0 0 0 0 0 0 0 O O O 0 0 0 0 0 0 0 0 0 0 0 O N wa N LLa ar 10� wa >o E ii a p N OU p z p � E K �A 196 O O d O O N O O O U o 0 0 0 p o 0 N Z O O O O O O O O U O O 0 0 m U o 0 0 0 � o 0 0 0 0 r N O O O U o 0 b o 0 Z QO O U o 0 ° 0 o 0 0 m 0 r o 0 N O O N O O O O a N 0 0 M O O wx a o 0 N LLa o O 0 o o on o 0 a o 0 0 0 mo _ o 0 ra w o 0 m n >o 0 0 a o 0 ii 0 0 N p O O O O N O O O 0 O 0 OU 0 0 o 0 0 0 0 0 p 0 o 0 0 z o 0 0 0 p o 0 O O E w � � x N M O O N O 2 W W (0 U c 0 N a� a 0 2 LU LU m U 75A-197 WE 9 O m a N (7 O O N 0 Q 2 LU w_ M U c O N O O 2 LU w_ M U N : q ,yo :t�l ,m umi OI �m 1 m 1� N m n M O m �O ' m a N ,o 1 N t"1 O U fpm q Irym 'nm:I m r_N W O q Im N I, V N O m m I. ; W m ry q O Mn IMm Ivry mW O N m m m N n 0 'N Z O jm Q m v U m N N N O m M ._..f-. .... N N q IN I N m W n m O m iN IN m 1 N IN I �m N `N YI m N 1+ wa 1N o 1 o �m y jm G N 1 N 1 1 O m IN 1m ar o 10 �m a IN �m NM m N N C xa o 0 0 W a a_ m ' ' 'N m d 1 1 INLL �N NO m �m e m O N m N o O m m 0 1 m O N in in I O m N IYI �m O o u w m Id m O w Q �W O U :7 _ n 'YNI 'M N u Q IN 'm ,po �mm no U m m N �m 1 N O � 1 'n 1 2 m O OI Q a o p o �O m m �o o � m N O U m Iq Imq fVq N n 'rym 'mm n'O m m 'm n N m e N O U O'm'(I r'ff n Z N q m m ,1 N N Q-------------- MD p 0 r m N in m 'A Nii m N I. ONi O n e e a I IN IV th N 1 V I OI NN L� IN 'm 100 La o o 1 :o 1 1 In 0 n am LLLL 1 1 IN N �e 1 1 Iq 1 V e O N �O m IN I 1- LLr m 1 IN N 1� 1 11- Im OI yip xM m ;N m o �o �o 0 ,LLL a � 1 1 � O I YOI VOI u oa LL w 1 1m 1� 1 n m IN o m 1 Im 'f 1 1 1 to Im a o p Q th ; N 1 tD e O N m IN_ IM 1� IR p Im 1 �iO IN 1 1 N Om im o 1 U N M 0 N O 2 w w m U C O N i a cO G LU w U WE r 46 co a) m M 0- 0 2 w w_ U c O N N i O 2 W W a U O N O N C O i+ O w G N C6 � N O U a O O o O 0 o O O 0 O 0 0 O Z U N U m 0 r o 0 O 0 0 0 o 0 N OU 0 jp Z 0 o 0 O O U 0 m N Q � o ar 0 O 0 o 0 O O o 0 o 0 O 0 0 0 O O 0 0 d mo q N wa LL LL ar WLL w o 0 �o rn� LLLL m 0 o 0 o 0 0 o o 0 0 0 0 O O 0 o o 0 o � 0 0 0 0 0 0 0 0 0 0 0 0 O O 0 0 0 0 NO N O U 0 Z C9 p � fm o 5A '200 1 O 1 N , Z , 1 O l0 �O O U a a' a I 1 N , N O O 10 �O O Z , N O U 0 m I 1 � S to to S N o I to 1 to O N O 10 10 O � I 1 a , 1 , O 10 'O O ,pN O 0 O O wa o 0 0 0 1 c N a I 1 o to to 0 1 O 10 �O C 10 'O O t� WLL a O o �o 'o 0 a a � , ' >o 0 0 0 0 am o o 'o 0 0 0 0 0 0 NO o 0 0 0 ti o o 'o o �o 'o 6 0 1 1 O 10 �O C 1 1 ,`o F U WE N M O O N O 2 W W (0 U c O N N i 0 O 2 LU w (0 U O N O N C CO C w 0 N M O O y O O N O O O U o 0 O Z v o 0 � U o 0 0 0 m a N U o 0 w o 0 r o 0 N pU O o o 0 0 0 0 pj o 0 N p o 0 p o 0 0 0 o 0 0 m o 0 m « r o 0 N o O 0 O N O O a O O wa o 0 cN rn� LL LL 0 0 o 0 ' 0 0 0 WLL o 0 m v a_ _ �o rni LL a 0 0 NO o O 0 O ul o 0 0 0 0 0 O o 0 U o 0 0 0 0 0 Ox o 0 0 0 z o 0 0 0 (7 0 0 p o 0 � o 0 0 0 O N O � N O N f U O i5A-2 1 O 1 N , Z , 1 o to �o 0 U a W � 1 � N O o to io 0 r i , � N O O 10 �O O -------------- N O U 0 m 5 I 1 I 1 N o to to 0 N O 10 10 O � I 1 a , 1 , O 0 O O wa 1 OIL O 10 'O O I 1 0 10 10 0 1 T O 1 � 1 10 N O 'O O 1 1 1 Ox o ,o 0 0 1 1 �O F U G7 WE N C 9 i N M LD O N cO G w W m U c O N N 0 2 w W m U gr, n n v N O �M mm �m,mn _FN I Q I I N Z � V N III I U N pOi I N O I� I U W �m Ism mYI Imm o r m I'p IN n -km N U o �m Ism m,n ImM N Q W I I M IM N f a -k hN N I � Im I M m N wxa o to cN I � Im m� M IN LLa a �m -k o m Im � o a r v i m Im ,p 1 of _kN N` N In WLL N a_ o to 1 -k 1 O IN j0 m a m IV m LL ro i of IN -k N n �m N IV Q m m IN O 10 m to m ly Q cJ O IN m I m m 1 fn0 -k 1� N IN Z 1 N IN 1 O LL � ly N If0 ;v rnrn 75 - 02 F j 06 C, r O�R,O,W�W,W N Q Q;N,O,Q N O E c m In m v'v'� In � Q W M,W,N,W,O,m C_ y ICU r m IWI I IVI NINIMIWINIO M N T � MIMIOIWINIQ I� J WImIWI�IMIM M m �p WIOININ n WI�IMI (n V I I I I I I I I I -------------- N Q T INI IVIN Y N NW I W Im 11pIM,N >N �IOIMIWIM'M O c; v m• m •._• d. N m. YO.co =:m:O. o m co N d.O•�.�•T• m: WE 41 N M O N O G G c W 0 W U E i O w \m � a O F 2 W Q W i a a 0 0 a 3 a a °? F- Q a `m a` Z of of of of O � o. U o Io io ;o Io �o C N 10 IN 10 10 ,Q H � m IW IN Im IW ,C (n � IQ Ir IC Im 'm --F--h--r--F--F-- U o Ioo Io Io io ;m Im I Im Z O U ^' `o m Ic Ic �v Ic Ic N J pI; Q1MI ❑ _ V • d � N 1 �+ W IW ym Im Im Im (n N IN ,N IN IN IN I y o Io 'o 10 Io to o to ;o to to Io I 1 I C) W Im ,m IW Im Im U O IO 'O IV IO 10 O 10 'O 10 10 10 O 10 ,O 10 10 IO I 1 I m Im m Im Im Im (n N 1N ,m 1N Im IN m ID C=I O IO 'O �O ID IO 10 CD O 10 ;O 10 10 IO I 1 I w Iw w Iw Iw Im ,m Im Im IW O o 10 �o 'W 10 io o to ;o to to Io I 1 I __� coo It�p m Im Im Im m Im ;W IW Im W = o Io 'o 10 Io io o to ;o to to Io I 1 I i o io o to io Io ❑ o to ,o to to Io O IO 'O IO IO 10 o to ;o to to Io I 1 I __m IT, m IIT,m Im iOmi ry r Ir ,r Ir Ir Ir o Io 'o :o Io io O 10 ;O 10 16 IO I 1 I wI __�-- 1 m IW m Im Im Im W pr Ir ,r Ir Ir Ir m Im ,m IW Im Ico J O IO 'O O IO 10 o to ;o Io to Io I 1 I 1 In Im w im Im i m r Ir cMo IcM0 ;m 1in ItM w o o Io ;o io Io Io i N 10 N Im IN 1N ry M 1IM ,M IM IM IIM r O 0 ,O 10 10 O N IN 'N 1N IN IN o to ;o to to Io I 1 I In iW--m - i m I W {m mm Imm �v IQ IC v WM IWM ,m IM W Im Im r IM IIM IM o Io 'o �o Io to ID to ;o to to Io Tm''m'4m ❑ m 'm 'm 'm 'm 'm 'c c; c p 7 Q C7 A-103 II .. >. a) G1 W w L N f6 cG/ C 0 0 fY6 al L6 ON y� T y N C 9 i N M LD O N 0 GO G LU w_ U c O N N 0 2 w W m U N m m O m0 �m0 of � of I O O 0 Z O 10 O 10 -k V M IM I p o to a N a o �o N kN Im 0 U m N p NN IN m m r - M -k m m N O U m to m O N N m Z m m (7 1 M _L N O U 0 m I I IN N f N IN N N N I O 10 a -k NN N I N IN I W d O 10 -k j N I I N rn2 I LLa I O V V 2 F 0 N IN d O 10 -k b0 1 N IN N N I N ula m a_ o to 1 1 1 1 �0 _ m� 1 LL 4 1 -k 1 N m m O 10 O 10 O m m � 1� U 1� N IN -k 1 N 1 m 0 ly 1 pj 1 1 O M IM o to U Z� :Zn 75A-204 WE N C 9 i N N f6 0 LD O N i ate.' o f6 O 1 LU LU W N 0 U D � C O N J GO iMU CIA� ILUW �n �N 1 1 O n IM Oly Op 'O ly Op O z� 10 00 '000 Ip 'OD O 1 � 1 1 � V m IV OM OV IYI Op OI U� Ip 'OD 100 10 'OD O a m I,p ply IN N U f0 ov Im m IN �o IN m 'm Ip. Im lom m Im � 1 �M IN � N 'O O oV I1. IONI IO fO �V m n -- N O U 0 m I Iry I � O i0 10 Imp i0 100 N LL~ O �O 1 10 IN �O I IN I I 1 I'A I� I O NN m Ip ,V IDO Im 'O� V WLL O �O 'O 1____ 1 1 I ____ ____1 I. ____ 1 � I.____ j m r N LL LL m 1 1 1____ IM 1 I ____ ____1 IN 1 1 I. ____ IM Im � I.---- ,v ,Op N ry 'OD N 1 1 1 1 1 , u1LL a o �o 'o ;N Io ; o � a 1 1 I 1 1 I. 1 - 1 1 O1a 1 1 LL I 1 1 y I I 1 y N OM IOM Iy0 'OM IOV Op 1cO IOM Imo 'O'A OI N OD IN Im 10� O n m ONi Ilh 1 IN 1� I� �m IN 'YmI 'N Im 1 IN 'th IM �4' '00 m O IN m m m 1 1 Im IN 1 �n Im m m 1 1 Im Im ;c0 ;u om N m N x O Z m IN m p o �o 'o p ri 1 1 1 1 U' O ` ' ;mi Io ;,L o 1 1 v �` co in I I� I iN m M n N p] N IM jm II=, I� 'm Z m ---- Im L---- I- I - ---- L---- L---- - - - -- �m 'O- MI `w ;e9 '� F J a ; c� T .26 WE N C 9 i N (7 LD O N GO G LU LU (0 U c 0 N O 2 LU LU M U N t! Ld 2 1 1 O I� 1 ly O ly O p 'O 1 y O p O z� 10 00 '000 Ip 'OD O 1 � 1 1 � V m IV OM OV IYI Op OI U� Ip 'OD 100 10 'OD O a m I,p ply IN N U f0 ov Im m IN �o IN m 'm Ip. Im lom m I�p � 1 �M IN � N 'O O oV I1. IONI IO fO �V m 'N N O U 0 m I Iry I � O i0 10 Imp i0 100 N LL~ O �O 1 10 IN �O I IN I I 1 I'A I� I O Nm NN m m IM Ip �N 1 N ,V IDO IM Im , N 'O� N V WLL 1____ 1 1 � 1 1 1 � j m LL LL m m 1 1 1____ 1 IM Ip � 1 �N ,f ;Om 1 1 1 IM Im � ,N ,Op N ry O� I 1 1 , In ;Np Ig IM �0 N a ;m o � a 1 1 I 1 1 1 - 1 1 O1a 1 1 LL I 1 1 y I I 1 y N OM IOM Iy0 'OM IOV Op 100 IOM Imo 'O'A OI N OD V In IN 1� Im I'O 10� 10 O � m ONi 1 IN 'N �m IN 'YmI 'N Ir- 1 IN 'th IM :4' '00 m O � m m 1 Im IN �n Im m m 1 Ib Im ;W ;u om N m ry x O Z 7 m O O �o 'o 1____ 1 I 1 ____ ________ 1 1 � ____ 1 1 m01 m j IM'v �j r 'n I'n to to Im Im Z Im p I to V'�" m 'zm v w n o WE 9 G N (7 LD 0 N 0 GO G LU LU R U C 0 \N 0 2 W W R U O N O N ,Nn U m ,? O o Im O N O IN N Z O IN O 10 -k 1 m Im c Im 1� T p N O m IN q 1� n Imm -k N m INn n 1 _L N O 'ViN 'm O ,M IN O N m Im 1 O 1 Irpj a -k 1 m XLL W p 10 1 th -k j N 1 1 N OIL 1 1 LL d 1 -k 1 LLr o to 10 r m a a_ o to I I �o rn� a LL I I -k N 10 I DOI IM � ND IYNI � 10 O 10 O In -kN O _ 10 N Im m IN Z m In O Ip -k O O IQ m ci a o OI � N , OI ai m 1 O 1 ' ,NO ,N N N Z 1 1 1 'N , 1 N N U1 ,N 10 N a 1 1 1 �O m O 10 _ Im mN o O O 10 'ON 'O. IN O r O 1 IN N U 1 1 roo im vir O m 1 ,N Ipj N IN m N Z i -- �O r O N 'NN NN r O i0 Im I� N , 1 1____ 1 1 , 1 ____ ____ d N N 1 3 LL LL O p 1 1 ' 10 Ip , 1 i0 IM N q O � O p Ip ,n Im m LLr p Ip 'o �0 0 o 0 1 to o �m p m y,p im wLL o io �M io 0 T O vr a_ ---- 1 1 , r____.____ n _ �a I 1 1____ 1 , ____ 1 , 1 1 �Q IM U i'o 1 1 'N IM ,m O 'N ry Z 1 1____ 0 , ____ 1 N Q 'O. R' 10 1� YI 'O m w N •- � E ' re m a WE N M (0 O N O 2 LU W (0 U C O L 0 O 2 w W (0 U O O O N V V N 1 1 1 1 , 1 �o Iv o m a m T 1 , o0 �o n ig O------------------- 10 Ir r , �o ;r n N O U 1 o Im m m 1 ,o Im IN of N Z ------------- O O N p �o 0 ,o 0 'A q o O to i O I I 0 I O I m ft N° O i0 10 Im � , 1 O 10 O O I I ,O O m m NN ;m m 1____ 1 1 , 1 ____ ____ j N N ' 3 Q � O 1 1 1 10 , 1 �O ;m m 1 , 1 'mom oo to ;oo im T � a_ 1 1 ' , 1 m o 7 a � 1 1 1 , 1 N 1 , 1 1 1 1 ,0 IM Im , 1 Nj m v im 'o im m U' 1� • LL L• GL GG GG G• `w N N q `oa p a N U a U 0 :76A- i K `o m N J 3 0 a 0 C N Q s W O CO O O N M O O N O 2 W W (0 U c O N a� a 0 2 W W m U C a E a E W E l+ a D a Q y o > y O 5A-209 N M O N a GO G W W (0 U C O N N 0 O 2 W w m U V O Ip Ip IO IOO m Oo I1- I IN IN � N � I� Im IN (n O I I IN I O Im IN I� 10 O 1 I I O I I I I I LL O I I I d N 10 10 10 j0 U M 1110 10 Q V 16 16 1O i0 m p10 10 10 10 O in N c 3 m � d rj O N O O M N O O T N 0 P N � � Y T O N t d O� n Na a T N � N c ^ 6 N L N =� c = a N c O U y:+ W N m _ c w `ca i O � c m ? Gl 'o T N d C T N ° o E i N N O U m O r cC E N = 0a • i( U j N 7 C C Q T C 0 O U a� m c m O M N � N 0 O ' N N -a N N N (0 d w 0 o m =o m w d L T O M W 3 o - (0 O T m � C Un O o co m rr N M m O N O W U .N N m M Q a T C O of C O m N Q N CU T C O iY C O 0 N Q a T O m 0 w N O N c O N a N Q - > -p � w mu U N L U A)O a p H N 2 d C � U Q 0 w m O O H a m NcuU �t ._m ¢ J! o > 75A-211 V rs 9 N M O N 0 O 2 W W m U c O N N O 2 W W m U OD I ;o ;o ;o ;o > P ;M ,o:— ;N :N 'o 'o 'o 'o 'o 'o 'o :- ,m:- :r 'W ,N'W ,�;o :r 'M''''''''''m''m'''O ',m �N ,�T ,O ,O ,O ,O ,O ,O ,O ,N ,m ,N ,M- ,O ,M ,O ,N ,W ,m Z ,m ,N ,N ,W I I I I I I I I I I O I ,O ,IM ,O ,O ,O ,Q ;� ,W ,O ,O ON O ,O ,O ,M ,N ,N ,YI ,V ,M ,O ,A ,N , ,Yl W I ❑ I I I I I I I I I I Jo Jo Jo E E E 01 W W W W c c c E m m m m m m 0 ; 0 ; ; F- ; � ; F- ; ; ; ; ; ; E 'y '� 'U 'U '" '" '" '" '" E E E ;F ;F ;F ;F- ;DI ;D ;D� ;D� ;>o ;>o ;>o ;>o ;J ;J ;J ;J ,J O � O � O 0 � ,05 ,of ,0 , 'O 'O 'O ....... b... b... b... b... b... b... b... b... b... b... b... b... b... b... b... b... b... b... b... b... b... b... b.. d m a m m m m m m m m m n n a ¢ E ;,c ¢ ¢ F--; F- F— , F— , F— ; F- ; F- , F— ; F- m m d d m m m m m m m , N � , 0 , 0 F' U ;O ;O ;O -21 WE M N M O O N O 2 W W M U C O N a O 2 LU W_ U o 0 y O O N O O O U o 0 0 0 p o 0 N O O Z O O O- O O O = O O O O p o 0 0 0 N U o 0 0 0 75 o 0 0 0 0 r N O O O U o 0 b o 0 zo 0 Z U o 0 ° 0 o 0 0 m 0 r o 0 N o 0 N O O O O a N N N O O Wa o 0 G N pm O O LL d O- 0 O 0 ar o 0 0 0 mo 0 0 wa o 0 >o 0 0 rn� o 0 LLa o 0 0 0 N p O O O O N O O O 0 O 0 pU 0 0 o 0 0 0 0 0 � o 0 0 0 Z o 0 0 0 C7 0 0 p o 0 � o 0 O O � o w i N X V5 ►-213 o 0 w O O N O O O U o 0 0 0 p o 0 N Z O O O O O- O O O U O O 0 0 N U o 0 0 0 � o 0 0 0 0 r N O O O U o 0 b o 0 m o 0 z O N O O O O ° 0 o 0 0 m 0 r o 0 N O O N O O O O a N N N O O N M O O wa o 0 N LL d O- 0 O 0 on o 0 ar o 0 0 0 mo 0 0 ul a o 0 >o 0 0 rn� o 0 LLd o 0 0 0 N p O O O O N O O O 0 O 0 pU 0 0 o 0 0 0 0 0 pX o 0 0 0 z o 0 0 0 p o 0 a O O O O o � y � x 1 N M 0 N 0 O 2 LU LU M U C O \N cO G LU LU M U M m O N N V 'm 'm p Q 1 Q o N o o m 1 2 U p0 o � IN ;p IN O 1 , 1 'm N Q Q If0 IN N 'O N O 'nN IDm 1'(I Qt+i o r :----------- ui ' , ' 1 'm ' a Om t7 If0 N O m OI (VN Ism stm z ;N i ;m i ' 'm 1 m Q b o ,o ,o ,m o ,o •• o w jm 7m jm jo m 10 i,p(1 10 10 N N 00 N i0 i0 i0 � , IN NN 1 1 IV 1 V jN N Ila N Im 1 If IOI 'm , �O 'o 10 'o ',° 'O 'O m 1 1 1 r m T H ° 1 1 im , 1 m mo m� YI N LLd ;YI 1____ 1 ____ , 1 N N O 0 IN DM 1� IV O n 'Np 10 O O 1 1 , 1 O00 n N ;0 1 IV Im 1� 1 1 1� , 1 m N Q 1 If 1 1 Im , , 1 m Q _ _ L LL 1 L• LL LLL LL LLL LL L• m Q 7 - 14 WE M N M O N O 2 w W m U m O l0 C o W ,_ C O N 4 y Q > O a o W J 0 cz N O O N W U N N 'L W N 1 1 io Z Q o Im �o Im O I� O O 10 N ____I ____ V O ' ' U _ 00 1� 'N ly IN V O Q 'O O y 10 'p Im O � 1 1 U 0 O (O Vfl W O INN ,O 10 1'A r , 1 -- -- I(O ,m IN m O 0 N U m O INN �(O 10 Im Vm ------------------------ 'm o N 6 o w 7m jm jo 70 O a� f ON IN N O i0 I I o 00 IO IN IO i0 N N LL i � � o N ON 1 1 to 'o 'o 0 jN xa W oo 'o m 10 'O 10 10 ' O o G N m rnm I � �m io _ W Im to W �p 1 1 xa '�O d Im ,V 10 10 ON IN N O IO N W xm W ci io 'o io io o >p LL 1 1 ' ' N Q O o IW 1 0 IN 1 ' ' 1 o O lr1 IN ,N 1 N m 1 1 � o ly 'm 1 (7 , 1 1 1 n Ir �m 1 O ` 1 1 w ¢ r a U W a W J /�-2 A 6-A '/ 1 rc u zo M N O r- m a N M O N 0 O 2 w W (0 U c O N N i 0 0 2 W w (0 U N `oU c ^� N U i L r L OI OI N � J E z m N a -21 0 O 0 N I 0 v I I I 8 E U M N M O O N O 2 W W_ m O U C-4 c O O N y 1 N 0 i 0 o 6 W E w Q U N M O O d O O N O O O U o O 0 O p O O O O N Z O O O O U O O 0 0 N U o 0 w o 0 r o 0 N OU O o o 0 0 0 0 pj o 0 Z N p O O p o 0 0 0 o 0 0 m o 0 r o 0 N o O 0 O N O O a N O O O O wa xa o 0 c N O1� O O o 0 _ 0 10 0 0 0 0 Wa o 0 >o 0 0 0 rn� o 0 d o 0 tl 0 0 O o O 0 O ul o 0 0 0 0 0 O o 0 U o 0 0 0 0 0 px o 0 0 0 Z o 0 0 0 (7 0 0 p o 0 � o 0 0 0 O N O � N O N f U O i5A-2 1 O 10 �O O 1 O 10 �O O U 5 r � N O O 10 10 O U o to �o 0 m o to �o 0 , N O O 10 �O O Z -------------- N p 75 I 1 r o to �o 0 N o I to 1 to 0 N O 10 10 O � I 1 a I 1 , NN O 10 �O O qN 'O O O O 1 OIL O 10 'O O I 1 o m o o to to ,o ,o 0 0 1 NO O 10 �O O m `0 1 ' o,m 1 10 N O 'O O 1 1 o ,o 0 0 px 1 1 �O F U E U M N M O O N O 2 W W_ m O U C-4 c O O N y 1 N 0 i 0 o 6 W E w Q U N M O O d O O N O O O U o O 0 O p O O O O N Z O O O O U O O 0 0 N U o 0 w o 0 r o 0 N OU O o o 0 0 0 0 pj o 0 Z N p O O p o 0 0 0 o 0 0 m o 0 r o 0 N o O 0 O N O O a N O O O O wa xa o 0 c N O1� O O o 0 _ 0 10 0 0 0 0 Wa o 0 >o 0 0 0 rn� o 0 d o 0 tl 0 0 O o O 0 O ul o 0 0 0 0 0 O o 0 U o 0 0 0 0 0 px o 0 0 0 Z o 0 0 0 (7 0 0 p o 0 � o 0 0 0 O N O � N O N f U O i5A-2 1 O 10 �O O 1 O 10 �O O U 5 r � N O O 10 10 O U o to �o 0 m o to �o 0 , N O O 10 �O O Z -------------- N p 75 o I to 1 �o 0 r I 1 N o to to 0 N O 10 10 O � I 1 a I 1 , NN O 10 �O O qN 'O O O O 1 OIL O 10 'O O I 1 o to ,o 0 o m o to ,o 0 1 NO O 10 �O O m `0 1 ' o,m 1 10 N O 'O O 1 1 1 Ox o ,o 0 0 �O F U 4) 0 Lol N M N W O O 2 2 w N w_ C U N o_ y m > � O cO " G w y w (0 U N N O O N O m �m nm 'nm N �N _F O O O O O O 10 N Z O 10 O 10 -k U I N IN o io r km N 0 U , a om ,om o r m I N 1 ui m km m m IN N O U N 1 O ON 1p 1° m Z m Im N IN _L O QO o �o I N Im N r N � NN N N I Q ,Q <O I N r� o to wa o to jN I e IQ «N m� y ly Q IQ LLd I� -k _ p 10 m N m Im dr N IN -k Np 1 N IN 1 W d O 10 1 -k m� N 1N ,La N IN 1 N Q Q O 10 O 10 m Im N N O N IN m m 1 n On Z M M m �m -k 1 Im O m �v � m 0 � U � -21 c O (y6 E w c m E E N Q k- j ry�N'W��W m Q a.a.a.a. Q O m r M m F N N'Yl'm'pQj'Yl C C �ry�ry� _gym Q � Q M:,b � C N J n � a � I I I I MI I Irl QIMIMINI�T o e � i OINIMIOI N � W NI�INININ (rp M � (n MINI I�IQ Hj I I I I (Q I I I I Q a Y Ql�lm m N N N Q I�iMlm W j W�r��IQIQ W QI IM •C• W OM: c• o• � p p•d•m•� m c•o• :O: a WE a a 0 N d J � a 01- n 'N 'Q m a` z Z U `p W A A T .T O io ;o �O .0 O IN 10 10 ,Q H � W IN y Q Ir IQ Im 'm = I I I I --F--F--h--F-- I U o Io 7o jo �o O I I() O I O, m M im iM IN 'm ' I Z U O' O' O' O' O m' m' m' m' m O w ;tp ;w ;w ;N O U =_ Q IQ ,Q IQ IQ U olo to 'o 'o W 1w 1W IW IW >`o •C• C 101 � O.o m.m. C7 cX_ C W LL N N N N N 'O 'O 2 2 1 �+ m y W I W I W 1 m o ;o to to 16 1 1 W m Im Im 1m m W Im IW 1m U O 'O :O �O 10 O 'O 10 10 10 O ,O 10 10 O 1 1 W m Im Im 1m (n N ,N IN 1IM I� :ID O !ID O 1 o ;o to to 16 Im Im U o ;o to to �o 1 1 i_ __�-- 1I=I II=I w ❑ co ;co im im �m o ;o to to o 1 1 0 0 to io 10 ❑ o o to to �o = N 'N IN IIN 1N �10 O ;O 10 1O0 O W A 1A IW jm ry r ,r Ir Ir Ir :ID O �O 10 O ;O 10 10 16 1 1 m m IW im 11m pr ,r Ir Ir r m ,m Im Im �m O ;O 10 10 16 m m Im Im +m r ,r Ir Ir r M M IM 1M 1M > W ;m Im Im 1m c 1� 1 O ;O 10 10 16 1 1 N N IN IN 1N ry M M IM IM 1M r O ;O 10 10 IF C9 o ;o Io to 16 1 1 1 m W IW 1W im Q �Q IQ IQ 1Q 1 m W IW 1W m r M M IM 1M M to Io o ;o to to lo m ''m 'Tm"'m''4W W 'C � ' O mJ C O E °;O In 's U 75�A-2 >1 a) al W L Z N d C >. � m C a`) O LU Q W Q O O W L6 WE 0 Lol N (7 0 N 0 O 2 W W m U c 0 N d 0 2 w W m U O U aim 'aim umi ;umi 'ui 'ui O 1 , m m a 1� ,oM joM Z 0 i Ii of 1 �m Im 1 V_ yy N IVI 'OM �O RI 10 '00 I�O m im a jai lai - m m 0 0 N IN In In N 0 U ON ION � p m m I m IYI IN I� F N iN iYI IYI -k m Im O 10 N �N O m m m Z ININ Y N L N Q O O O O as i aaa i may.• I 1 , o to Ivmi I,� � f N N O O OI I t7 O 10 10 ,O O 10 10 ,O O 10 ,m �m NN WLL O 0 'O 10 O �O 'O 10 I 1 - r----k I 1 o to ,m jm a O 10 10 10 y,0 O 10 Im ;m I �� 00 100 �O INO ula T o �o 'o io H 0 1 I 1 I rn� 1 I o d LL 1 I r ' r -k 1 O 1 �g Iv 00 1p0 m IN.INN. I . 1 'N IN r ' r -k 1 I OU N N 1 I 1 'Of Ith 1 'o Ip Oo I 0 1 � 1 N o LL O 1 O ' I00 1 Tv ;tea ;�v m m a U a$"�E W W' Z■ A V 221 IG 0 Lol N N m 0 (0 O N i r o m cO G 1 w w w N m U � c >_ (� J GO ww U Wm N(� Iw N CO d 1 d N N 1 v O om IpV ,ov IOM 2 u�io imp ,00 ioo ioo omio ' 1 , 4' 1 1 N 1 1 41 U OD I� 10� 1� '00 'NO IN '00 10 m O y 11� ly IN O, i O 'm VO O I� N Ir 1 M OO N Im fV r 1i° o , �m 1 Im 1 im ON 'm �O O O_ m 1 N In 1 M ''(I OO 1 N Im 1 O fV yl Z _ OOOOO 1 _ _____ _ 1 _ O N Q N o m 7 a '^ IN to ll.o 0 O m a iN (7 1 41 IV 10 im I I 4' I V 1 41 m N N H 1 o Imo 'oo 'o loo 0 K,, LL W O IN ,ry �o to m IN 1 'V Ip 1 j O r N LL LL 1 1 1 , 1 1 1 1 ar oo i�� rym �o ioo 0 N 1 1 V , 1 Ip 1 1 '°� xa o Imo ,00 to loo 0 W o Imo IN ,rym �o lo0 Ifp 0 O 1 1 'V 1 1 O1a 1 1 1 1 LL 1 r I w Iv 0t7 IOV 1 , 1 1 I I Ig d M IIv 'O'A IO10'(I N m MO OOI m0 M 100 IN I 1 m 100 IOf 1 o INO I� I m 100 I� I 1 o N O U 10 ,mo loo ,n n 1 1 Iv 'M ,v , 'oo 1 'o In 1 1 'oo x O Z N N 'O 'm0 'N '00 r V O 'O 'p 1O I Im O M •, i00 ,V IN ry SON !_ U' N 00 00 p '00 'N W N IT In0 M ,00 m ;0 Im O I m0 m� In IN 7o IV w ] yo IN- I, m 'n Z x V Im I` IV I 09 — J � ': �2 ~ U' m o ,• 5 IG 0 Lol N N m 0 (0 O N i r o m cO G 1 w w w N m U � c >_ (� J O T w G/ Y w m W m U N N CO d 1 d N N 1 v O om IpV ,ov IOM 2 u�io imp ,00 ioo ioo omio ' 1 , 4' 1 1 N 1 1 41 U OD I� 10� 1� '00 'NO IN '00 10 m O y 11� ly IN O, i O N Im fV r i____ 1i° o ,__________ �m 1 Im im ON 'm �O O O_ m I N In 1 M ''(I OO 1 N Im 1 O fV yl Z _ OOOOO 1 _ _____ _ 1 _ O N Q N o m 7 a '^ IN to ll.o 0 O m a iN (7 1 41 IV 10 im I I 4' I V 1 41 m N N H 1 o Imo 'oo 'o loo 0 K,, LL W O IN ,ry �o to m IN 1 'V Ip 1 j O r N LL LL 1 1 1 , 1 1 1 1 ar oo i�� rym �o ioo 0 N 1 1 V , 1 Ip 1 1 '°� xa o Imo ,00 to loo 0 W o Imo IN ,rym �o lo0 Ifp 0 O 1 1 'V 1 1 O1a 1 1 1 1 LL 1 r I w Iv 0t7 IOV 1 , 1 1 I I Ig d M IIv 'O'A IO10'(I N m MO OOI m0 M 100 IN I 1 m 100 IOf 1 o INO I� I m 100 I� I 1 o N O U 10 ,mo loo ,n n 1 1 Iv 'M ,v , 'oo 1 'o In 1 1 'oo x O Z N N 'O 'm0 'N '00 r V O 'O 'p 1O I Im O M •, i00 ,V IN ry SON !_ U' N 00 00 p '00 'N W N IT In0 M ,00 m ;0 Im O I m� In IN 7o IV w I�o Im yo IN- I, m 'n Z x V Im I` IV I � 09 — o J � 2,2�I/Qn//� '2❑ 0 c c 0 U m m c m O h N O w L N � Ol ... m C a w m N m a m 3 m m 0 mL N C Lol C7 LU V L N U O 2 W 1 w w w N m U C �+ J GO G w L W m w_ m U c w£ M Y c L 7 N 0 nn V 1 1 d 4' 1 g 1 1 4 CI O m IppV 'ov Ipt7 p' IpV z o loo goo 'mo loo 0 o In IN "n -V 1� In N o F 1 1 gat i8 1 v 'n m 18 Ipm 'o "� IpM 18 Ipm n 'n U Im INp 'm imp Ifppp Im INp m � IN � 1 p �m IYI Ilrmj O C N N U Im 'm f° In r N Im 1 �V Im 1 N °'• Im 7m Im I Im IN 7 Im L____ L____ L____ L____ u �N � s y 09 — � c«� � Nm � N N ~ N J L o �' (/iNyY�1�0 22 0' m �t -� N M V O O W I w w_ v N m U 7 c O �+ J % .a O T aI L w a'r w 0 W A U M +� L 1 1 v Id �w Iw Iw m z o loo Ioo Imo loo c 0 Ir IV1 I O' N Iy N T 1 1� � � 1 1� N Iv loo Iv Iv 'oo 'oo Iv loo r x U m Im INO Im IO10 I(�00 Im INO O m � 1 1 IN I 1 0 Im IN 1 1 1� OI N 0 U 10 Im m Ir N f N Im 1 IV Im 1 N � T N s 00 Im �O IO I'A w� n Ir Im jN IN I Im L Oc v '•-� o a '� v m vm F v U' 'rm rno Rio 7��—ZL 0 L N (7 (0 O N 0 O 2 LU LU R U C 0 N 0 2 W W R U N O O �O O o 0 o ,o N Z O 10 O 10 -k 2 N �N OO IOO U oo 'oo 1 V IV N p r -k N O N N 0 0 0 m o to O O N O O �O m O �O Iy �N ION o r N IN00 00 100 a -k d Id O� Ip0 NN �N xa oo ioo 0 0 w n 1M j N 1 1 N rn� 1 1 LL LL 1 � o 1 0o ioo ar o 10 M IM 1 %d O W O 10 of 1I+i I I jo am a LL I 1 -k N O O O O p N O 10 O 10 O 10 w I an O oo U oo loo I . n In I� O Z 00 100 p0 I V N IN -k I p N IN rn m rn ai m V R U 4 a R R 75A- 26 O O e N O 1 p 0 o 0 10 0 0 0 0 Z O IO 'O O O 1 10 ON ON V_ O IO '00 00 U o 10' ioo 00 1 p U o 0 10 0 �m N co r , N O 0 o Io 'o 0 z O , O O O N O r o 7o ION N N O i0 0 100 O 00 O O 1 10 �U 10 ON �N NN o ILa 10 1 poi ri j N N 1 LL LL oo 1 1 ,o ioo o � � 00 CO dr O 10 1 10 'moo ry NO N� ad 00 ,00 ��00 000 W a H O IO 1 1 1 'O � th � O 01 _ rn� I �a 1 1 1 O O N p 1 p 1 �p0 O N OD N O 1 �00 00 Z 1 �00 00 n 1 m e O N 1 m •-c A E u : u m v `oo a O F a �U LL N Q �� 0 L N M O O N 0 O W W p m al U 4) f6 o_ U / V' O 4 LU 4 W G/ N w 0 a` U N LO 'L O O V N O 1 p 0 o 0 to 0 0 0 0 N L O O O 0 O O O O O 1 N O U o 0 to 0 to ,N N 0 w 0 o 0 :o 'o 'o 0 r 1 , N O U o0 100 ,N N o o to 'o 0 Z o 1 0 0 0 NO m r o 70 �oN N N 0 7o o ioo 0 00 a , 1 00 i N� i00 1 i000 O00 j N G N mm � lL LL o 1 1 to 'moo o u 16 goo 00 00 2r o O O to 10 10 �N ON W CN NO N� 00 100 ��00 5.00 xm w o 0 1 0 , of , , 0 ri rna 1 1 ' O O NO N o 0 1 1 1 'o 0 ON p 'oN 1 �N on pN p 1 ,00 00 Z 1 ,00 00 p N jp 00 N N • LL L• LL LL j y C ? q « U U « U - o o `oa a O F a U e N Q U .7 _ E 0 N M LD 0 N 0 2 w w m U c O N 0 2 w w m U v m �m O v y U v �v Q m jm O O m m Z O 10 o to r I -k m im I U N IN pj I M o > " I� �v N v OI ,N N m V 1 N N 1 v O n IDV 0 Qom 0 IDm 0 IOV 0 Z oo imo �vo imo iNo � Ifpp Ipj IN 1 1 1 1 m 11� �N IN Im rG U W 10 �O 10 N m 1' �____ ____ ____1 1 y N O p m Im �m I<D Im o N Im IN Ip m r 1 1 -:_ Omm m N I�so In Imm In� I V Imm of Nm Imm Im I�m o Imm I m m o a mm Imm ca m to I� lyo I - O. ;oq a A ma vm ;Lm ;f ;a� w 3 'O K y m8 0 c c 0 0 U m m c m O N O w O N '0 N — Ol ... C a w m N m a m 3 a m 0 m` C Lol N (7 LD 0 N 0 O 2 w w U j C "6 O v+ m J i >. O_ 2 w V m a w m U N r-.: 2 ,N y m m V 1 1 41 4' 1 N 1 1 41 OI O IDV 0 '00 IOn 0 IDV 0 m Z o imo �vo im irvo 0 0 Ifp 1 pj 1 N a 1 1 1 1 m In �N IN Im r0 U N m :O 'O O 1 O A y N O Ci � "� m Im Im �N FYI lyl If0 IN Im N 1 I N1 Ip b O mlp InN 'Ol u�i I�H INN p� O OI N� �o IMm I�� inn lym Imm I o Imn Ism o o'O Imo Ind ImM ISM m to L- L4- L u N Ia O._ c 'a '=W �� A Na wm N '� �jAc. �6 O u J (7 " 'rno Ow 17SPA- 2 0 c c 0 U v m c m O N O w 7 N N N — Ol Y C a w m N m a m 3 m m 0 m` N C L N M O N 0 O 2 w w m U c O N O 2 w w m U e ;e OU o 0 n ,n N ,N p o jo o 0 o to z o to o to I I U e le m �m k o m m U q 0 o � Im 0 o io ,a m rn ;E ,j Q) D C J 4 y N m m Y 75A- 30 O tO ,o ;umi ;M ;uoi N N I I p o to ;o io to 0 T 1 1 e m IN m iN e Im In e m U ui I o I u N O 'Q N 1 1 • vv N m I m I N I mp N o N � Im I� 'm I'n le Im I I� O rn ; on ' d@ a ma E vCY w ' ; 'O K ,N (7 m o =p M N M O N O 2 W W y U 7 c o J > .0 O N 2 N WLU U N o p r m N 1 1 N p o o to to �o to to 0 0 to 0 0 1 1 �m v m m 10 IN IN IN m v Ir v e� m 1 IV 1 �m iv Im m N O O m Im m r Im N F N m 1 I(O 1 IN 1� O ----- wv � Im I I IN I O� m= cm �w F3 vm (7 m o '20 0 a x E D Z y� 12 0 A N C E 3 Z 4 3 Z C � N � N Q c 0 •� N 0 a v a a a O w E W C C O O O O 0 V Q Q Q N O a a c 0 LL m (6 7 C C Q T C 0 O U a� m c m O M N N 0 N M N 'a N — 0 u a w m N (0 a T (6 3 a m 0 m a� c Ee N �+j O O N Z O 2 w w N C U £a c o c � N w E a+ O N a Q y O C LU w Uv�i 75A-232 N M O N a GO G W W (0 U C O N N 0 O 2 W w m U V O Ip Ip IO IOO m Oo I1- I IN IN � N � I� Im IN (n O I I IN I O Im IN I� 10 O 1 I I O I I I I I LL O I I I d N 10 10 10 j0 U M 1110 10 Q V 16 16 1O i0 m p10 10 10 10 O in N c 3 m � d rj O N O O M N O O T N 0 P N � � Y T O N t d O� n Na a T N � N c ^ 6 N L N =� c = a N c O U y:+ W N m _ c w `ca i O � c m ? Gl 'o T N d C T N ° o E i N N O U m O r E 33 = O B Oa U j N 7 C C Q T C 0 O U a� m c m O M N � N 0 O ' N N -a N N N (0 d w 0 o m =o m w d L T O M W 3 o - (0 O T m � C Un O o co m rr N M m O N O W U .N N m M Q a T C O of C O m N Q N CU T C O iY C O 0 N Q a T O m 0 w N O N c O N a N Q - > -p � w mu U N L U A)O a p H N 2 d C � U Q 0 w m O O H a m NcuU �t ._m ¢ J! o > 75A-234 V rs 9 N M O N 0 O 2 W W m U c O N N O 2 W W m U OD I ;o ;o ;o > P ;M ,o:— ;N :N 'o 'o 'o 'o 'o 'o 'o :- ,m:- :r 'W ,N'W ,�;o :r 'M''''''''''m''m'''O ',m �N ,�T ,O ,O ,O ,O ,O ,O ,O ,N ,m ,N ,M- ,O ,M ,O ,N ,W ,m Z ,m ,N ,N ,W I I I I I I I I I I O I ,O ,IM ,O ,O ,O ,Q ;� ,W ,O ,O ON O ,O ,O ,M ,N ,N ,N ,V ,M ,O ,A ,N , ,Yl W I ❑ I I I I I I I I I I Jo Jo Jo E E E 01 W W W W c c ,'c E m m m m m m E 'y '� 'U 'U '" '" '" '" '" E E E ;F ;F ;F ;F- ;DI ;D ;D� ;D� ;>o ;>o ;>o ;>o ;J ;J ;J ;J ,J O � O � O 0 � ,05 ,of ,0 , 'O 'O 'O ....... b... b... b... b... b... b... b... b... b... b... b... b... b... b... b... b... b... b... b... b... b... b... b.. d m a m m m m m m m m m n n a ¢ E ;,c ¢ ¢ F--; F- F— , F— , F— ; F- ; F- , F— ; F- m m m d m m m m m m m , N � , 0 , 0 F' U ;O ;O ;O -23:5 WE M N M O O N O 2 W W M U C O N a O 2 LU W_ U o 0 y O O N O O O U o 0 0 0 p o 0 N O O Z O O O- O O O = O O O O p o 0 0 0 N U o 0 0 0 75 o 0 0 0 0 r N O O O U o 0 b o 0 zo 0 Z U o 0 ° 0 o 0 0 m 0 r o 0 N o 0 N O O O O a N N N O O Wa o 0 G N pm O O LL d O- 0 O 0 ar o 0 0 0 mo 0 0 wa o 0 >o 0 0 rn� o 0 LLa o 0 0 0 N p O O O O N O O O 0 O 0 pU 0 0 o 0 0 0 0 0 � o 0 0 0 Z o 0 0 0 C7 0 0 p o 0 � o 0 O O � o w i N X V5 ►-236 o 0 w O O N O O O U o 0 0 0 p o 0 N Z O O O O O- O O O U O O 0 0 N U o 0 0 0 � o 0 0 0 0 r N O O O U o 0 b o 0 m o 0 z O N O O O O ° 0 o 0 0 m 0 r o 0 N O O N O O O O a N N N O O N M O O wa o 0 N LL d O- 0 O 0 on o 0 ar o 0 0 0 mo 0 0 ul a o 0 >o 0 0 rn� o 0 LLd o 0 0 0 N p O O O O N O O O 0 O 0 pU 0 0 o 0 0 0 0 0 pX o 0 0 0 z o 0 0 0 p o 0 a O O O O o � y � x 1 N M 0 N 0 O 2 LU LU M U C O \N cO G LU LU M U M m O N N V 'm 'm p Q 1 Q o N o o m 1 2 U p0 o � IN ;p IN O 1 , 1 'm N Q Q If0 IN N 'O N O 'nN IDm 1'(I Qt+i o r :----------- ui ' , ' 1 'm ' a Om t7 If0 N O m OI (VN Ism stm z ;N i ;m i ' 'm 1 m Q b o ,o ,o ,m o ,o •• o w jm 7m jm jo m 10 i,p(1 10 10 N N 00 N i0 i0 i0 � , IN NN 1 1 IV 1 V jN N Ila N Im 1 If IOI 'm , �O 'o 10 'o ',° 'O 'O m 1 1 1 r m T H ° 1 1 im , 1 m mo m� YI N LLd ;YI 1____ 1 ____ , 1 N N O 0 IN DM 1� IV O n 'Np 10 O O 1 1 , 1 O00 n N ;0 1 IV Im 1� 1 1 1� , 1 m N Q 1 If 1 1 Im , , 1 m Q _ _ L LL 1 L• LL LLL LL LLL LL L• 7 - 37 WE M N M O N O 2 w W m U m O l0 C o W ,_ C O N 4 y Q > O a o W J 0 cz N O O N W U N N 'L W N 1 1 io Z Q o Im �o Im O I� O O 10 N ____I ____ V O ' ' U _ 00 1� 'N ly IN V O Q 'O O y 10 'p Im O � 1 1 U 0 O (O Vfl W O INN ,O 10 1'A r , 1 -- -- I(O ,m IN m O 0 N U m O INN �(O 10 Im Vm ------------------------ 'm o N 6 o w 7m jm jo 70 O a� f ON IN N O i0 I I o 00 IO IN IO i0 N N LL i � � o N ON 1 1 to 'o 'o 0 jN xa W oo 'o m 10 'O 10 10 ' O o G N m rnm I � �m io _ W Im to W �p 1 1 xa '�O d Im ,V 10 10 ON IN N O IO N W xm W ci io 'o io io o >p LL 1 1 ' ' N Q O o IW 1 0 IN 1 ' ' 1 o O lr1 IN ,N 1 N m 1 1 � o ly 'm 1 (7 , 1 1 1 n Ir �m 1 O ` 1 1 w ¢ r a U W a W J /� ' / 6A-23 rc u zo M N O r- m a N M O N 0 0 2 w W (0 U c O N N 0 0 2 W w (0 U 0 m LL 0 m 0 J tom _rr O I� IN Q) I I I O I I a I I I O 1 I = I I 1 I -IL O 10 10 m o 10 to cu 1 cu I co � I I O I I = I I O I I I I � I I � I I � I I I I O 10 10 I I I I I 3 1 O 1 E 1 a 1 1 1 1 1 1 I-- 1 I m 1 I ¢ I I H m 3 � W 1 10 1 la C 1 U I D E Z d m L a c c c O O O o o 0 0 0 0 E z m N a IYA E U M N M O O N O 2 W W_ m O U C-4 c O O N y 1 N 0 i 0 o 6 W E w Q U N M O O d O O N O O O U o O 0 O p O O O O N Z O O O O U O O 0 0 N U o 0 w o 0 r o 0 N OU O o o 0 0 0 0 pj o 0 Z N p O O p o 0 0 0 o 0 0 m o 0 r o 0 N o O 0 O N O O a N O O O O wa xa o 0 c N O1� O O o 0 _ 0 10 0 0 0 0 Wa o 0 >o 0 0 0 rn� o 0 d o 0 tl 0 0 O o O 0 O ul o 0 0 0 0 0 O o 0 U o 0 0 0 0 0 px o 0 0 0 Z o 0 0 0 (7 0 0 p o 0 � o 0 0 0 O N O � N O N f U O i5A-2 1 O 10 �O O 1 O 10 �O O U 5 r � N O O 10 10 O U o to �o 0 m o to �o 0 , N O O 10 �O O Z -------------- N p 75 I 1 r o to �o 0 N o I to 1 to 0 N O 10 10 O � I 1 a I 1 , NN O 10 �O O qN 'O O O O 1 OIL O 10 'O O I 1 o m o o to to ,o ,o 0 0 1 NO O 10 �O O m `0 1 ' o,m 1 10 N O 'O O 1 1 o ,o 0 0 px 1 1 �O F U E U M N M O O N O 2 W W_ m O U C-4 c O O N y 1 N 0 i 0 o 6 W E w Q U N M O O d O O N O O O U o O 0 O p O O O O N Z O O O O U O O 0 0 N U o 0 w o 0 r o 0 N OU O o o 0 0 0 0 pj o 0 Z N p O O p o 0 0 0 o 0 0 m o 0 r o 0 N o O 0 O N O O a N O O O O wa xa o 0 c N O1� O O o 0 _ 0 10 0 0 0 0 Wa o 0 >o 0 0 0 rn� o 0 d o 0 tl 0 0 O o O 0 O ul o 0 0 0 0 0 O o 0 U o 0 0 0 0 0 px o 0 0 0 Z o 0 0 0 (7 0 0 p o 0 � o 0 0 0 O N O � N O N f U O i5A-2 1 O 10 �O O 1 O 10 �O O U 5 r � N O O 10 10 O U o to �o 0 m o to �o 0 , N O O 10 �O O Z -------------- N p 75 o I to 1 �o 0 r I 1 N o to to 0 N O 10 10 O � I 1 a I 1 , NN O 10 �O O qN 'O O O O 1 OIL O 10 'O O I 1 o to ,o 0 o m o to ,o 0 1 NO O 10 �O O m `0 1 ' o,m 1 10 N O 'O O 1 1 1 Ox o ,o 0 0 �O F U 4) 0 Lol N M N W O O 2 2 w N w_ C U N O_ y m > � O cO " G w y w (0 U N N O O N O m �m nm 'nm N �N _F O O O O O O 10 N Z O 10 O 10 -k U I N IN o io r km N 0 U , a om ,om o r m I N 1 ui m km m m IN N O U N 1 O ON 1p 1° m Z m Im N IN _L O QO o �o I N Im N r N � NN N N I Q ,Q <O I N r� o to wa o to jN I e IQ «N m� y ly Q IQ LLd I� -k _ p 10 m N m Im dr N IN -k Np 1 N IN 1 W d O 10 1 -k m� N 1N ,La N IN 1 N Q Q O 10 O 10 m Im N N O N IN m m 1 n On Z M M m �m -k 1 Im O m �v � m 0 � U � c O E w c (6 E E V/ Q k- -24Z j ry�N'W��W m Q a.a.a.a. Q O m r M m F N N'Yl'm'pQj'Yl C C �ry�ry� _gym Q � Q M:,b � C N J n � a � I I I I MI I Irl QIMIMINI�T o e � i OINIMIOI N � W NI�INININ (rp M � (n MINI I�IQ Hj I I I I (Q I I I I Q a Y Ql�lm m N N N Q I�iMlm W j W�r��IQIQ W QI IM •C• W OM: c• o• � p p•d•m•� m c•o• :O: a WE a a 0 O. 'N 'V m a` z Z U `p W IA IA Im Im Q i0 .O .O .0 O IN IO IO ,Q H O W IN IW I'Q (q C lr IC Iw 'm = I I I I --F--F--h--F-- I U o Im 7o jo �o O IIO i0 10 ,W j M im iM IN 'W > Imo' ' I Z 6 O' O' o' o' o IT,'In 'm Q U =_ C IC IQ IQ IV U o1010 '0 '0 `o W 1w IW �W �w •C• C 101 0 Q � O.o � •m m.go-0 mm. C7 cX_ C LL N N N N N O 10 10 10 10 1 �+ m y W I W I W 1 m 1 I o 'o IO o to o ;o Io to 16 1 1 m m Im Im 1m m W Im 1 IW 1m I 00 'o :O Io to o ;o Io to 16 m m Im Im 1m N ,N IN 1IM I 1� I� O 'O IO O 1 o ;o Io to 16 m ,m Im Im Im 1� I� Io to o ;o Io to �o 1 1 IOo m Im Im 1coo m ;m ico ico �m o 'O Io o Io o ;o Io to 16 i_ __4-- 0 o Io io 10 0 0 10 l0 10 IN IN IN 1N IN ,,I'O O IN 10 O ;O 10 10 O 1 i_ _-- m ONi Im Im_41m r ,r Ir Ir �r 1 o 'O IO !O ID 1 O ;O 10 10 16 m m Im im 1c�o r ,r Ir Ir 1r m ,m Im Im �m o O ;O 10 10 16 1 1 m m Im Im +m r ,r Ir Ir r M M IM 1M !W m ;m Im 1m I ci ci I� o ;o Io jo 16 1 1 N N IN IN 1N M M IM 1M 1M O ;O 10 10 �O N 'N jN N IN o ;o Io to 16 m m I W I m +m V IQ IC IQ 1V m W IW IW m M M IM 1M 1M I o o ;o Io to o m'�'m �4 c'o' m ;� 'm 'm 'm m m 'm 'm N O 1I I(I I I(l I N '6 'O J r .-•; Y •- I(n N IJ� I•Ip N IH IJ UI I _m I I I 75A-Z In I = ui WE 0 Lol N (7 0 N 0 O 2 W W m U c 0 N d 0 2 w W m U O U aim 'aim umi ;umi 'ui 'ui O 1 , m m a 1� ,oM joM Z 0 i Ii of 1 �m Im 1 V_ yy N IVI 'OM �O RI 10 '00 I�O m im a jai lai - m m 0 0 N IN In In N 0 U ON ION � p m m I m IYI IN I� F N iN iYI IYI -k m Im O 10 N �N O m m m Z ININ Y N L N Q O O O O as i aaa i may.• I 1 , o to Ivmi I,� � f N N O O OI I t7 O 10 10 ,O O 10 10 ,O O 10 ,m �m NN WLL O 0 'O 10 O �O 'O 10 I 1 - r----k I 1 o to ,m jm a O 10 10 10 y,0 O 10 Im ;m I �� 00 100 �O INO ula T o �o 'o io H 0 1 I 1 I rn� 1 I o d LL 1 I r ' r -k 1 O 1 �g Iv 00 1p0 m IN.INN. I . 1 'N IN r ' r -k 1 I OU N N 1 I 1 'Of Ith 1 'o Ip Oo I 0 1 � 1 N o LL O 1 O ' I00 1 Tv ;tea ;�v m m a U a$"�E W W' Z■ A V 244 IG 0 Lol N N m 0 (0 O N i r o m cO G 1 w w w N m U � c >_ (� J GO ww U Wm N(� Iw N CO d 1 d N N 1 v O om IpV ,ov IOM 2 u�io imp ,00 ioo ioo omio ' 1 , 4' 1 1 N 1 1 41 U OD I� 10� 1� '00 'NO IN '00 10 m O y 11� ly IN O, i O 'm VO O I� N Ir 1 M OO N Im fV r 1i° o , �m 1 Im 1 im ON 'm �O O O_ m 1 N In 1 M ''(I OO 1 N Im 1 O fV yl Z _ OOOOO 1 _ _____ _ 1 _ O N Q N o m 7 a '^ IN to ll.o 0 O m a iN (7 1 41 IV 10 im I I 4' I V 1 41 m N N H 1 o Imo 'oo 'o loo 0 K,, LL W O IN ,ry �o to m IN 1 'V Ip 1 j O r N LL LL 1 1 1 , 1 1 1 1 ar oo i�� rym �o ioo 0 N 1 1 V , 1 Ip 1 1 '°� xa o Imo ,00 to loo 0 W o Imo IN ,rym �o lo0 Ifp 0 O 1 1 'V 1 1 O1a 1 1 1 1 LL 1 r I w Iv 0t7 IOV 1 , 1 1 I I Ig d M IIv 'O'A IO10'(I N m MO OOI m0 M 100 IN I 1 m 100 IOf 1 o INO I� I m 100 I� I 1 o N O U 10 ,mo loo ,n n 1 1 Iv 'M ,v , 'oo 1 'o In 1 1 'oo x O Z N N 'O 'm0 'N '00 r V O 'O 'p 1O I Im O M •, i00 ,V IN ry SON !_ U' N 00 00 p '00 'N W N IT In0 M ,00 m ;0 Im O I m0 m� In IN 7o IV w ] yo IN- I, m 'n Z x V Im I` IV I 09 — J � o i5'-A4 m U' m IG 0 Lol N N m 0 (0 O N i r o m cO G 1 w w w N m U � c >_ (� J O T w G/ Y w W m U N N CO d 1 d N N 1 v O om IpV ,ov IOM 2 u�io imp ,00 ioo ioo omio ' 1 , 4' 1 1 N 1 1 41 U OD I� 10� 1� '00 'NO IN '00 10 m O y 11� ly IN O, i O N Im fV r i____ 1i° o ,__________ �m 1 Im im ON 'm �O O O_ m I N In 1 M ''(I OO 1 N Im 1 O fV yl Z _ OOOOO 1 _ _____ _ 1 _ O N Q N o m 7 a '^ IN to ll.o 0 O m a iN (7 1 41 IV 10 im I I 4' I V 1 41 m N N H 1 o Imo 'oo 'o loo 0 K,, LL W O IN ,ry �o to m IN 1 'V Ip 1 j O r N LL LL 1 1 1 , 1 1 1 1 ar oo i�� rym �o ioo 0 N 1 1 V , 1 Ip 1 1 '°� xa o Imo ,00 to loo 0 W o Imo IN ,rym �o lo0 Ifp 0 O 1 1 'V 1 1 O1a 1 1 1 1 LL 1 r I w Iv 0t7 IOV 1 , 1 1 I I Ig d M IIv 'O'A IO10'(I N m MO OOI m0 M 100 IN I 1 m 100 IOf 1 o INO I� I m 100 I� I 1 o N O U 10 ,mo loo ,n n 1 1 Iv 'M ,v , 'oo 1 'o In 1 1 'oo x O Z N N 'O 'm0 'N '00 r V O 'O 'p 1O I Im O M •, i00 ,V IN ry SON !_ U' N 00 00 p '00 'N W N IT In0 M ,00 m ;0 Im O I m� In IN 7o IV w I�o Im yo IN- I, m 'n Z x V Im I` IV I � 09 — J � '2❑ 0 c c 0 U m m c m O h N O w L N � Ol ... m C a w m N m a m 3 m m 0 mL N C Lol C7 LU V L N U O 2 W 1 w w w N m U C �+ J GO G w L W m w U � c M Y c L 7 N 0 nn V 1 1 d 4' 1 g 1 1 4 CI O m IppV 'ov Ipt7 p' IpV z o loo goo 'mo loo 0 o In IN "n -V 1� In N o F 1 1 gat i8 1 v 'n m 18 Ipm 'o "� IpM 18 Ipm n 'n U Im INp 'm imp Ifppp Im INp m � IN � 1 p �m IYI Ilrmj O C N N U Im 'm f° In r N Im 1 �V Im 1 N °'• Im 7m Im I Im IN 7 Im L____ L____ L____ L____ u �N � s y U9 — � c«� vm � 7 J ;L o to-24 0' m N M V O O W I w w_ v N m U 7 c O �+ J % .a O T aI L w a'r w W A U M +� L 1 1 v Id �w Iw Iw m z o loo Ioo Imo loo c 0 Ir IV1 I O' N Iy N T 1 1� � � 1 1� N Iv loo Iv Iv 'oo 'oo Iv loo r x U m Im INO Im IO10 I(�00 Im INO O m � 1 1 IN I 1 0 Im IN 1 1 1� OI N 0 U 10 Im m Ir N f N Im 1 IV Im 1 N � T N s 00 Im �O IO I'A w� n Ir Im jN IN I Im L Oc v '•-� o a '� v vm v ;Lm mo Rio 75�R-24 0 L N (7 (0 O N 0 O 2 LU LU R U C 0 N 0 2 W W R U N O O �O O o 0 o ,o N Z O 10 O 10 -k 2 N �N OO IOO U oo 'oo 1 V IV N p r -k N O N N 0 0 0 m o to O O N O O �O m O �O Iy �N ION o r N IN00 00 100 a -k d Id O� Ip0 NN �N xa oo ioo 0 0 w n 1M j N 1 1 N rn� 1 1 LL LL 1 � o 1 0o ioo ar o 10 M IM 1 %d O W O 10 of 1I+i I I jo am a LL I 1 -k N O O O O p N O 10 O 10 O 10 w I an O oo U oo loo I . n In I� O Z 00 100 p0 I V N IN -k I p N IN rn m rn ai m V R U 4 a R R Q _ 75A- 49 O O e N O 1 p 0 o 0 10 0 0 0 0 Z O IO 'O O O 1 10 ON ON V_ O IO '00 00 U o 10' ioo 00 1 p U o 0 10 0 �m N co r , N O 0 o Io 'o 0 z O , O O O N O r o 7o ION N N O i0 0 100 O 00 O O 1 10 �U 10 ON �N NN o ILa 10 1 poi ri j N N 1 LL LL oo 1 1 ,o ioo o � � 00 CO dr O 10 1 10 'moo ry NO N� ad 00 ,00 ��00 000 W a H O IO 1 1 1 'O � th � O 01 _ rn� I �a 1 1 1 O O N p 1 p 1 �p0 O N OD N O 1 �00 00 Z 1 �00 00 n 1 m e O N 1 m •-c A E u : u m v `oo a O F a �U LL N Q �� 0 L N M O O N 0 O W W p m al U 4) f6 o_ U / V' O 4 LU 4 W G/ N w 0 a` U N LO 'L O O V N O 1 p 0 o 0 to 0 0 0 0 N L O O O 0 O O O O O 1 N O U o 0 to 0 to ,N N 0 w 0 o 0 :o 'o 'o 0 r 1 , N O U o0 100 ,N N o o to 'o 0 Z o 1 0 0 0 NO m r o 70 �oN N N 0 7o o ioo 0 00 a , 1 00 i N� i00 1 i000 O00 j N G N mm � lL LL o 1 1 to 'moo o u 16 goo 00 00 2r o O O to 10 10 �N ON W CN NO N� 00 100 ��00 5.00 xm w o 0 1 0 , of , , 0 ri rna 1 1 ' O O NO N o 0 1 1 1 'o 0 ON p 'oN 1 �N on pN p 1 ,00 00 Z 1 ,00 00 p N jp 00 N N • LL L• LL LL j y C ? q « U U « U - o o `oa a O F a U e N Q U .7 _ E 0 N M LD 0 N 0 2 w w m U c O N 0 2 w w m U v m �m O v y U v �v Q m jm O O m m Z O 10 o to r I -k m im I U N IN pj I M o > " I� �v N v OI ,N N m V 1 N N 1 v O n IDV 0 Qom 0 IDm 0 IOV 0 Z oo imo �vo imo iNo � Ifpp Ipj IN 1 1 1 1 m 11� �N IN Im rG U W 10 �O 10 N m 1' �____ ____ ____1 1 y N O p m Im �m I<D Im o N Im IN Ip m r 1 1 -:_ Omm m N I�so In Imm In� I V Imm of Nm Imm Im I�m o Imm I m m o a mm Imm ca m to I� lyo I - O. ;oq a A ma vm ;Lm ;f ;a� w 3 'O K y m8 0 c c 0 0 U m m c m O N O w O N '0 N — Ol ... C a w m N m a m 3 a m 0 m` C Lol N (7 LD 0 N 0 O 2 w w U j C "6 O v+ m J i >. O_ 2 w V m a w m U N r-.: 2 ,N y m m V 1 1 41 4' 1 N 1 1 41 OI O IDV 0 '00 IOn 0 IDV 0 m Z o imo �vo im irvo 0 0 Ifp 1 pj 1 N a 1 1 1 1 m In �N IN Im r0 U N m :O 'O O 1 O A y N O Ci � "� m Im Im �N FYI lyl If0 IN Im N 1 I N1 Ip b O mlp InN 'Ol u�i I�H INN p� O OI N� �o IMm I�� inn lym Imm I o Imn Ism o o'O Imo Ind ImM ISM m to L- L4- L - u N Ia O._ A � wm O u J 7 _ rno Ow i56' 0 c c 0 U v m c m O N O w 7 N N N — Ol Y C a w m N m a m 3 m m 0 m` N C L N M O N 0 O 2 w w m U c O N O 2 w w m U e ;e OU o 0 n ,n N ,N p o jo o 0 o to z o to o to I I U e le m �m k o m m U q 0 o � Im 0 o io ,a m rn ;E ,j Q) D C J 4 y N m m Y 75A- 53 O tO ,o ;umi ;M ;uoi N N I I p o to ;o io to 0 T 1 1 e m IN m iN e Im In e m U ui I o I u N O 'Q N 1 1 • vv N m I m I N I mp N o N � Im I� 'm I'n le Im I I� O rn ; on ' d@ a ma E vCY w ' ; 'O K ,N (7 m o =p M N M O N O 2 W W y U 7 c o J > .0 O N 2 N WLU U N o p r m N 1 1 N p o o to to �o to to 0 0 to 0 0 1 1 �m v m m 10 IN IN IN m v Ir v e� m 1 IV 1 �m iv Im m N O O m Im m r Im N F N m 1 I(O 1 IN 1� O ----- wv � Im I I IN I O� m= cm �w (7 m o '20 0 a x E D Z y� 12 0 A N C E 3 Z 4 3 Z C � N � N Q c 0 •� N 0 a v a a a O w E W C C O O O O 0 V Q Q Q N O a a c 0 LL m (6 7 C C Q T C 0 O U a� m c m O M N N 0 N M N 'a N — 0 u a w m N (0 a T (6 3 a m 0 m a� c Ee N �+j O O N Z O 2 w w N C U £a c o c � N w E a+ O N a Q y O C LU w Uv�i 75A-255 ATTACHMENT B AIR QUALITY EMISSIONS PRESENTED IN THE FEIR 13142-04 AQ & GHG Memo 7 5A-2 56 L'b► URBAN Table 3.4-7 Total Proiect Emissions Pollutant Emissions lbs/da CO ROG NO, PMip SOx Vehicular Trips 458.41 31.22 54.21 7.93 39.50 Natural Gas Consumption 0.73 0.19 4.39 0.01 0.00 Electrical Generation 3.03 0.15 17.45 0.61 1.82 Total Project Emissions 462.2 31.6 76.1 8.5 41.3 SCAQMD Thresholds 550 55 55 150 150 Source: Mestre Greve Associates, 2002. Table 3.4-7 shows that the total project emissions, specifically NO., exceed the SCAQMD Thresholds. Since the project emissions are above the significance thresholds, the project will result in a significant regional air quality impact. Long-term mitigation measures are recommended in Section 3.4.5. 3.4.4 COMPLIANCE WITH AIR QUALITY PLANNING The following sections deal with the major air planning requirements for this project. Specifically, consistency of the project with the AQMP is addressed. As discussed below, consistency with the AQMP is a requirement of the California Environmental Quality Act (CEQA). 3.4.4.1 Consistency with AQMP An EIR must discuss any inconsistencies between the proposed project and applicable GPs and regional plans (California Environmental Quality Act (CEQA) guidelines (Section 15125)). Regional plans that apply to the proposed project include the South Coast Air Quality Management Plan (AQMP). In this regard, this section will discuss any inconsistencies between the proposed project with the AQMP. The purpose of the consistency discussion is to set forth the issues regarding consistency with the assumptions and objectives of the AQMP and discuss whether the project would interfere with the region's ability to comply with federal and state air quality standards. If the decision -maker determines that the project is inconsistent, the lead agency may consider project modifications or F:\WPSHARE\one-broadway\Report\Section 3.0 s lit\Sect 3.4.doc 3.4-20 July 22, 2003 f5A-257 Appendix B Project Trip Generation Memo 75A-258 This page zntenfzonaljleft blank. 75A-259 OURBAN 260 E. Baker St. I Suite 200 1 Costa FPS , CA 92626 1 (949) 660-1994 CROSSrRC)ADS March 9, 2020 Mr. Mike Harrah Caribou Industries, Inc. 1103 N. Broadway Santa Ana, CA 92701 SUBJECT: LINE BROADWAY PLAZA TRIP GENERATION EVALUATION Dear Mr. Mike Harrah: Urban Crossroads, Inc. is pleased to provide the following Trip Generation Evaluation for One Broadway Plaza development which is located on the northeast corner of Broadway and 101h Street in the City of Santa Ana. The purpose of this workeffort is to assessthe potential changes in trip generation associated with the update to the uses proposed for the Project. The Project consists of the development of 402 multifamily residential dwelling units in place of 254,472 square feet of office use. BACKGROUND The Project is proposing to amend the General Plan Land Use Element to allow the development of residential uses (at the density/intensity proposed) for the One Broadway Plaza District Center (OBPDC) Specific Development District (SD) 75. Currently, SD75 allows for the development of a 37-story tower with 518,000 square feet of office uses, a destination restaurant at the top two levels of the tower, and residential uses are not currently permitted. The following trip generation assessment is in support of the proposed addendum to the Environment Impact Report (EIR). CURRENTLY APPROVED PROJECT The previous Project traffic analysis was prepared in February 2002 One Broadway Plaza EIR Traffic Impact Study, prepared by P&D Consultants, referred to as 2002 Traffic Study). The 2002 Traffic Study evaluated 545,124 square feet of office use within a 37-story building and surrounding rehabilitated structures, which are broken down by use below in Table 1. The Project also includes an 8-level freestanding parking structure with approximately 2,100 parking spaces. TABLE 1: CURRENTLY APPROVED ONE BROADWAY PLAZA LAND USE STATISTICAL SUMMARY Land Use Square Feet' Office Building 508,200 Rehabilitated Office 9,803 Retail 8,525 Formal Dining 15,915 Casual Dining 2,681 Total 545,124 Source: one Broadway Plaza EIR Traffic Impact Study, P&D Consultants, February 2002. 7 5A V O 13141-04 TG Letter Mr. Mike Harrah Caribou Industries, Inc. March 9, 2020 Page 2 of 6 The trip generation from the 2002 Traffic Study was calculated based on the Institute of Transportation Engineers (ITE) Trip Generation Manual, 611 Edition (1997) and the ITE Trip Generation Handbook — An ITE Proposed Recommended Practice (October 1998). As shown in Table 2, the 2002 Traffic Study concluded that the Project would generate 6,686 trip -ends per day, with 744 trips generated during the AM peak hour and 819 trips generated during the PM peak hour. TABLE 2: CURRENTLY APPROVED PROJECT TRIP GENERATION SUMMARY AM Peak Hour PM Peak Hour Land Use Quantity Units' IIn Out Total In Out Total Daily Office (Tower) 508.200 TSF 600 82 682 110 539 649 4,625 Office (Rehabilitated Structures) 9.803 TSF 13 2 15 2 12 14 108 Retail (Tower & Garage) 8.525 TSF 11 11 22 9 13 22 347 Casual Dining (Rehabilitated Structures 2.681 TSF 6 6 12 9 6 15 175 Formal Dining (Tower) 15.915 TSF 7 6 13 80 39 119 1,432 Total project 637 107 744 211 609 819 6,686 ' TSF=thousand square Feet Source: One Broadway Plaza EIR Traffic Impact Study PROPOSED PROJECT The Project is proposing to develop a mixed -use development with both residential and office uses at One Broadway Plaza. The Project requires a General Plan Land Use Element amendment to permit residential development within the OBPDC. The One Broadway Plaza building includes 518,000 square feet of office uses. Approximately 50% (254,472 square feet) is proposed for a total of 402 apartment units. Table 3 presents the trip generation rates obtained from the ITE Trip Generation Manual (10th Edition, 2017) for the proposed multifamily housing use and the remaining other office, retail, and restaurant uses originally contemplated. The ITE trip generation rate utilized for the multifamily housing is for developments located within City Center Core areas (as opposed to rates for developments within a general urban/suburban setting). The average rates for General Office uses located within City Center Core areas has also been utilized to estimate the trip generation for the office uses proposed in the tower, while the average rates for General Office located within general urban/suburban areas have been used to estimate traffic for the rehabilitated structures. The latest ITE Trip Generation Manual does not provide any trip rate data for Specialty Retail, as such, the average rates for the Shopping Center land use (ITE Code 820) have been utilized. Similar to the 2002 Traffic Study, an AM inbound and outbound split is not reported for the Quality Restaurant land use. As such, a 50%/50% split has been assumed for the AM peak hour, consistent with the 2002 Traffic Study. 13141-04 TG Letter 75A-261 L* URRAM Mr. Mike Harrah Caribou Industries, Inc. March 9, 2020 Page 3 of 6 TABLE 3: ITE TRIP GENERATION RATES Land Use' Units2 ITE LU Code AM Peak Hour PM Peak Hour Day il In Out Total In Out Total Multifamily Housing (High -Rise)' DU 222 0.08 0.14 0.22 0.13 0.10 0.23 2.16 General office TSF 710 0.43 0.07 0.50 0.07 0.36 0.43 4.30 General Offices TSF 710 1.00 0.16 1.16 0.18 0.97 1.15 9.74 Shopping Center TSF 820 0.58 0.36 0.94 1.83 1.98 3.81 37.75 Quality Restaurant b TSF 931 0.37 0.3 1 0.73 1 5.23 1 2.57 1 7.80 1 83.84 High Turnover (Sit -Down) Restaurant TSF 932 5.47 4.47 1 9.94 1 6.06 1 3.71 1 9.77 1 112.18 r Trip Generation Source: Institute of Transportation Engineers (ITE), Trip Generation Manual. Tenth Edition (2017). I DU=dwelling units; TSF=thousand square feet 3 Based on average rates for developments located within Center City Core areas. 4 Based on average rates for ITE Land Use Code 710 for developments located within Center City Core areas (using 253,728 square feet). Daily trip generation rate not available in ITE Trip Generation Manual. Estimated based on 10 times the PM peak hour. 5 Based on average rates for ITE Land Use Code 710. 6 ITE Trip Generation Manual does not provide in/out split for the AM peak hour; as such, a 50/50 split has been assumed. The resulting trip generation for the proposed Project is shown on Table 4. Pass -by reduction assumptions for the shopping center, quality restaurant, and high turnover (sit-down) restaurant uses are consistent with the current ITE Trip Generation Handbook (3 Id Edition, 2017). A 5% reduction has also been applied to account for transit mode share, consistent with other projects in the City of Santa Ana. As shown in Table 4, the proposed Project is estimated to generate 3,026 trip -ends per day with 261 AM peak hour trips and 325 PM peak hour trips. 13141-04 TG Letter 7 5A -LV 2 Loll URRAM Mr. Mike Harrah Caribou Industries, Inc. March 9, 2020 Page 4 of 6 TABLE 4: PROPOSED PROJECT TRIP GENERATION SUMMARY Land Use Quantity Units' AM Peak Hour PM Peak Hour Daily In Out Total In Out Total Multifamily Housing (High -Rise) (Tower) 402 DU 34 55 89 54 39 93 868 Office (Tower) 253.728 TSF 109 18 127 17 92 109 1,092 Office (Rehabilitated Structures) 9.803 TSF 10 2 12 2 9 11 96 Shopping Center (Tower & Garage) 8.525 TSF Pass -by Reduction (PM/Daily: 34%): 5 0 3 0 8 0 16 -5 17 -5 33 -10 322 -110 Shopping Center Total: 5 3 8 11 12 23 212 Quality Restaurant (Tower) 15.915 TSF Pass -by Reduction (PM/Daily: 44%): 6 0 6 0 12 0 83 -18 41 -18 124 -36 1,334 -588 Quality Restaurant Total., 6 6 12 65 23 88 746 High Turnover (Sit -Down) Restaurant (Rehabilitated ) 2: ..........................Structures.............................................:...........681......... ...TSF......... Pass -by Reduction (PM/Daily: 43%): ..... ..15 ............12 0 .......... 0 27...............16 0 ............10 -4 ......... -4 26...............302........ -8 -130 High Turnover (Sit -Down) Restaurant Total: 15 12 27 12 6 18 172 Transit Mode Share Reduction (5%): -9 -5 -14 1 -8 1-9 -17 -160 Proposed Project Total 1 170 1 91 1 261 1 153 1 172 1 325 3,026 ' DU =dwelling units; TSF = thousand square feet PROJECT TRIP GENERATION COMPARISON As shown in Table 5, the development of the proposed Project is anticipated to generate 3,660 fewer trip -ends per day with 483 fewer AM and 494 fewer PM peak hour trips as compared to the currently approved Project. This equates to a 65% reduction during the AM, and 60% reduction during the PM peak hours and a 55% reduction to daily trip -ends. TABLE 5: TRIP GENERATION COMPARISON Project AM Peak our PM Peak Hour Daily In Out I Total In Out Total Currently Approved 637 107 744 211 609 819 6,686 Proposed Project 170 91 261 1483 153 172 325 3,026 Variance 467 -16 -58 437 494 -3,660 ' Trip generation based on the currently approved Project per the 2002 Traffic Study (see Table 2). I Proposed Project trip generadon(see Table 4). 13141-04 TG Letter 7 5A-263 Loll URRAM Mr. Mike Harrah Caribou Industries, Inc. March 9, 2020 Page 5 of 6 CITY OF SANTA ANA VMT SCREENING As stated in the City of Santa Ana Traffic Impact Study Guidelines (September 2019), projects may be screened out from completing a full VMT analysis if they have the potential to reduce VMT/SP and would consequently result in a less -than -significant transportation impact. In other words, the project should have the potential to reduce VMT/SP and be consistent with the Regional Transportation Plan (RTP) / Sustainable Communities Strategy's (SCS) in order to be initially screened out. Projects located within Transit Priority Areas (TPAs) and low-VMT generating Traffic Analysis Zones (TAZ) have the potential to reduce VMT/SP and are consistent with the RTP/SCS. As illustrated in Appendices A and B of the City of Santa Ana Traffic Impact Study Guidelines, the proposed Project is located in a TPA and low-VMT generating TAZ. The Project is proposed to develop residential, office, retail, and restaurant uses. The mixed -use nature of the Project promotes low-VMT generation within the TAZ as well as the overall City. As discussed with the City of Santa Ana Planning Department, an increase of approximately 5,406 households is projected for the City based on the Orange County Transportation Analysis Model (OCTAM) from the base year of 2016 to the forecasted year of 2045. As such, the households proposed by the Project would be consistent with the growth anticipated in the RTP/SCS for the City. Orange County currently experiences a high demand and low supply of households in the region and the proposed Project would have the potential to serve the regional demand for households and is therefore consistent with the goals and objectives of the RTP/SCS. CONCLUSION Appendix B-1 of the 2017 Orange County Transportation Authority (OCTA) Congestion Management Program (CMP) identifies a change of three percent or more to the level of service (LOS) standard as a significant impact. The AM and PM peak hour intersection operations analysis are used to identify an intersection's LOS during the peak hours. Since the proposed Project would result in a net reduction to the AM and PM peak hour trips in comparison to currently approved Project, the impacts are anticipated to be the same or less than those previously identified at off -site study area intersections. Therefore, no additional traffic -related impacts are anticipated as a result of the proposed development that is currently being contemplated in addition to those previously disclosed in the EIR. If you have any questions, please contact me directly at (949) 336-5987. 13141-04 TG Letter 7 5A - n V 4 L#1 URBAN Mr. Mike Harrah Caribou Industries, Inc. March 9, 2020 Page 6 of 6 Respectfully submitted, URBAN CROSSROADS, INC. c + `� `; - 4�� Charlene So, PE Haseeb Qureshi Associate Principal Associate Principal 13141-04 TG Letter 75A-265 *f i1RBAPU 13141-04 TG Letter L#� VRBAN 75A-266 Appendix C Water and Sewer Studies 75A-267 This page zntenfzonaljleft blank. 75A-268 WATER AND SEWER COMPARISON rm, MOA ONE BROADWAY PLAZA Prepared for: CARIBOU INDUSTRIES, INC. 1103 N. Broadway Santa Ana. CA 92701 Prepared by., DMc ENGINEERING CIVIL • SURVEYING • PLANNING • CONSTRUCTION 18 Technology Drive, Suite 100 Irvine, CA 92618 949.753.9393 Derek J. McGregor, PE, PLS March 3, 2020 JN1262-05 TABLE OF CONTENTS �1019 zTel Bill" Ius] ilk II. CURRENT ENTITLED CONDITION..................................................................2 III. PROPOSED REVISED ENTITLED CONDITION.............................................3 IV. REFERENCES.....................................................................................................4 75A-270 I. INTRODUCTION The purpose of this report is to compare the current entitled water and wastewater demands for the reuse project titled One Broadway Plaza located at loth & Broadway in Santa Ana to the proposed revised entitled condition's water and wastewater demands. The current entitled project does not include a residential component and the proposed revised entitled project will include residential units. Multiple documents and data were reviewed in preparation of this comparison that included: Final Environmental Impact Report for One Broadway Plaza, City of Santa Ana Water and Sewer Design Guidelines, City of Santa Ana Transit Zoning Code EIR, the City of Santa Ana Water Master Plan, the City of Santa Ana Sewer Master Plan and regional generation factors. 75A-271 II. CURRENT ENTITLED CONDITION The property as currently entitled, consists of a mixed -use high-rise with offices & executive office suits and various other uses. The section below describes the current entitled demand for domestic water and wastewater service. WATER SERVICE There is a 12" water line adjacent to the project site in N. Broadway. Land Use Unit Water Demand Factor ttt Area Daily water Usage s uare feet d Mixed -use 0.09gpd/sf 518,003 sf 46,621 Notes: ttt Unit Water Demand Factor was taken from the City of Santa Ana Transit Zoning Code EIR (0.09 gpd/sf) As shown above current entitled water demand at the project site is estimated to be approximately 46,621 gallons per day (gpd). 1yJ/eFl I WJ/e11 I=I NM =I :AT/ [d M There is a 15" sewer line adjacent to the project site in N. Broadway. Land Use Unit Water Demand Factor tt Area Average Sewer Flow (gpd) (square feet Mixed -use 0.0765gpd/sf 518,003 sf 39,628 Notes: (1) Unit Water Demand Factor was taken from the City of Santa Ana Transit Zoning Code EIR (0.0765 gpd/sf) As shown above existing average sewer flow at the project site is estimated to be approximately 39,628 gallons per day (gpd). 75A-272 IIIIIIIIIIIIIIIIIIJ:Z6716194111NAT/1;y41l4.IIIII A44IM6].IQIII I M kiI The proposed revised entitled project consists of a mixed -use high-rise with offices & executive office suits and various other uses along with residential apartments. The section below describes the proposed revised entitled project's demand for domestic water and wastewater service. WATER SERVICE Land Use Unit Water Project DU, capita or Daily water Usage Demand Factor Square Footage d Offices Commercial 0.09gpd/sf (1) 259,002 sf 23,311 Apartments (High -Rise 110 gpd/capita (2) 440 capita (3) 48,400 Residential — 415 Apartments Total Proposed Revised Entitled Water Demand 71,711 Total Current Entitled Water Flow (46,621) Project Net Water Demand Pro osed-Current + 25,090 Notes: M Unit Water Demand Factor was taken from the City of Santa Ana Transit Zoning Code E I R (0.09 gpd/sf) (2) Unit Water Demand Factors was taken from the City of Santa Ana Water and Sewer Design Guidelines (110 gpd/capHa) (3) Capacity was assumed at 1 person per bedroom (440 capita) for the 415 apartments As shown above, the proposed revised entitlements daily water demand is estimated to be approximately 71,711 gallons per day (gpd). WASTEWATER SERVICE Total Peak Unit Water Project DU, Total Average Flow Land Use Demand Factor 1 capita or Square Wastewater Wastewater Footage Generation (gpd) Generation cfs �z1 Offices Commercial 0.0765gpd/sf 259,002 sf 19,814 qpcl 0.09 cfs Apartments Residential 127.5gpd/unit 415 units 52,913 gpd 0.25 cfs Total Proposed Revised Entitled Wastewater Demand 72,727 d 0.34cfs Total Current Entitled Wastewater Flow 39 628 d 0.18 cfs Project Net Wastewater Flow (Proposed -C u rrent + 33,099 gpd + 0.16 cfs Notes: (1) Unit Water Demand Factor was taken from the City of Santa Ana Transit Zoning Code EIR (0.0765 gpd/sf & 127.5 gpd/unit) (�) Peak Flow = 3* Average Daily Flow As shown above, the proposed revised entitlements average sewer flow is estimated to be approximately 72,727 gallons per day (gpd). 75A-273 IV. REFERENCES 1. City of Santa Ana Sewer Master Plan Final Report. Santa Ana: City of Santa Ana Public Works, December 2016. 2. City of Santa Ana 2017 Water Master Plan. Santa Ana: City of Santa Ana Public Works, January 2018. 3. City of Santa Ana Design Guidelines for Water and Sewer Facilities. Santa Ana: City of Santa Ana Public Works, March 2017. 4. City of Santa Ana Disinfection Guidelines for Water Facilities. Santa Ana: City of Santa Ana Public Works, March 2017. 5. City of Santa Ana Engineering CAD Standards Version 2.1. Santa Ana: City of Santa Ana Public Works, February 2010. 6. City of Santa Ana Transit Zoning Code (SD 84A and SD 84B) EIR. PBS&J, May 2010. 7. Final Environmental Impact Report for One Broadway Plaza. P&D Consultants, August 2004. 75A-274 EXHIBIT 11 75A-275 One Broadway Plaza Zoning Ordinance Amendment to Allow Residential Use Sunshine Ordinance Community Meeting -Meeting Minutes February 19, 2020 Original Mike's Restaurant 5:45 pm- 8:30 pm actual time of meeting (6:00 pm to 7:00 pm scheduled) 5:45 pm Michael Harrah was greeting guest and having one-on-one conversations prior to the presentation. Guests arriving were to Sign -in (see attached sign -in sheet). Twenty four- 20" x 30" Color Presentation Boards (see attached) representing the project with elevations, sections and floor plans were on display throughout the presentation area and guests were invited to browse, review the boards and ask questions while enjoying appetizers prior to the presentation. William Beaubeaux, the developer's architect, met the guests and walked several of them to the presentation boards and answered questions. 6:15 pm Michael Harrah, the Developer, officially opened the meeting and started the presentation. Michael shared his 30-year incredible history with the city of Santa Ana, past major projects that include OCSA, Historic Masonic Temple, Historic Original Mike's, The Pavilion, Ambrosia Restaurant, OCEAA, 888 Adaptive Reuse, 625 OC Register Site, Historic Twist Basler House and several other projects within the city. He shared the high lights, design and requirements for One Broadway Plaza. He also stated that One Broadway Plaza was an already approved project and received a certified EIR. This meeting was for information on an amendment to the SD to include residential. He described the project concept of "Mix -use" and explained the necessity of the residential component to the local community. He explained the better than half reduction of traffic from the previously approved project and the ratio of residents to office personal. He also stated that the added residential would reduce pollution by 30% and traffic by 60%from the previously approved project. The added residential would promote local Business, and substantially increase retail sales and tax dollars for the city, and increase sales for the local Downtown retailers.. The Client base would most likely be young professionals. "It's our turn for Santa Ana to be the ultimate Urban Capitol city of Orange County. To do good things for good people and help the less fortunate." (MFH) After the presentation, Michael Harrah opened the floor for a question and answer period. Comments, Questions and Answers from the presentation: C: Statement on local business on Main street, Various stores and restaurants in the downtown and how Santa Ana has a greater percentage over all of Orange County 75A-276 Q: Thank you for the visuals; curious of the separation of the affordable housing from the work force housing and will Section' vouchers be accepted in this project? A: Mike stated that the mix of affordable will be addressed but hasn't been discussed at this time. C: Please Refrain from referring Section 8 participants as drug users. Comments on the concept behind Section 8 and how the program is to help people get back on their feet A: Mike stated that he was not referring section 8 as drug users, he was quoting the previous gentleman's comment that we need to make sure that management has a process to avoid questionable residents. The process of inclusionary housing still needs to be discussed with the city. Q: There are many local artists and performers in the community. Will they be allowances or special rates for local talent to use the facility? A: Yes, Mike stated that he has a long history working with the community and artist groups and would be willing to work with them in the new building. Q: Will there be enough parking for residents, parking forthe theater and restaurants? A: yes, we will have a 2,400-car parking structure as part of the development. Q: What plans are made for community benefits? A: Yes, the restaurants and theaters will be open to the public as well as public plazas with water features Q: Is the residential a new request for the project? A: Yes, it will be an amendment to the existing SD. The Process is the Sunshine Meeting, Planning Commission, then City Council for review. Q: How are you going to pay for the project and why there's no longer the 50% pre -lease requirements? A: Financing is in place. C: Vince discussed the Development Agreement and the previous requirements that had expired with the development agreement, but because of the referendum the residents of the City of Santa Ana voted for the project, and this vote superseded the development agreement. The project is approved, the developer is now asking to modify the SD for residential. The purpose of this meeting is to present the residential amendment to the SD. 75A-277 Q: Will you get a tax break from the City for affordable housing? A: I don't know Q: What is the rent rate for the apartments? A: The rent rates have not been established at this time. Q: What is the rent rate for the low-income affordable units? A: This will be established by the City of Santa Ana housing formula. Q: Affordable Housing must be disbursed throughout the building. How is it that this project can separate the floors? A: Vince stated that this presentation is for concept of the added residential, the details of the mix will be discussed further in the process Q: Will there be incentives for the residents of Live/Work so they can stay within the building? A: That will be discussed with the different retail groups, but I am sure there will be workable to this idea. C: Haseeb from Urban Crossroads explained the trip rates for the building and how the reduction of trips was calculated. He explained the ratio of employees' verses residents for the same square footage and how the overall fewer trips are calculated for residents. Q: How many parking stalls are provided for the residential units? A: One stall per studio unit. And two stalls for two bedroom. Q: It's common in Santa Ana for a lot more people to occupy an apartment how will this be controlled? A: The management will control the number of occupants per unit. There will be regulations established for the lease agreements for the units. Q: Is there a plan for public Art and water features for this project? A: Yes, the design has several areas for public art and plazas with water features. Q: What are the plans for park space, are there locations for parks? 75A-278 A: The project is designed with large public plazas opened to the public to enjoy. C: Gentleman explained that his English is not so good, but the meeting is good and the place the public needs to express their concerns will be at the planning commission meeting. Most important thing is to work with the planning commission and the developer. C: "I live in French Park and added parking in this parking structure is greatly welcomed needed in our community. I think as neighbors, we work together with the developer. He is bringing great things to our city. It is time to work together to benefit from this project and to benefit the neighbors. I think it's a wonderful idea to have people live and work in the building. We need to work together." Q: How many extra parking spaces will be in the garage? A: 1,200. Q: Will there be special rates in the structure for teachers or provisions in the parking garage? A: Yes, we have already reduced the parking rate to school teachers by 50%. C: "Mike has cleaned up our neighborhoods and has restored and preserved more buildings in our downtown than any other developer. He has taken a lot of boarded up buildings and cleaned them up". C: "17th and Main progress is happening. Things are in place and helping the community; all which are scrutinized with the code. Yes, this is a great project." C: "The city has seen a lot of change. I won't deny that Mike Harrah has done a lot." C: I support exactly what he said, I am an Architect and fully support the live/work concept. This will add a new component to the traffic issue. A: Mixed -use is the future. Amazon is looking at this building as living areas for their employees and work just down the street at 625 N Grand, as well as live in the apartment and work in the building. C: "It hurts my heart that the poor people have to live on the lower floors or not at all in this building. Its good intentions. But how is the ratio determined. My humble opinion" C: "I would like to piggyback that comment. Housing is changing and market rate determines the rates. This issue will need to be examined." 75A-279 C: Vince stated that the market rate for inclusionary housing is based on 15%. Rate is determined by the income level of the county. Q: You mentioned that this is an amendment to the EIR. What is the process? A: We are now doing studies on traffic, air pollution, water and sewer. Once these studies are completed the City of Santa Ana will review the impacts with the existing EIR, a screen check and peer review and present the professional engineering findings to the Planning Commission and City Council for review. Q: We have a concern that the occupants will exceed the number the units are intended. We have 10 people living in one -bedroom apartments now. A: The Building Manager will be responsible to monitor the number of allowable occupants for each unit and will have the limit of occupants as a part of their lease agreement. Q: I have a concern of crosswalks. Right now, for many years, there has been a major need for a cross walk on Sycamore between Civic Center drive and 10th Street. Kids are crossing in unmarked areas and I have been trying to get the city to put a crosswalk there with no response. This is a very dangerous situation that needs to be addressed now. A: I agree, I see this problem every day and if I have to, I will paint a crosswalk for you. In closing, Michael Harrah thanked everyone for their attendance and interest in the One Broadway Plaza project. He is very excited to work together and make Santa Ana a better place for everyone to live, work and play. Meeting adjourned at 7:20 pm, last guest left at 8:00 pm 75A-280 EXHIBIT 2 LS 3.23.20 RESOLUTION NO.2020-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 ONE BROADWAY PLAZA PROJECT (SCH NO. 99101047) FOR THE ONE BROADWAY PLAZA MIXED -USE DEVELOPMENT PROJECT AND RE - ADOPTION OF A MITIGATION MONITORING AND REPORTING PROGRAM WHEREAS, Mike Harrah, representing Caribou Industries (hereinafter referred to as "Applicant'), is requesting approval of General Plan Amendment No. 2020-01 and Zoning Ordinance Amendment No. 2020-02 to allow the construction of a new mixed - use, 37-story residential and commercial development at 1109 North Broadway; and WHEREAS, the subject Property contains 4.34 acres currently developed with commercial office buildings and a vacant lot; and WHEREAS, the One Broadway Plaza Specific Development (SD-75) was adopted in 2004 as a result of interest in developing an office and commercial development within the Midtown Specific Plan District. The specific development zoning district for the site, which establishes land uses and development standards, allows a variety of office and commercial uses only. Such uses include approximately 490,003 square feet of office space, 10,000 square feet of retail space and 18,000 square feet of restaurant dining area ("Current Entitlements"); and WHEREAS, in 2004, the City Council of the City of Santa Ana certified the Environmental Impact Report (SCH No.99101047) and adopted a Mitigation Monitoring and Reporting Program ("MMRP") for One Broadway Plaza; and WHEREAS, the entitlements being sought for the proposed mixed -use development project include a general plan amendment and zoning ordinance amendment to allow up to 415 residential units within approximately 19 floors of the building ("Mixed -Use Project'). The remaining space will be use as office space, commercial and restaurant areas and residential amenities; and WHEREAS, in 2004, the City Council certified the Final Environmental Impact Report ("2004 EIR") for the One Broadway Plaza Project ("Originally Approved Plan"), which analyzed the potentially significant environmental impacts of an office and commercial tower, and 55394.00053\32005762.1 Resolution No. 2020-xx Page 1 of 7 75A-281 WHEREAS, pursuant to the 2004 EIR, the subject site is entitled to be developed with a development consisting of office and commercial land uses; and 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 revised mixed -use development will not result in any new or intensified significant impacts; and WHEREAS, when compared against the Originally Approved Plan, the Mixed - Use Project represents a reduction of approximately 254,000 square feet of office use and the addition of up to 415 residential units; no change to the retail or dining uses will occur. The only revision is to permit residential uses in place of some of the permitted office use; 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 proposed development; 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 proposed 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, the analysis contained in the One Broadway Plaza EIR Addendum ("2020 Addendum") 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 March 30, 2020 at a duly noticed public hearing and at an April 2, 2020 adjourned meeting, the Planning Commission considered the 2020 Addendum and recommended that the City Council approve the proposed project and 2020 Addendum to the certified EIR, and re -adopt the MMRP; and, 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: 55394.00053\32005762.i Resolution No. 2020-xx Page 2 of 7 75A-282 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 2004 EIR and the 2020 Addendum, and finds that these documents taken together contain a complete and accurate reporting of all of the potential environmental impacts associated with the proposed development. The City Council further finds that the 2020 Addendum has been completed in compliance with CEQA and the State CEQA Guidelines. The City Council further finds and determines that the 2020 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 2004 EIR and the 2020 Addendum, the City Council finds that an addendum is the appropriate document for disclosing the changes to the subject 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 Mixed -Use Project does not constitute a substantial change that would require major revisions of the 2004 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 Mixed -Use Project will be developed that would require major revisions of the 2004 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 2004 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. 55394.00053\32005762.i Resolution No. 2020-xx Page 3 of 7 75A-283 SECTION 4. The City Council hereby finds that mitigation measures identified in the 2004 EIR remain applicable to the One Broadway Plaza mixed -use development. 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 One Broadway Plaza, through the MMRP attached hereto and incorporated herein as Exhibit A. SECTION 5. The City Council hereby approves and adopts the 2020 Addendum to the EIR, 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 One Broadway Plaza Mixed -Use Development Project. SECTION 8. The 2004 EIR and the 2020 Addendum to the EIR, and any other documents and materials that constitute the record of proceedings upon which these findings have been based are on file, are incorporated herein by reference and are available for public review online and at Santa Ana City Hall, Planning and Building Agency, M20, 20 Civic Center Plaza, Santa Ana, California 92701. The custodian of these records is Daisy Gomez, City Clerk for the City. 55394.00053\32005762.i Resolution No. 2020-xx Page 4 of 7 75A-284 SECTION 9. This resolution shall take effect immediately upon its adoption by the City Council, and the City Clerk shall attest to and certify the vote adopting this resolution. ADOPTED this day of 2020. Miguel A. Pulido Mayor APPROVED AS TO FORM: Sonia R. Carvalho City Attorney By: � I L L 4 Lisa Storck Assistant City Attorney NOES: Councilmembers ABSTAIN: Councilmembers NOT PRESENT: Councilmembers CERTIFICATE OF ATTESTATION AND ORIGINALITY I, Daisy Gomez, Clerk of the Council, do hereby attest to and certify the attached Resolution No. 2020- to be the original resolution adopted by the City Council of the City of Santa Ana on 12020. Date: Clerk of the Council City of Santa Ana 55394.00053\32005762.i Resolution No. 2020-xx Page 5 of 7 75A-285 EXHIBIT A MITIGATION MONITORING AND REPORTING PROGRAM The 2004 One Broadway Plaza EIR Mitigation Monitoring and Reporting Program (MMRP) is available online at: https://www.santa-ana.org/onebroadwayplaza-environmental-impact-report Or by visiting: Planning and Building Agency — Planning Division Public Counter 20 Civic Center Plaza Santa Ana, CA 92701 55394.00053\32005762.i Resolution No. 2020-xx Page 6 of 7 75A-286 EXHIBIT B ONE BROADWAY PLAZA EIR ADDENDUM The One Broadway Plaza Project EIR Addendum and Technical Appendices are available online at: https://www.santa-ana.orq/pb/planning-division/major-planning-projects-and- documents/onebroadwayplaza Or by visiting: Planning and Building Agency — Planning Division Public Counter 20 Civic Center Plaza Santa Ana, CA 92701 55394.00053\32005762.i Resolution No. 2020-xx Page 7 of 7 75A-287 q ry y m o N d w 0 ° U) O\ v L p 0 U) Q > m 3\ V Q X wav w U) w 0 ° U) O\ v t p 0 Q > m > 3\ V Q� X wa-°w w> w w W ° U) O\ v t p 0 N Q m w 3\ V Q� X (L) 0- _0 w W ° U) O\ v L p 0 Q > > m w 3\ V Q X U) wav w W ° U) O\ v t p 0 N Q > m w> 3\ V Q I X (L) wa-°wa-° w 0 ° N O\ N t p 0 N Q m a) 3\ V Q to X w v o0 00 00 00 00 U b0 O @ O @ O @ O @ O O "w6 m u to u to u on u w u C C 3 C 3 N C J N C 3 N C J A m O N N O O O O O LF U —_ — — — — 'Y N N E _OVY1 Y @ m N b0 L b0 m O b0 m O b0 0 m b0 m O b0 m O C Y C V C U C U C u C CL U "6 E C d N U) U) U/ U) - in uu O p n m p n m p Q m p n m p n m w N ` w N L N =o0 O wao� 3 > vi 3 OQ ¢ N m N V f6 j d s ;C x Q C m p t N C Q N E u u > d m� N m w m b0 Z = in m N m w Ou O u .Y N L 3 O E pp V U) O t tio° cr vi O Ln m 3 O w .�. N 4- O C w LL fl_ fl_ C m C L b0 0 w 'O ` s c O u L u p m 0 .- m0 _ O o Q a v° a E' m w O _0Y 3 v w Q YCL _0 E +�+ - Q C U N `@ O m °0 3 3 3 °u Y o w w m f6 .3 v u _° m u "m cr m v f0 w 0 °Y c c N� m E m 3: 0 'O ° m o o m o`n 3 ,- m '2 O "O Yj U °u p w b0 V O 6 O Y C Ln O N w V E C N v O w Y > v ° ° N w °°> w n m c �^ o o 3 (D — __ 3 C N O U) 3 CO _ Y .0 OV O �n C m° m w t i w O c v u ° UU — w C -0 O w> O 3° (D _c t O = w Y C 3 N U > ++ n m E w m ,� c u w °" `�° w o c "' ° C 'S ++ C— c N O v c 2 m � +3' O c N t O 1i w n o� L Y b0 N = m U oo w m m E 3 i° c N w w u— c° d -° w` U 3 3 w m w O Y E w Q.2 w O y C C CL N t m f0 -O m m c H m 3 3 w u w c E "O 3 L 3 oU "6 K H m to 3 O] m to rl E r1 N M RT u1 df O C C C C d Q Z Q Q Q Q Q N N I 75A-288 W t Y W Ow L O w s L D O al ¢ > co w C uQ x 2i w w a _0 (L) t Y W OW L O w s D O a) ¢ > co a w�. c u¢ x 2i w w a _0 w s Y O(L) L O w s L D O a/ Q > [0 a u¢ x 2i w a w C mu¢ w _0 w s Y W Ow L O w s L D O a) ¢ > Co 'Y a w C x ?i w w a _0 a) r Y W O m t O w s D O a) Q > O] 'Y a w C u¢ L x 2i w w a _0 al s Y O(v L O ai s D O a) ¢ > co '.N a w c u¢ x 2: w w a _0 W t Y W Ow L O w s D O a/ ¢ > Op 'a a w c u¢ x 2i w w a _0 (L) t Y W OQ) L O w s D O a) ¢ > co w c u¢ x 2i w w a _0 w s Y W O(L) L O w s L D O a/ ¢ > co 'Y a u¢ x 2i w a w c h0u¢ w _0 a) t Y O m L O w s L D O (D Q > O] 'Y a w c x ?i w w a _0 w t Y W O(D L O� V— ai s D O a) ¢ > cow 'Y a w C uQtxo x 2i w w a _0 to to oa to oa oa oa oa oa oa c c c c c c c c c c A@ N C_ O O O O O O O O OC OO w_ w_w_w Qj _ w to w _ Y YoawYQj N C i N C i N C i N C i N C i N C i N C i N C i N C i N C i N — O Y— O Y— O Y— O Y— O Y— O Y— O Y— O +, — O Y— O Y CL m Y N@ Y N Y N Y N m Y N Y N Y N Y N Y N@ Y N p fL0 C O fL6 C O fL6 C O fL6 C O m C O fL6 C O fLp C O fL6 C O fL6 C O @ C O to C c CL V c C CL V c C CL V C c CL V c C CL V C c CL V C c CL V c C CL V c C CL V c C CL V c C CL m CL m CL m CL m CL m CL m in CL m 0 CL m 0 CL m 0 CL m 0 a O to N w O C t Y C Y N N Y a c a) a) dl p m E N +: c 3 p _N 30 CLu � obb C Y 6 ai w a w V m o m w w n c (DE m m Y C Y C O p CL w aC) vi m CL w L N m H a) 'Y L V C d (D N t `v u a1 J � Y 3 w 3 w O '� m t N "-' '^ O s m N oa vYi N a m c o 3 s OD Y O C p- vi o a/ al Y U N m =.2 3 O O m m a) C O N "O CL al V O m Y m i m m ,� > al L CL Q u w a) �' a) m C C mCL +' c E� '� m O u w w m m N m C a) N b0 3 (D N N O w O 3 Y C .� �' N O w N 3 t Y v .� m O bO m c .0 p O � >, Q °° al w 3 d CO N o O W O ?� c O m u> C - N (U .r CL N O CL m w O 3 V CL 'p C O C CL 3 to p c CL N N C 3 N CL Y N C O m O m a 'x w O w Y = w N w 'o w 3 w e N 3 N > w O s cc O H m m O O C Y 0 0 m a) C _ s u c > O Q u vwi 'Y Y O L O C a) OD3 3 3 m CL O w N u 3 -p O Y Y m to ' C m N 9 c� N m L i -� O m� m O 0 O w L j j m N v CL CL c a) a) w > al N T .+' O H t O w N w N V m L L C O L _N w L w Y L CL m m Cc v3i v m a` w vpi ¢ E o o O .-I N M RT N w w 1, 00 C1 & df d d a a a a a a a a a a a 0 0 N I 75A-289 w t Y W Ow 0 Y N w L L p 0 w Q > m w> .3 \ C V Q X w wa-0wa-0wa-Owa-Owa-Owav w s Y W OW 0 Y N w L p 0 w Q m w> .3 \ V Q X w w s Y O(L) 0 Y N w L L p 0 w Q m .3 \ V Q X w> U) w s Y W Ow 0 Y N w L L p 0 w Q m w> .3 \ V Q t X U) w r Y W O(D 0 Y N w L p 0 w Q m w> .3 \ V Q X U) w s Y O(D 0 Y N w L p 0 w Q m w .3 \ V Q t X U) w s Y O(L) 0 Y N w L p 0 w Q > m w> .� \ U Q X w wa-0wa-Owa-Owa-Ow w s Y W Ow 0 Y N w L L p 0 w Q m w> .3 \ V Q X? w w s Y W O(D 0 Y N w t p 0 w Q m w> .3 \ u Q X 3 w w s Y Oal 0\ Y N w L L p 0 w Q m w> .3 \ , V Qtio X� w w s Y W O 0 Y w p w .3 V X N N N N N N N N N N N C C C C C C C C C C C O O O O O O O O O O O •y fy0 •y @ •Y fy6 •y fy0 •Y fy0 •Y fy6 •Y fy6 •y fy0 •Y m . Y @ •y fy0 CL CL CL CL CL CL CL CL CL CL CL O O O O O O O O O O O to dfl to dfl to to dfl dfl to bfl dfl C C C C C C C C C C C w O y T C E O L O N 3 N C O 0 _V N Y N w i ~ txo O V O O O E c° y w m i d N w to c w @ 3 ° V °' C CLm m c w U 3 3 w +� O 9 00 w N w m m N V E C O- = V o Y m O Q w w E bo O C m C °u w t y cm O N N C i N u M C) V w w ° J C U m w m O 0 O U V '.f. CC bo i C C N E N s w i "6 O _0 Lpp d C w N O % m Y Q N O i L N u C Q N O 00 00Q i 'O m a c m ° 3 0o O no m 0 ° m 3 c t Y d m C c N w °6 N E In i O V m u0 Y fy0 @ O O '6 w s' 3 u w N '� O y O CL -0 m a+' 0 w c� m6 0 'O w s m s 0 3 w v w COD Q C w u O U E v _0 M }W+ C N m> V N H ° L° w N w m t d C m _M V d m *' m m Q �"� V 0 0 w V m w C C m " V N �O O N N° N m 0 to NN m .� m C u % Q u E N m m T r+ 0 Y^ C CL L O G _0 Y Y m "w6 Y v to c �� w to N Y °- Y° O O a C m 0 b0 m e > 3 bo C— C 3 m w V '� w Y u0 C w ��y `� O CL Y CL -O CL Y CL .0 O T O_ Y -0 C V V 0 O Q u m p N C fi m 'p _0 O_ w- y w V y, V O Q z CL "6 E m w y m m w w )i i Y C u w L~ Y w f6 3 0 0 V m N v E E w N w w fi Y t V C 0 V cr :Ew "6 C N U) 'Y t 0 m O C t t _N m w u AD u aw+ w m N O w w t L }+ w CL ' y V C v C m -O E O +' w 3 c s ° '-^ b0 .- O m � Q b0 w w tw w w j m w m U) v w �, w -0 w w j. j, "6 E "0 -0 O E _T Q 3 m ._ N "0 V Q w "6 V 0 0 > C O 0 Q > Q O :° E° 3 o m> Q E > t N 0 o a n p p p N 0 N N N w O O Y C O N E a 0- a 9 m c u v m a E a` ° 0- 3 w a` Q w v P 00 C1 O rl N M u1 w n d d d d d d Q Q Q Q Q Q Q Q Q Q Q 75A-290 V\I t O Q [0 Q 0--0w0--0 C ?a w Y O 0 \/1 v s p 0 wQ > O] J\ C V Q ?a X U) Y O O _N v s p 0 wQ > O] J\ C V Q ba X w wa-awa-awmwa Y O O _N v t p 0 wQ > 6i J\ V Q X C ?a w Y C O '� 0 v w p ws > 3 0 V Q X Y w O oa N v 0 v v p w'-^ > t 3 0 V X m] Y O O v p wQ > 3 V X wa-a _N t 0 O- Q C to w N N N N N O C O C O C O C O C O A' fy6 fy0 @ fy0 fy6 C Cv Q Q Q Q CL V O O O O O w to bD to w C C C C C O 3 3 3 3 3 - p p p p p a v w- w _m o Y a) p m O N -0a) T -O CL w Q L CL N Y L N !H -O 3 N f6 3 w C Y w > '3 N Y w 2 w 0 w u w N w u Y 0 N O E fa u i T t w m d O m d O c C u O O ,N N "6 O c O d. m } O ,� f6 C L N m w b0 .- m O CLT V w CL 'Y fl_ Q a) Y v w s w Y C C u U T m O Y L Y Y O an 3 Y O f0 i Q L Y O t N O U m O u0 Y_ N Q= O £ f6 w O V w m i > OM w M 3 �+ C m f6 v 'o t V as 3 C N E 0 C w CL Y O v N O— w CL 3 w N fa u '5 u C ^ o " a m s w O w@ 0 f6 O V V 9 N V y- N f6 O w t O Z O 9 v a= V O N 3 O O .CL U 0 cc CL C O 0 `� h0 E w w c� as G p C m C I� E N w d N C> m- N C y w ECL a0 U O w N o w Y Y w~ YO m O �C N N U _m J 0 t a) = f0 Q COC txo C w C _V s w `a O £ (D w E- N w fl' u m = w N Q c n w Y '� c 0 0 O_ O Y @ ` O fl C 0 0 N O O w N a fl_ O V H 3 3 O Y 0 E v @ Q i0 } m m s C U N fa fa Y C V N C .- 'O .; C p c CL H w u w w C T O Q Y C 0 Q O C Y m� .N N Y y Y m u CLCL w 4 CL C 3 0 O N V L L C f6 @ 0 f0 N N O ON Q 1+ OO v a 75 -a N O " O p 75 C = N 4 N _N O C t 4 Y O> fa m V N fa w @ fa 'i w V {+ _ V N w c N O 3 m O u a w m aO w 0- o Y n- O w N O >' c6 N 9 CL Z w w u N .Y V N 3 w m 9 "O 0 0 0. O U V p u E L "6 t O CL > Q iL iL O p (a EcaE vQ Wo a w > Q w H - .aka wQ Hm Q omU Oa C1 O N N N N M M M N ° Q Q a ¢ ¢ zv N N I 75A-291 w t Y O w O L Y N V - v t p O > m u Q X w a c tLo w v c 0 0 E w v O Y 0 a` CL t O _ O w —_ U � YO E a) "0 O VI f0 U/ @ N N O YO C m L fl_ L C L w U m 3 m N V w w f0 UJ y� N N m } E O C V- E w C W@ Y O> > 3 E m Y Y 0 0 a O c` m N 3 E '6 O O +v+ v -a v 3 v 0 c m :� o_ Ou ° ' (DN v E u cr 9 6 > v-0 N w s c u u E-0 ° c c a o v Y° 3 v m O C o w 3 N N C > w m 3= C E Z u a E m t c v s c = o s °N c c m 3 w o CL Y 3 CL m oY m (D O C m O w u CL w C -O u N N O O C m w a, "O 4- LQ wms "6 Q C O w V C "O V CL m —_ N 3 U fl_ m �i CL �o }wa O m m Yo w L n m N V .f, - O O C Y_ N N J z w N 0 Y Y w i (D C C w oo N V E O ` m s_ w > hq !_' N ?— m" YO m O O Q ON O}= C E .Y C N N rao m w- O U w_ 9 C O C u ut w u Y s� CL 3 w a how N E m CLo�' av c w N 0 m.,sF, wsvm Os m w 3 to w"O O to w C C Q m= V L~ Q C N w .N ,,, N w �w.. w 9 C N Y C C O E _� Y O w N T> w �F i m Q _N L w L w N O i w 'Y V w c�-I w O CL j N '� i 3 c O w O a w s' O s Y -O E Q x> N N@ t t m � u 0 M O d W O v C c m o Y m 3 w W t O Y 0 Q o0 w 0 E@ O" O L Qto O _ v S E "6 C O am+ c�-I O - w O O_ w gym.. C Y H C 0 .- w +-T+ .03 w Y V }�+ m An t I w m .x 3 o w Q t CL $ ,L., '2 o c v X v °/ �. m oo a ate. to = a m N m _� V 'O c O CO> "6 m o 'Y O O w uY" C— N @ rw+ Ywc—E O C w 0 tYo C V b0 E CL w sEp CL"O yt nm—' ESvm_m om Ko v c t o0 0 w Y O s 3 ° m w s E 0 w N N L w u .m. O_ m 4- U N y 0 0 L/ o Q� w 0 w N "6 v E m w Y 'O 0 m CL pp Y f0 Y C m Y m �' `q s w N V Y CL m 0 E O i Y w C C O w VI m w VI Y_ Y m m v u "6 O i O T o Y 'p 3 Q m Q d E Q V 3 w .v �" u LL C C V m w a y _i w w w CL '� V w C� Q Q v H-0 3 CL E ¢ Cm U ui N CC u N N 75A-292 vv Y 4% O m 0 N 0 � V v � � N > t Y 0 3 O V Q N w CO -0 c m c m -0 c — O m c @ Y m c m � t o � v c 0 C c m w m i c o 0 c O o @ E-a O a`+ Z y. Y p 0 O C +T+ T `0 Z N> to L CL V N V N w a 9 L L m _0 m m C .. N C� E L N (D U) Ol M fp -0 O Ln L _0 m N .0 m u O O " O 01 ro 0 m T O Q 'NO` "6 u 9 }}Oaa v E O O C D U/ O m 'Y Y Z U/ N 1n U1 m Y O N C E E 0" am+ N O N -O Y 3 3 Y v m ODU) c-I m u _ C co 5 @ 0 VI > O C x vi CL W 9 0 N m LL N i Y T E ill �.. C C @ N L N f6 N m N N O N f6 m m coo w m w Y c o s w Zva "C 0 @ 0 E a' O E (D Z ,0 p C O t N C� w aL+ 3 C T fl_ C m -O U m U) m N '� *' 0 C N am+ m fl_ m" .- "6 '6 m i C v 0` O O O 0 m N Z f0 O U/ N Y E Q E m Y C Y N O 0 O 0 Y C C N C O f0 fl_ CL O 3 "= 0 t N V m 4- C 3 0.0 C N _O �' E O m 2 am+ fl_ v m U! O _U w V N N O t a E :° Y C m 3 N -0 U Y u Q N i° E E v 0° Y CL "O O O '6 C H V N 0 Y O O C O t u m 3 N W N to Y E *' V 3w -0 m O E U1 'O m 0 " E m m O U1 '^ 0 v 0 w N v t -6 N m CL 00 N V O V 3 C m Y .'� C O N Y V- _0 N C N C w0 O O u t N Y '6 — Y t Y0 O N H O N E 0_ m o 0 a E w N O C m m _w b010 t o 3 0 E v f6 u Z O Y- m CL O Y E m -p N '�' N O N E u O T t d O O d 0 Q T '� p 3 N N d@ w T E o 3 @ v C w E w M C m N N Q u m i m Q .'C C> m O b0 4 N '.G N 0 j .0 O N C .2 t L o s t -0 -_ w 3 LL a0+ n° 3 a �_° o `O o m t c v 3 ;° w :° N=— m N=— H O -0 O ._ m Y i 0 i O m m 0 0 u N aL+ ° H s Q o Q m s L s a -0 w -0 w o-0 «- 0 m u v� N • •• N¢ ��.. U/ N minY,, i m 3 .. C m U/ t 0 LL t7 S _ � cc Z H m w °.�' E? H cc m M U 75A-293 t W Y 4% 0 10 N O > L 3 0 N Q w a O p U Q @ @ C O p >' > U w O 3 N O O @ L > @ w 3 0 aL+ c w Q "6 w CO m u 0 N O > L 3 0 N Q w CO v c @ o0 00 00 c c c c do m e v c v c @ @ O @ O @ O 'p C y to V y t V D to V O c i c i c i @ C @ @ C @ @ C bo ho p w p to p C C Q V C Q V C Q V 3 L 3 w C 3 w C 3 w C i Q @ Q @ Q @ O L ao i Y a, C w 0 c w p0 U% N p' Y C O O @ "6 4@@ 00 .� 3 @ w Z t @ Y U t @@ O Fu V w c-I p L O E s -° °� E O @ 4 v O >, N :. N Q 3 Y @ w p c vi @ '^ O C w +(D n 9 C E Z@ O@ u c o do p- w v U N w c V Q w @ E O s @ L _o @ r N a v C O 6 ° Y :° c a, c t E T c w hn C v@ w c i Y 0 t N @@ Y to C O @ w C S y@ Y Q u bo @ ^1 N p > @ Y ++ 'p U 0 C Y- Z Y u C E a/ 0 -6 — aF Y N O -p w— fl_ @@ m Y N w w Y -p w v V O@@ w V D p "6 Y t c C_ x C@ T Q 6 N w 3 N m@@ CCL L w O T C Y w E 0 +L+ U 0 w C O w Y C y = 0 fl" 0 a@+ c w w O@ .� Z @ o m U .w w m c ., o w p w '� '3 C_ v o a+ 3 Q -a m m Z@@ o o u C> Q o c w a w w E $ o p m w v u 3 w E N f6 '.�_ •� c u @ c p s N Q Q w E w h0 3 i c w> 'p "6 t 'L @ Y �°., N `-! N '� _u > X N O Y w O N 9 Yj 0 @ w> L c@ w U m O w w@ w C U N C>>— t w p" 0 O Y Y N i i Y— f0 Y Y _ 0@ (0 Y N m s. c v(D c 1N 3 u m @ c N m .w. do v @ Z 3 v $ m e O 0 N c 2@ N t N w i N c@ T^ V vTi CL N C@ L Q Y a@+ O w Y@ N O C w w w s Y @ w L ` 3 3 C Y "6 s w w U }' C E w O n (D O O 'Y Y Q U L Y s Y i� Y C VI T w p N _O to C Y L w t C w C p In w w@ U 0 E m o r O O°O x nY oM c_3 w w v > -p 28 3 -p aw (DO m 'v c o o > a)L cm0 O_ t C CL U/ O ` @ w U wO w -OW—i w M to Z "6 O EU Y C O O ww@ N �p=a swa) LY i "p O w w u 0@0 0V dw d U Y N QC 0 O T C i C w w CN> O N Y w p 3 E 0 Q > "6 Y w w t N 0 u C@ p 3 1� 2 yi0, N "6 d Y i0 >, 0@ w O O +L+ > �n @ '6 O '6 @ ci T N Y c C vi C o w Yj D O E u w c 0 O O i@ _@ Y p v �O ,a- m y w Y 0 .ti C O W C@ '0 E w Q w Y N m In w J U N @ E u E 0> Y Y v> U w Y w y 4+ w C !m >0 @ �' .'-^ Y C@ Y_ 41 K 0 w p- N 9_ O H N E U@ 3 N �--I V d C L 6 N E @ C @ O Y bo o w. N '- V O@> 3 w N w w c@ a c C Q C c° w w C N w C p s Z uw "' w N u s Q H w O M '^ @ t> Y p@ 3> Y +@+ w +' Y w ,� @ w v O N 0 O Y am' -0 �' 3 2@ O C Q 3 w V O d '� >' " O >' Q om v .� x m m m@ x l7 3 v@i v E n m v Q¢ c n ¢¢ �' n oc oc oc oc u u u u 75A-294 w w w "O O\ w N ,>, � 3 0 m¢ w ma 0 > m '� m a w m U) O = 3 U¢ w��m w as O x a C c = '3 0--o t 0 a w � w t w¢ ,>-� a w 3\� a)?: w a _0 0 0o c m c O w 0 m m w w m e ° tio fl c = Y c O V 3 Y 3toY N w CL N N Q w O CL w N O o O 00 Y C to V m 3 m ¢ m m m a` to o m a` to Q t u c — T c N w „J m m ° vi 3 0o +N' c w bo N c m m m y N o" `� a c � —_ v c w= c w o w u Y u o m w o rn 0 v p to ° N v m 4CL V N ,� C w 0 ,N O C m H N Q L C N C N vi C t w w Y — m Q m Y O 2 m 3 O N T to m �' w m w E w CO _w N W _N T S tioO Y w w Y C O d w E pp Y O '_^ C N¢ -p O> C ,� v L N Y p p m C 3 w 0 C 00 w @ N 3 w o 'y, N d° N V p C u N C C vwi N w fl_ N w C m w m 'O (7 fl_ E 3 C b0 C O N p fl_ b0 3 0 C Q ~ aL+ m w u 0 'N O O m N O m QV) d 2 i m '� T +' C m o w O Y w V M u T w y—, N CL N w w m Y i m C to 3 F? m m C Y TCL m u p +w+ -p O C "36 N Q 0 E E '� N vYi w m m C .+_w-' O @ c U 3 m u _ 3 0 n c '.- v_, w> c u n '^ E ' m O ° w w u p o m Ou . v c o w x E .No w a O CL U CO Lf. C O y @ v N C O" E -p D O t m C m y, T y, m O" c m i 9 C N t '� E f0 E c M v 0 O '0 d C m m U_0 +L+ O -p Q M C Y w m w O 'Y N D ¢ > s c Z w .. m 3> E Y � E }; n w m N n w c m E 3 m 3 _ O u> N u m d O w d Y Y f0 O O fl_ t w C ci '-' Y w to T w O C d O w 0' N m N w� $ o w vs-0 cc E.�oo°t cc n N� E E m N O 0 O a -0CL _m o m m m V C Y N V1 _ 0 w Y 3 C "O w u = "O bo fy0 C w N m CL \ N w -p E O m CL CL to E c cm m u w 0 3" co v E c m c m c E E v w m¢ t r v m °u w t L to _T N Q O° J N w w u Q to m m Y "6 T° N w o C t w Y ym, C N w w 'O 'C i "6 i T fi 00 fl_ w w 0 0 3 u to w m_ d t N bo m O "6 w°° v m v O V V N f0 N tw 0 "6 C w C t H m VO Y C wW w �' }' c T w m M p Y (D w '.F, w Y O w 0 C O '#� w 0 'N to bD C Y c 'L f0 T m Q— C 3 w N u N ++ t Y m a m '^ u i- 'Y C C J 17 m m a p 0 c C m "O @ o .�- w 4j U c u 0 N O a t w w +w+ o CL :' p ° O w p" v) w 3 .� .2 m C i y y; w ii N _c V Q w L m O w i m m E ?o m C w C 0— u Q V m m V "6 C°\ n N i V C N Y _m C N w N w° Y ho N c m P E w E N w v t w m iL m w s n v c w V� O m Y t s 4 N 0 '^ C w E° E w p Y m H N to fl_ H m m t Y m w Y m !i_ m C Y p u — w w f0 O O ..2 N p w° Y O Q N m t c :.- c m w s m w w s w m w w 0 u Y o w v m ii ¢ vwi u co -0 C v .°I° a v v vwi w a` n ._ _ ao rn E O rl N u u Z Q N N I 75A-295 w Y w O O p 0 u w wav W Y W O O p 0 w u Q X U) w a v w a Y C W CLO O 'N O s p of Q X w a w Y W W C O bo O w w v p _N u° X m w a w Y O O w p u°Q� X w 4% C bo w v Mn coX a v m m f6 c 0 c '4= c o C— w E `}' E Y E C no c -6 C C w m O w C m -0 w N O m 0 -0, CLO C N -0O O Q w v u C u m ' - w m 'OLO.N ° to Mw O > O u O 0 ` °u ° a to u N2d to w 3 O "O w "Ow _ w dCo t w 0 coE YC o Q °O 6 MnO "O Q o O CO s NNCL O OE 9 Fo w wH> O > -O " w mO V w QWO O +4C C,NO G vO O O O "6 W 0-0-0 w 0 U ° V m m bcwNo tw L w w Y> 3 O y w wQ Q C NNN to wm= 0 3 NwQ Ow0=m "0 O CwE O >a w Q TCC 6 3 °' N m°° wQN0bo w mw ° °=N w O O C imtv m -0 C o C fmb 0D °-0 u- o_ M LL N "O U c^ O v~ N C UomO O ° N m O m w w) YC C O T i N@ .� C w ,Sm o w Y 3 O v N `� Y Q a ��. �N, _ E" _ cL ° °' C u C° w s E '� w v T '" C° E m° ° E o w E E m cc w E s m w°" .o °C°w w Y u> w m 3 O i Y v w p Q° vwv ov Q w Q= v Yv ° o O Q w 'O N w C C N m 0 O 3 -p O C 0 �Y 0 w .Q Y- O w •O m w_ C O v 0 0 'N N O C° c +w+ Q O m ° w s ++ Q m - O u w 3 v co > w �O U u m f0 mow, O Y� 3 C C O O C ou U C O C O E V. N 3 N 3 s v- w° _T p Q m, CL in Y Y? m O O w p C 'O u u° C O_ U m w"- N N E N = Q O c tow 3 = w LL N Y °' E Q N -I C 3 °V E Q Mn E 9L °" i m �' t w N w L Q L N -° w �j °- o �, m w m -° "O w c "O w L N T O w "O e O t L C U/ C w C m OD Y to Q 3 L m~ to° f6 '�" m m Y C O E to u 4- ~ O J Vml N "6 V m w > VI w Y Y C C N V O �'.� E v iw+ N _c V E E E +w+ V u E E v m m V 3 c N v m m v Q -' wo m °0 w '� O o m w '� N m fl- wCL . Eoo N wC O u -O o 3 m o m 3� vYi ° -6 O c w 0� '-' w m m� -6 3 c vi a c @°� a c C_ C i w C O t_ 3 C K V w v Y w` O Y Y N w 3 V C v v V E w c w w uv vo n-"° c w t OD vcLs v �i f6 V°'m C w C E N c N m Y ° O N Y J w ai Y V m m m w C m@ w N Y G N C E O w Q 0 c w 0 '.' „= Q z v i m to _ V p '�, c U 3 v w v U V 3 o o m V C t O y O O �, C ' .o o w c c 'a c o = O° N N N u s w" L H a` m o o`o Q v 3 u E¢ m oc p' o n O m °� ° H° °u H° v °u on E N M LnO N N l7 l7 l7 z 2 2 N N 75A-296 w v Y w p bo N V Q w w d w ai Y C O N O V Q w? w 0-w w ai Y C t'o O N O V Q w ?: 0-w w ai Y c to O N O V Q w ?: 0-w w ai Y C O� N 0 V Q w� d do o t c do w do m Y c �0 O C @ m E C @ C @ w 0 3 N N O 0 V y; 0 V Q V V m E C N N' w bo C N 4% m 'Y N Y _ 'O N _ m@ .� N Q w 'O bo fy6 C 0 p@@ Y c to O to c 0 p to Y C O ,3 V m V o ho C m V C m V 0 w Y w e s S v c S v c m N Q m d Y Q m Q m 0-to m a+ to 0 T Y C •� Y -p V1 o J H @ m w m O YO m c d Y H Q V C C ij V f0 m @ N U1 O O 0 Q Q m L O Y O m V m �� m d > ++ c t c Y N 0 p O Y w 4- N f6 — 3 Y— N C o U t C� C ° '° V Q t '> 0 s m a 0 3 O W O ++ Y 0 Y@ 3 C L i f0 Q 3 m m Q C m Z _N T C O p V w E m N Y p Y o w C N Y N -p = N 3 m Y w w c w w m N Q N i 0 w m C w d C In w Y Y V > 'D Q E a N p a >O p V = 2 Ou O E N 3 o 0 m '° c c v C v u d 3 OQ 'N U o - Q a c 0 w w Q w c Q w Y m > N c to c V p V w Y 1p C Oo c d Y d E N E m L Y In w "6 N w Y 0 .Y m N@ _ 0 .o W a Z_ U1 Y O O Y f6 '^ by L" V u 00 N 3 Y O w U m E p to V V w w H Q m .t' w 0 w O p_ ,� O U �n u Y N N 0 u to 0 C u 'o 0 c 0 N E V ° Z w 0 d w w �- c G 0 •Y 3 c c m Q o_ - -0 c O m Q m Y w N H ON .T Y at+ V C 0 to w d Z w d C c w m +L+ Y +t+ Y N i N c �_ c Y 0- Y m 0 Y t Y V V V m O c O c V m c 0 E w -0 w Y p Y w c o w E c m w 3 d m Y V w w -0 E w E c w = 3 m w w u c t, o= v E d _C p s: O.0 Q m °° o° c m N p o d m. m -a `0 Q -p m E bo w c n� u v m' 0 0 c E -0 c Zo Q a m Q E c m o 0 w z" m m c— o o .Eb w` Q 0 m Q w -p 0 n m p t o m w— 3 c y1 a o- c w M >. w p V m .(D m v CO _ v .o w c m w c C m bo w Qw T, m QO E� n= Q3 b0�¢-_v @ o`o o v ov o -0-0 0" c� Q o� m= w w�-0 Q� 0� C U R: m bn C U o- o`o w� w E E ��u°-� > c.Y ac �a c; Q�s �� d mo ._ _ —_ — w 0 @ m 0 O Y v> 0 m >' >' Z 3 w w C @ c Q _w v s c m a u CL c N d "6 Y 0 u 3 L m C M 0 C Q an Q m E m Y w c u w p Q w O C o w Q -p t H Y w w m C m 0 w Q C 4 Z-0 m Q m T O c f6 Y 'o Q Y d 0_ = 0- N d T a w m v v v m v c w 3 aE ° w 3 fl v 3 w_ c Y Y C t o_ m m d' > u> a w s •� T bn �, Q Q •� N w m -0 y 'w m m 3 m v w 0 -p -p E °�° Q c O N N S N i E O N w Y d _N °oymm@mdo w O N w w NwNN pwmwww2�E0 E m o'�mw0 o '� °o w o 2i L o o v c c a 'Ln o e 'o Q a c o v w E o c oocc o w m N N Q o_ w 0- • • • p 3 Q t H w -0 0 o u �n �n n° 0- .L• O n M N N fW = 3 3 3 3 75A-297 v v t w w b0 O 'N N YO -00 v L > L O V Q X w a v v s w w Ui O 'N N "6 v L > O V Q X w a v v s w `0 Ui 'N U O "6 v L > O V Q X w a v d s w w D, O 'N N O "6 v L > L O V Q X w a v s v w C O do N YO V v > t V Q X m w a v s v w C O bo N YO V v > t V Q X m w a v s v C 0 do N YO V v > t V Q X m w d w o 0 w s Y � s Y 0 0 o c o N @ to Q N V V N C i N Y C= N L 3 o N N Q C C @ CL O OD O N .N OD '.F, O do DD to O O w C m N O C C C ' ' ` @ 'C O N 3 Q @ 3 3 3 aw 0_ Y Q o a` to N v N @ @ _ V -Q 0 E C O C YO Y w L@@ Y Y 9 0 C O C �O C i O O N . t N a"' d@ @ Y m— u w t O C 0 +. U1 3 i N Q 3 Y C "N6 C V C@ i 0> bo N@ CO C C N O N w@ W Q N N N m L Y Y UO — O Q v fi V_ Q @ V a N N C C 3 Y N C t@@ C @ w Q N@@ O O Ncr N@ N HoNo YNu j fl_ O p > N @ 2Q" O > w O £ p vONTa_O v . c Q O Q HC,W Y 0 O NC o w a E a tn °vo w c J U N f6 O N@ C C @ L T O N@@@ Q_ LLJ Q) @ 0 O Q C N Q@ Y i o 3 v s z W 3� s o 3 o m a 0 u v v t N Y w U p 3@ O ms v O Q U V Y N@ Y V 3@ t C N 9@ U) N— C+ O Y N m H@ O i N O V v 4J v O t +L+ N OQ to .�.J u C .� -0 0 +�+ O T fl_ O_ vi +L+ T v U/ N L N Y 3 y, N—c C u u C Y N o 4/ u N Y C@ d V a@+ O O m N m c O Y CL — O d V E c Y i "6 m O C C U/ -Q O LF. to O L 3 3 u _V C m Y N t 0 N y. n fl w a w n 0 cL E 3 0 N oco-t,O m E — C O i O t 0@ O C W C C - E N@ ~ J � C61 Q, � tC N@ wNN N -O a, W N N O O 0 NO N . m O s OO CO cL V @ E CC ow @ E O w Q O@ OUN O "00 bD C— O Wv0 m -0 u CE O O v p w a w v-s in E J N N C@_ O N@ U/ C@@ L U) Y N N O C 'Y Q 4 Y @ N Q VI E@—@ E O" Ou m @ v u @ 3 N C N Y y V + O w N 3 a t bo T N W N N 0 y0. N C N fi fY0 O _Q c 'Y G N N Y@ C@ Y C V v N 3> VI (0 — T 3 m O L O L Y flC3_ t Y @@ EEU @M@ E ~m _C @ fl_ _ O _ , C z ._u E U Q os y v o@ @m "6N "O6C 3C uf u N 3 d YOCu Lu @ N@OLQtO N LWU N N w L E O Y E E N 3 3 n 3 co 3 .y z N z M z zQ zQ I 75A-298 w Y Q) w C O Oo w O� v w N > L Y ° O w Q X m w a w w O O� v (D > Y 3 w¢ X w w c to w Q L LL> U 0 0 m C w m w w c O oo w O� v w L Y 3 0 w Q X m w a Q LL U 0 'O C m w w , C O Oo w O� v U) Q > L LL Y U 3 00 w¢� X m C w a m w O O v w > Y° 3 w¢ X w w 'N "w6 L L a Q LL U O _O C m w w O ba w O� v w > :ELL Y 3 0 w Q X m w a Q UY 0 V C m w w O Oa w O� v w Q > L LL U 3 00 w¢ X m C w w m 0o ° c � � c m c c m c to w w w c m c m w C w w o w ,� w w �° v v w o E o f v v Y c c V V c °_ c CLC C Y w w r= C m bo m M 4= w bo to �' O_ 3 C 3 C to w 00 ° C C U u = -3 = C C - a` ar o 3 � 3 Y � m V 0 Y Q� Q-0 L O 3 Q u m bo Y H Y r= u N m o c m c m c O 0- m 3 a) vwi w u N CL O Y CL >m w w Y 6 Y O V 0 0 CL ° w CL V ° Q to E w w z Q '^ d c Q 3 E n c w w L c O yw, T w x w N N c o w c Q O CL i) O O O— Y w L p C u w w Li. m 0 fp Q O N Q N 0 !a C do w H m N ° O C L V N Y O '— a L Y J O_ L LL U CL O V V- w L _m w Y Q C O N Y CO Y lO 0 LL Y , N C, C x N O_ N w c U E d 0 V N ao c .Y N 0 j N aw+ w m L Y w°( w m ( +(D E w H w O c m w L O fl_ L E m fl_ +L+ N V T °- LL O to O O +L+ O ti= O 3 sow T 0 mvyL� c hNq fl' wo v O 0 bfl W t C O Y w N Q N> "6 m H U U a E C Q Y O 0 "6 Y u u w "w6 M ° w CL Q t u= 3 Y w p ro a w° Y CL '3 N u N c v O u t `o ° H w°° u v v s YO vT) w w v v vYi 3 c w ° m H N O y, w: C .m O° N N° w "6 '� O U T V v 0 d N w Q C O_ CL m�w CL l¢L w E '^ ° L Y O N E L 0 3 Y f6 D V Y w N :.) J o c w o t +� `) v w w Y n a m(D� CL ,., w v 3 u c 0 u fi m '2 H E O C i L O v L ++ N C a) O C c O w C C c Y Y N ¢ CL N CL O a) _ Ow ¢ w to N w E� -° O° E w C"Lm Q m L i i N o Y w C w Y U u Q °_ w > w Y w L C O N u L N hQ — m O '6 N a C OCL ` 3 o 0 0 bco w m w p m -O V d N to fi N m O N C V y V O �; "6 _m Q O j 0 Y "6 m w H O_ m CL m �" @ O m 0 w o C w o L 3 O- U w U) x N 3 O- u f6 w bmo '3 w v 3 CL w m Y. -D oo O c" E E w m YOLO t v w .> i n E n= o" o .� L w o w °- o .� w 0 ,� c ,Y n a` w L .Y « w w. w m. v w L +� 3 w m u y O E o 3> CLY w Y a u L CL t c m p c m 0 3 w "6 -0 m C C w C w b0 O_ C H b_0 3 0 `) N O D °> a 3 0 0 "w6 a "° C O CO ?> w O Y C N w Q C "6 O 'Y w ° >, = .�' '> "w6 m _ .+� u ° -6 C V w w '_O T m d0 U OD L h 'N "w6 m ° U O O w E E ^ N ^ CL 3 o f O m> o i w °- m oo v m 0 Y Q OP C W 'O vYi N v c ° V V 4 9 N Y H O 9° _w *' Y h m 4 `�' "6 @ `� L 0= m m c "6 � w m C w__ O C V m= CL .0 0 c w— E w— m a w Y 3 0¢ V O u mH¢ VtZoff L L H 3 3 yO m O w a` u L 3 w m a` O u w 3 L J H L w L T Q a` N N L N M � NY z a a a a a a N N I 75A-299 v v Y W w C O� O v m v a _ "@ O QQQ Q U .+>uO+ a v v Y C 0 .N O m v w a _ t u0 U w a 0 v Y 4% O _w O v v v a O Q Q wUwm d O uN v N 4% Ot_xo O N w v O Q dO w v v Y 4% 0 t-10 O v v v O QuQ w d v v Y W 0t-10 O v v v O w d v Y 4% O� O v v v . > LO Q w d b0 h0 b0 V tio w t @ C O @ C O @ C O O ODu to U � N N C 3 N C J y0, N u C J N@ V O_ C u d —_ O ,�, —_ O y, —_ O w 3 @ b0 '� @ b0 @ m C @ m C @ fYyp C @ V 3 C w 3 C b0 O b0 O to O O u O = — C = — C CL V C CL V "6 C CL V "6 N Y Q o Y 0 Q 4 J � Y 0 Q 4 J C O_ @ J O_ C @ J C O_ @ N V p O "O @ O H Q O E v u u C = w t @ v N 3 C , b0 N N CL 4 CL i N N i 3 _O Y "6 Q Y N V u T N@ "6 U/ N H O @ C t Q u j Y _N C N@ i+ Q@ O C @ @ i� N _ N —> -0 b_0 N Y @ t Y 0 H N O- @ X Y@ @ 00 O CL E > m V O m = V N 3 O 0- -0 p U O t C Q H N N t 0 i� O C N N CL Y C '�' >' u t, N u C O N d L 6 -O N Y p C co 0 E '� O d '�" yO C N 0 0 -p N Y Y@ U/ 0 3 Y@ 3 30 N N N = C N 3 4 c "6 °' 0- O_ C w L00 Q O N E "O C +'' N V N @ o +T. @ N D@ O=@ O V n a @ ,=. = C oo 'N c E Y Q t N 3 O p w Y N> o m C o Q w w O Q C Y@ i Y N CL 0 Y C@ > Q (D O N N o O V W m Y� C@@ Q N J @ CL O N V @ N E L N Y b0 N t Y@@ J O N C C O w(D N CL Q fl_ N@ to N LQL @ Q N U) ,� O N t O t on N@ t L V Y U f6 @ p @ LL N N @ T N 4 = -0 = @ Y @ @ @ CL Y Y N In U/ @ CL Ul Y u 0 0 0 Y 0 'F Y N O @ V u v@ Y O Y> O@ N N@ N@ @ CL V p@ _ c m O 0 0 m e @ N E Q i Y 9 N C cL @ y' D O O "p C a@ C f6 Y UJ m i +@+ C N N O@ 0 Y N C C O .Q V _ L — Y M u Y C o Y N N@@ o o 41 Y 3 =— — — CO C Q w--Fu p co m s M s E 0 w n s 3 - v@i o w v v c E u cL CL s > m-0 -0 v 3 N N N O 3 N@ W t -p @ @ CL W N Ul CL U/ 0 9 N C O N N N @ O W 0 N N i O @ p_ 0 Q 0- Y) > O fl_ N @ V ,N -p 00 V %j N Q p L CL Y Y 3 C Y v 0 O _O N _O ,�_' c N C t c> Y 0 NO 0 C@ N O v w N 0- N Ul Y U/ _V N C U/ w @ U w@ Y +,,, @ N C N@ N O s N 0— U/ N v 0 Z@ @ N O p �.+ (D N+ 4% yam+ > L 0 N N O O { V O O_ �n @ Q- @@ O t0 V V>@ u Y Y .�.. Q Y w u c o s u E N u •O � 'o U/ Y@ O CL 'p > O V O> N E Q N N U/ O Q 'O m u N 0 u C v _C to N u N N " N N O- N" d i O O "6 'Y 0- 0 v V H N 'H° "6 CL 0 d "0 O_ 0 3 N N E E "6 Y Y N d O .> O U/ t CL . N Q@> V N '}+ N L= N N L 3 t m@ C N �r "O t 0 a` s 0 V= w N -0 N V= V L H s H U/ O H Y m Y Y@ o Q 3@ �n H E P 00 cn H N N N Vl to V1 Vf V1 V1 Vl a a a a a a a 75A-300 w ai Y C to O N 0 U i v L 0 _N w L > L 3 ° U w w d Y E o O v Q v V V C N C V @ Q L V Y @ Q V U O w U b0 9 w C bD @ N ° C > -° N t Q C u C@ N C N C a w c E o o w Q@ -° c w s @ O N O 'Y V w O .° — o@ w w > Q u N CL w N C m 4 Y N E L U° t C g C -° w m .'-' N u c O 'KO s O w o °1 3° .� r° o ;; .� o V C y DD 3° Y C N N o@@ i m 3 bo N O "6 E c O C t~ w u c O V OU w p> O@= m wCL N 3 U N E N L "6 V w @ a, ` c N Q L N @ c CLw @ (D N Y ° =6 nv a ~ 0 2� E w v Y°@ U w s C@ v @ i V@ E v ° w N V t C p o N Q OD Y @ @ O Y@ 3 Y@ L c v T V V 2° w v c Q w c O CL N Y fl" N C u 0 0@ "6 E° 0 o c ° 3 w o w N YCL U m v w @ T i C @ L V @> -° Y U Y Y N E w O w ,., @ 3 @ w E u@ c O 3 v CL C T Y w O_ i N -p O Y O_ 0 w _0 Y @ @ ^ m E c O N c r E ° i LL w w w w o L m m ? O C w L t w@ O D` w O s t 3 0 Q CO C m iL E u w w Y •. O ° E DD c b0 c w "6Lf, t to N C w w 0 N t w -° Y O w Y O 2 w u OQ w L '^ @@> Y w ++ w +L+ O o f o c 3 v' m e �� o -° o o'o ° .Y 3 C, o_ ' w o° w �--° c° .N E c°o„ w Y u 'N ao�w w O Qcu v..> u° (D wL °uQ w a@ w to C E N w O_ Y U w Y Y u _ C@ s E E w C U N i 0 Y C C p Y@ OD c 3 T N m O c m m Y N N a, @ °u w m@ t ° .Q u w 3 0 @ c w m m c_° to '� w C _o Y _o Y> E ° o U Y w w -° L C V O w@ N O_ L w Y w w @ U O w L °@ i� C T O +N+ u c 9 0 OD N tt @ Oo N Y Ntxo 3 N 3 N 4 w ` v++i C w@ w 0 N c N E O Y O+� m y -O N v V m i j ,� O c +L+ bwo O° 3 p t C Q >' •� c O o w 1% w @ w N u N m CL u@ c 3 ,f,i N@ i O E VI N¢ V° N 0 "6 iu+ u p 'O ty6 Oo w O C L O -0 iY O Q w w@ m N '5 o w e t Y `- .5 w o 'S 3 Y c E w 0 3 VD @ m ° u o E w -° O_ w 'O @ u O s u u c v O o t O O c @ c > ';z Y @ c o m w N s N w "6 s H w 0_ yO w "6 s C H@ T IA u w p Q N c Lw r@ 3 CL u In a c Y o u O o w u '° w .N. w fa i m w CL w m s C .0 O .� Z I 75A-301 W W Y m 0 '� 0 @ L Y p V Q X w a 0/ (L) Y m W O 'N 0 (D L Y O V Q X w a (L) Y m w O 'N 0 (L) L O V Q X w a Y m O 'N 0 N L Y O V Q X w a 0) Y m W O 'N 0 (D L Y O V Q X w a L 0) Y m w O 'N O N L Y p V Q X w a L 0/ Y m Wtjo O 'N 0 N L Y p V Q X w a L N Y m 0 'N 0 -0p N L Y p V Q X w a Y Y Y Y Y Y Y Y 0 0 0 0 0 0 0 0 O w CL 0 w CL O w CL O w CL O w CL o w Q 0 w CL O w 0- N 0 N 0 01 0 0) 0 v 0 N 0 N 0 N 0 u @ @ C @ @ @ @ @ @ @ @ @ @ @ @ @ @ Z. 2 5.2@ V@ V@ V@ N W Q N w Q N W p' N W p' N W p' N w Q N W p' N W p' '47, 3 N 'y.i J N '.f.i J N '.y J N '47, Y Q V Q V Q V Q V Q U Q V Q V Q V V O V O V O V O V O u O u 0 V O m -0 Y 0) Q N Y Y 0/ (D0) _ @@ N v u O L O @ @ 0 @ =- Y v V — m m Y O) -p 0 L @ 3 3 0 m o 0 m -0 0 t m p m E y V C a N@— O -0N N 'JC O L O a) O (Dm O) H b0 O +y0+ O +y0+ �% C 0Qp — O 9 u O Y W@ m L N O) O {n ++ L m L m O) L H ?� L b0 b0 3 @ Q@ N —_ C L m N Y .� N N vYi Y w O m m 0 Y N N m b0 (cSp m N @ Y Q (Dm V va+i V O) 0 0 H N> > Y O m O m 0 L E V Y N m m "O C,-0 -0mm @ -0 = -O L V z V z m b0 -p (D N to 3 t N w> c c E c 0yN/ "@6 m m t t "@6 i p Q Y "6 _ O u m> L v V 0 V O N O_ '" V 0/ 0> N V @ In @ 9 3@ U 0 b0 f0 i-� a`+ 3 L r H N v v t N u w 0 m 00 v m 00 m v w N 3 o 0 o 0 Y 0 3 o 0 _m o "6 w 0 E O O .m w N> ON m0 > L N .N V 01 .N m0 m Y N@ _ N E 0_ E O O u 0 U N Y@ > +`+ > I� N m u O_ Q —@ @ u o u w v E 0 E v a v s O v s 0— 4 T @ u @ f0 d% m@ N CLy CL -0@ L N m N J m CL N In @ y/ Y� E 3 p V V m o0 w 0 'O N O) (D to N o 0 0 E> L @ m @ m Y @@ Y@ v w L m L N Y m v m N m "6 L p O N CL O CL U p T to p �n s' i@ 0 O@ 0 O N m m N Y �= = C V {_p+ i t E N p Y Y Ln @ @ V N Y Y L Y '3 L@ CL m O_ —_ f0 0u N vOi N IY/1 n C 0 n w O) @ Q m m\ O C C OV OV @ i L 0 N H C C 0 a0 +� m M m N O O_ 0 _@ m O m o m o v m v (D 0/ Q O w_ 0) @ w f6 U O" L O@ z 3 _0 m Q u 0 3 m v V n E t c c°@ .� fl- u c 3 u Q 0 Y Q O N @C Y 0) m w— O 3 Y vYi U1 0 b0 N@ N@ m $— p @ 0 v y. -p @ (D f0 N N > p> w 0 w O N V' m o Q@ Q@ N L L N Y w 0 0/ O �n L N h C �' i/ N Q m m Q V 0 V v O m +@+ N -O m m i N@ 0 V @ CL 0 m O O m O m 0 m m 0 a 0/ 0/ O p N 0@ 0/ 0) Y Y 0/ Y 3 0 L -0 "6 N CL N~ to > N 0) L V m L Y Q Q b0 N@ m m O O N E 0 "06m i "06m i 0 6 N L m N 01 3 0/ 3 >, .b0 0_ O" Q C N Q T 0) E 0) 0) E 0/ N> Q Q 3 t N 0) L O .r L W 0@ c@ @ 0 y0 0/ c@ i+ �, @ .= 5C L "6 C L V C j 0_ 0_ Z N N M P 00 01 H H H H H H H H N N 75A-302 vv L N Y C 0 N 0-0 V L L Y p V Q X w a vv L N Y C p N 0 0� V i N i L Y p V Q X w a vv Y C w p N 0 0� V i (L) U/ i L Y p V Q X w a vv Y C W p N 0-0 V N N i L Y p V Q X w a vv Y C p N 0 0� V i N U/ i L Y p V Q X w a vv Y C W0,0 p N 0-0 V i U/ (L) i L Y p V Q X w a vv Y C 0 N 0-00� V i N U! L L Y p V Q X w a w c u Y Y Y Y Y O W O Q O Q O Q O Q O Q UO O u O T u O T O T O T O T VY`, C Y C O u p V O V c O V c O V c O V v C Y C C Y C C Y C C Y C C Y C V u Q C Y V m V m V m V m V m 'C V V N W O- N W O- N w O- N W O- N W O- c O_ C V N W Y u o ¢ u o ¢ u o ¢ u o a u o o m o a u cp yL, m m o p C 0 V WC O w C b w C b O Q p mC p N 0 p C WO QN V "6 CIO C N v O M E O0 (D O E m O N -0N N O p L 3 N N C Y N Y v T "6 E C m Y N N Y y m Q C m 3 Q Q� Y � O U) Ou O w C O V N c V V O m u N m N Y C @ v T N O_ V T O N Y O .4% O Y p_ O C Y o_ N °/ do o _ L m —_ m `° o w _ L '° " Q o w �p Y^ 3 (D —� 3 w a v " 3 s Y m v p v N T O v N° 0-0 T m m E T wo C E N O to O- U/ O ?_' c M C m O ._ �n O- N H m 3 3 4 9 v� O +.' Q E N N N L V N C m 0 0 v v N L V U O pV Q Y N N O m U) C to M +O+ m N v L p- b0 C Q b0 U) Y Y 3 C m U! Y -p N i0 N "O U) Y a+ 3 C N m +.'' _6 m c m Y_ O Y i m N b0 C C am_ co C C U Q Q N N C�_ cO C- O U/ cr m N 3 V c c c m V c c c c O c m N c "O N m L O u b0 Q p Yj "6 Ul L W m N v3i N v L O u b0 Q O Yj O m N m L w N 'N m Q Q N N J Y N O Y p C— �" In O Q (D L m Y U) N L m C V C1 N 3 m m N Q m m C V Q U) Q c L U) N m` = �m C N _O m `,� Y� fl' Y C'L N N O U! m U) V V N C c N L p N O Y v cm 3 m ov m o a H'� Em -O-0 Y Y w w �,> Q 3 T ^ Y N V N C Q f0 Y N Y f0 f0 Y C Y Y@ N V N O Q S m w f0 U/ Y VI Y m f6 > % O c — Y m c c N m m_ u c o �n C c N m m Q�yn T E 3� ' E p m Y Q O C C N C e m a+ E Q ._ c C w C N_ .L N "6 Y Q Y "6 N bO N _O Q L _O ~ E w to m E b0 v O Q L p ~ (Df0 O Y ,� u v E O 3 Q L u Q Y f0 Y Y m w E O f6 V C -p -a _ Y Y M L _Q Ul O Y O C O "6 L c Cl N N C �p m C C cL m E T Y N m m m C m N U) Y V N N N Y O C N m C _V C = O c 3 _V C = �' c L N _O -O Q m C u —� i U/ Q ._ N 3 In YO m C c N U U C O L N 3 In YO m C E C o C 3 0 C m C m ,� 0 c 0 E o FO E� c V N C E wo E" (D L Y~ L v o V 0' b0 E„ Y N -O S b0 Ul Y b0 J L b0 E T Y V Q Q m N Q Y 3 C C "6 U) C N U U C m 4 'N Y 0= ++ ?� 'y� U U C m b0 i0 Y C F H c O` U O E v 6 O V V n_ V C Q C m N li _N p Q C m v o Y, w v s c o w w L c o o w w s c o v u v w o 0 a, Q L m m N D b0 u O m c b0 Y O� m N YO b0 u '� N O m Y m w U) V Y N bO �i O VI Y Y Y N Q Y N ar C N 'f.i Y Y N O>% 3 L O C E �_ Q= N s i " N c N y/ LL U O .7 v t i- N C CL D U _O O Q C c v c m m m c m" L m 'O 3 In "O I 0 b I L EC L m u _¢ u ¢ co 0s O �-I N M In w 'i ri ey rl N N N H H H H H H H N N 75A-303 w 6 Y C bfl O 'N w 0 'Q w w V\_I > L Q V Q X w a w 6 Y C W C O 'N w 0 'Q w w _N > L Q V Q X w a w Y W O N s 0 \ w t O > m w V Q X w wav w Y O N s Q \ w t O > m ±_ V QOLO X w w a v Y 0 N c O O w c0 b0 3 _0N w L Y u � @ m 0 C Y w _p E w V u U f2 to m O w 0 CL f6 O w O O- ' O u C O w u w ,Y O w u to N —_ p Y V c C O c@ c N CL to w f6 c U c m M,;" f2 fy j u M CL O c u m CL p w C 3 bo e O m N w "6 f6 w V c u CL V O— 3 o w V 0 0¢ u 0 a` - u o¢ O m CL m o Ytxo Qto _ w Y s Y m v w Y O t Q N T J V N— w fi w V 3OD f0 Y vYi w c 9= Y OL O u sV wmn OO 3°�°n °3 o 0w 6 Q w E c w w n O_ v 0 Y O m Y 0 m w E O w > O v YO "6 V E V c C o m Y w 3 pOp w .N w t O w m L w O 4 O O w 'o-0-0 N ,3 N O m N N '� w w u Q yw, m CL c O aa) m E T w 0 m 3 w o .0 s E m m Y 3 9 N-o m W t �� w mm w w o v m m m @ o f6 Z L i� _v f2 N w in E f2 v c w w` a+ `� w N^ CL Y Q U m C p ,� O> v m O CL c E w Q O c6 C w t O w c '� O bo w c w 4 w> .N. E f2 C O f2 O N —_ v L u u 0 Q "6 v E t Y w to O c w V .� m N w O- i0 CL ._ —_ Q O p u E w o y' w �, Q >> ~ C m u M M ry O J N w N N C OV _O 3 Q p- '� W L t V w w H t c f0 Y "6 d Y Q w f0 c w @ NO = _E C In Y Y c m c t vi w w O N N T 3 V c Y c O J Y f2 f6 ' v o m m° v E m> m v u X c .�- n= v 3° n .3 w v° w v w . ._ s -0 W .,� c (V � — oo c E — to to w m -0 — m Y p w V fO V V Y w c m N m C ywa N 'Q _u O cu 3 +' +. i w p E 3 w u E Y u t N c w w m c :, w .: w w w ,,,�.= O 9 m w v O m Y N N V w 0 c O M> w "O a+ , '^ p N_ Y In f0 Y CLL N LL M Y C N f6 N -d w— Y_ Y E D N Y -0 CL ~ Q E O Y CL w 0 'J to i� Q_ w M=— N N Q {_i+ N N _ pOD f0 w V VNI o o O CL w w o cp V m p 0 LF, a= �O — o w V O m Y m m T +t+ m V m "O L 3 u CL w N E V m c CL bo CL s c b0 CL t fp w L N N `C m N w Q w N — c m X w Y C Y Y f0 OO 3 0 N (d C w> _V Q w� 3 t m w Q m� bo Q w v "6 Y w c N N w 3 w w f2 w f0 C 4 V w -Q on .w E w M N c +N+ C c c V m O E CL vYi c. u O N O m -Q c t c v O 3 p 3 w _0 m CL 0 w QCL o c w 6 N -0 zm W Ln T O c N y= O_ u N N N -0 0 0 0_ > w bo > Q w v V O L `+ -~p CL c +0`+ i/ O O c w V Y CL Q Y O m c p o w N O O 0 Y N H" H— a Y d m Q Q O m Y N� C t1 N V NCL (D Y to J m c w L m@ C V1 m O w Y U/ Q_ w O m Y w O w Q u N txom w O w CL w N Y N Y w w i w Q_ C Q V m N w -Q Q_ Q Y CL -Q w u W O O w m s X w N w >_ 0 E w p t '^ Y w 0 E t u m m m s 3 +w+ Y C% N f0 EQ CL C Y Y N E N N Oo Y N CL EL EQ N CL O_ P 00 01 O el r N N H H H H 75A-304 W v Y N O� N O w w > t 3 0 V Q X co w a w v Y w OL)p N O w w > t 3 0 V Q X O] w a w v Y WY O� N O w w > t> 3 o V Q X m w a w � v U/ O L N O w w t 3 o V Q X m w a u C w Q 2 /� 3 a u C w txo Q 2 /� 3 a w = Y OLIO O O > W 3 V X w v W C N w N 0 Q ca a w = Y w O O _w ; 3° V X w 6 ws C b0 .N "6 w t> Q a w 6 w Y C w pp O .N O "6 w w ) _N t 30 V Q X w a w = Y 4- O O yl J O° U X w 6 w C b0 .N "6 w _N t Q 0- 0 0 0 00 0 00 00 c c c c c c on o0 on ° v v W w w O O O pp pp pp m N m m T m T m T C ° C ° C ° C C C V V V V V V @ _O a'' Y V O _O @ Y Y V @ _O Y Y V w 4= w w C w C w C m V m to pp to Y@ Y@ Y@ O i b0 i 0 i C C C w J w J w J O Q N D_ H ° d N 3 3 3 Y u Y u Y u O p O O O Q O Q O Q O N E a` O_ u a 0_ u a` O_ u w ° w O N w w V w° C O C s@ T a V Q C w, L 0 w w Y 3 O @ Y ° Y 3 o a \ E w 0 m .T p v w Z o w 3 ° w o rn $ u w -p u c m vY @ i w — 0 O v y c w p i u@ w w E t d' 0. O Y N E a@. v p v Z u v N u t 0 "6 w Y C C Y G H@ OV @ w C w ?� @ O c 0@ C C w w Q Y U lC C w N w @ O N w i� N Q T — y O L w 3 utjo @@ fl_ @ E w w 00 v m OO O ° '6 >° t > a = u0 w .`• u -6 N D C .Q v C VI O_ @ Si N H 'U 'Y E @ N E 3 [Z "6 p_ ° E V = @ yn "O w V ° @ O w b0 ° .�.� @ V w y0 U @ 3 4 O .� p O w w O N w Y J t C Y N to3 w 'Cj V OO N p O C V Q '2 txo 0 OO E O O @ O m K °u t C a.' 3 _0Y Q :EW �+ L Y w _p -0 Q p w V 'u w w O "6 C m i @ C O L@ C 06 @ V @ w t @ 3 �+@- w N@ X C C O C w Y 3 O O_ .2 ° O_ —@ H@ U O @ fl_ c p m °- _- Q °O c C c ° u°dO 0 p —° @ Ow u t u 0 u O "O 3 O O V w p O O Y u w ++ u C w d° O L O @ -p @ O t @ w O O H w w c t O Q O c c d w v� o C 3 C s — O '-r. 3"-0 m — O '.� Y 0-0 3 O- p W d O O N "O 3 0 3 Y m 6 w m m' w U t u T ?' 9 O Q O in t@ N u0 c t N t@ '^ 0 t '^ c m 0 U YO p@ E° u w 0 'o S o m °° u c w ° 3 Y w ° N " E o O w ° oo 3 w '^ n ° u @ m= ~ w e —_ O_ u ° @ ° 3 Q ° m w C �'' U b0 C O N b0 C O N V w b0 C w C u O b0 @ vV w @ O w W 0" w w b0 'N - 'W > w N o V 3 @ u w w s V 3 > c O c w w O w m Q Y N@> o o 3 w -O w m 'Y w w> w o Q O U N O Q i %� V N -p > -p N Y Y CL T u fl_ D u N i 0 C C u w 0 fi "6 w� u w d C "6 u 3 0 @ 0 9 w@ Y •• Y Y @ w e w w e v O 0 O N O O Y� w Y O w t N° w Q N° w Q 3 O E ,,, w 0@ yw, 3 Q O E" 0 Y� O Y N N w Q v Q w_ =@ •N U Y u V CL ;++ L O D. Op fi 'O Q 0 O v ice+ w yp yp L° O s w O w 0 U w@ N—@ w u fl_ N a`a nY a` 0_uQ Ya` @> c> c O t �-0 L Y @¢v��v t @ O @� t 0@ Yw v rl N N N M N N @ Y1 N W N ,v 'y N M q H H H H p_ 3 H H w K 7 > > N N 75A-305 w 6 L w Y C 0 N 0 L 3° X W O_ w L v Y 4% p o0 N 0� ; L 3 0 X < w CLW w 6 L w Y C 0 N 0 ; L 0� X D_ w 6 L w Y C 0 N 0 ; L 0 w Q w d w 6 L w Y C 0 N 0 ; L .3 0z w Q w d w 6 L w Y C 0 N 0 ; L 0 Q w w d 0 t 0 0 0o + oo 0o w@ u 4j oo N @ E C� O 0 C � O � O �O L CL uCL CL O M O to 0@ 0@ 3 M 3 M p [Z i N p@ 'p p CL i N [Z i N w 0 n $ n $ ¢ ¢ a` CL$ a` w a` a` -0 -0 w 0 w c v C to c �p 0@ Y C N v{@+ t U1 o Y vi C nj Y 3 C L yw, C V +L+ V 0 Y Y O u N N "0 V Y° w V _V d w _0CL ° N@ p @ 0 O aw. w 4 d0 J C N C 3 N V 0@ Y "0 L@ aw+ C$@ C u Y O� -0 C @ d W w w @ Y° yw, @ L i C CL _ 0 N p @@ to CL N N Q " w c m W - 3 u w@ +' pp +- w w E X@ w -_ Y c v w c c o E p O° u @ v +. c c° oo _a o w ° m @ w E N N N O .Y h y` ° "6 CL N (D O N u t H O E m ,M u O w Y n Y -o Y -o @ �_ v w 2 0 T @ L@ w w N 3@ @ C N w Y p U w �.' 0 CL w Y N C E N Y Q L y@ 4 CL 3 u Y w C C w Y V w -0 N T �T O L N 4- O V @ O w L 0 O w O to .'�' N @ L Y N N Y 'a.,, @ on "O d @ w p@ N V u w C— 0 w @ c U u E- 0� 3 w w w @ :r o w ¢ Y u °- :.- C p Y c C o w 0 .i }c- 0_0 m Q O C "Y6 3 4 m o '^ x L@ @ O U w C 3 "O Y N E L 0 X w w w b0 O O c w N v p CL Y= Y w C E w c w ''=' o v� @ y N �' 0 p L w E " $ 3@ io N u Y 0@ 0 0 `� v� @ w •.- c@ c ', H @ 0 3 w -p c C "O CL u w m fl_ N O O p w p 0 CL w E w m % �Y w Y C u 3 p� L Y to O L Y w v C w Y L Y ._� L Y o@ 'y;, w L Y u w Y 0 'y Y L w N c (p o c O 0..3 w N w w �, '� Y@ w@@ L v- U 3„ @@ E w CL c 3 i Y @ Y M@ L i p -O Y N 0 CL L o °vYi°V p_ ,N, O 0 @ p@ C w Q@ u Y C -O ++ V -0X w Y 4- -0 w v +• L L .0 @ Q N o ctf o 0 0o c w Y m$ c O °V o N m C v 0 s o o w 3° c ; w o Y^ d N C a+ CLN w L Y CLV L CL V V L Q Z v own w t o-0 `L' w° °0 m y° u E n m �' `m U O N E o �,� -6 to c o -@ a moo 0 o> o 'a w@ L/ E u U 3 v w -6 p m m@ w c i� 0_ V "O V w 3 V N VI Q �w+ @ i Y CL N v O Q O m °" C@ 3 0@ L w C L w _w w N E O w w mow, i@ O M CL "O w N O O 0 Q vi U w X w 3 N @ '�' a+ 'p @ w w Y C' 3 w w c_ f6 w '0 w@ v C 3> w 0 u w 3 0 Y O E E d" 0 > 0@ '- -o > Q 0 y-0 > 0 Q m p 'y, w -0 0-0 Yj 0 N CO L ++ E m 0 w "0 Y Y -0 0 i 'v w Y w V C@ C w "O p Y "O O vYi y L Y 0 _w w C m @ "0 u w L@ N L o v E w CL u°@ Yj Y t w u p w p w u c w° w Q Y w C 3 C w Y N Y w V° w_ N N T w_ � N _C ai w v@i N m .O C_ v p@ O E p 0 C@ N N >,i ° i N u@ �i ° 3 N to ° .r u@ — VI 'w p 0- w 0 O U u 0 ° E w o Q v N T fl_ N =' N 'o °- w 'o Q u =' w m E d O w 'o C °' w L N w Y 'a w° C CL 0 o u w c '� w m u 3 w Y L@ L N L w "O V L H +;,, w "0 w 0o "O d w 0 Q w L 0@ 0- _° fl_ D_ O "O _T U 0-0 p Y@ @ N D_ i V w @ .r N Ln ^ Go M N > > 7 7 > W 75A-306 0 N 0 75A-307 Exhibit B March 2020 I Addendum No. 1 to the One Broadway Plaza EIR One Broadway Plaza Project for City of Santa Ana Prepared for: City of Santa Ana Planning and Building Agency Contact: Vince C.Fregoso, AICP Planning Manager 20 Civic Center Plaza Santa Ana, California 92701 Prepared by. PlaceWorks Contact: William Halligan, Esq., Managing Principal, Environmental Services 3 MacArthur Place, Suite 1100 Santa Ana, California 92707 714.966.9220 info@placeworks.com www.placeworks.com ®PLACEWORKS 75A-308 75A-309 ONE BROADWAY PLAZA PROJECT FIR ADDENDUM CITY OF SANTA ANA Table of Contents Section Paee 1. INTRODUCTION.............................................................................................................................. I 1.1 PURPOSE OF AN EIR ADDENDUM 1 1.2 CONTENT AND ORGANIZATION OF THIS ADDENDUM 3 13 PREVIOUS ENVIRONMENTAL DOCUMENTATION 4 2. ENVIRONMENTAL SETTING.........................................................................................................5 2.1 PROJECT LOCATION 5 22 ENVIRONMENTAL SETTING 6 3. PROJECT DESCRIPTION.............................................................................................................13 3.1 PROJECT BACKGROUND 13 3.2 PROJECT DESCRIPTION...............................................................................................................................15 33 DISCRETIONARY ACTIONS 15 4. ENVIRONMENTAL CHECKLIST..................................................................................................17 4.1 BACKGROUND 17 4.2 ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED 19 4.3 DETERMINATION (TO BE COMPLETED BY THE LEAD AGENCY) 19 4.4 EVALUATION OF ENVIRONMENTAL IMPACTS 20 5. ENVIRONMENTAL ANALYSIS.....................................................................................................23 5.1 AESTHETICS...................................................................................................................................................... 24 52 AGRICULTURE AND FOREST RESOURCES 26 5.3 AIR QUALITY 28 5.4 BIOLOGICAL RESOURCES 34 5.5 CULTURAL RESOURCES 38 5.6 ENERGY............................................................................................................................................................... 43 5.7 GEOLOGY AND SOILS 45 5.8 GREENHOUSE GAS EMISSIONS----------------...........................................................................................50 5-9 HAZARDS AND HAZARDOUS MATERIALS 56 5.10 HYDROLOGY AND WATER QUALITY 61 5.11 LAND USE AND PLANNING 66 5.12 MINERAL RESOURCES 67 5-13 NOISE.................................................................................................................................................................... 69 5-14 POPULATION AND HOUSING 72 5.15 PUBLIC SERVICES............................................................................................................................................ 75 5.16 RECREATION.................................................................................................................................................... 80 5.17 TRANSPORTATION 81 5.18 TRIBAL CULTURAL RESOURCES 90 5.19 UTILITIES AND SERVICE SYSTEMS 91 520 WILDFIRE ............................................................................................................................................................ 98 521 MANDATORY FINDINGS OF SIGNIFICANCE 101 6. LIST OF PREPARERS................................................................................................................103 6-1 CITY OF SANTA ANA 103 62 PLACEWORKS 103 7. REFERENCES.............................................................................................................................105 March 2020 Page i 75A-310 ONE BROADWAY PLAZA PROJECT FIR ADDENDUM CITY OF SANTA ANA Table of Contents APPENDICES Appendix A An Quality / Greenhouse Gas Memo Appendix B Project Trip Generation Memo Appendix C Water mid Sewer Studies Page ii PlaceWorkr 75A-311 ONE BROADWAY PLAZA PROJECT FIR ADDENDUM CITY OF SANTA ANA Table of Contents List of Fikures Fiu_uce Page Figure 1 Regional Location Figure2 Project Location... List of Tables 7 .... 9 Table Page Table 1 Summary of Existing Conditions on the Project Site..................................................................... 6 Table 2: Approved Project Land Use SunFr a y...........................................................................................14 Table 3 Proposed Project Buildout Comparison with Approved Project...............................................15 Table 4 Proposed Project Operational Emission Summary.......................................................................31 Table 5 Operational Emission Comparison......................................................................... Table 6 Currently Approved One Broadway Plaza Land Uses GHG Emissions..................................55 Table 7 Proposed Project GHG Emissions..................................................................................................56 Table 8 Forecast, City of Santa Ana and Orange County...........................................................................73 Table 9 Proposed Project Student Generation.............................................................................................77 Table 10 ITE Trip Generation Rates...............................................................................................................83 Table 11 Proposed Project Trip Generation Summary .................................................................................83 Table 12 Trip Generation Comparison...........................................................................................................85 Table 13 Proposed Project Water Demand............................................................................ Table 14 Proposed Project Wastewater Generation ............................................ Table 15 Proposed Project Solid Waste Generation......................................................................... March 2020 Page iii 75A-312 ONE BROADWAY PLAZA PROJECT FIR ADDENDUM CITY OF SANTA ANA Table of Contents Tbispage intentionally leftblank- Page iv PlaceWorkr 75A-313 1. Introduction This Addendum to the City of Santa Ana's 2004 certified One Broadway Plaza Environmental Impact Report (2004 Certified EIR), State Clearinghouse No. 199101047 has been prepared in accordance with Section 21166 of the California Environmental Quality Act (CEQA) and sections 15162 and 15164 of the CEQA Guidelines. The City of Santa Ana is the lead agency responsible for the EIR, and this Addendum for the proposed One Broadway Plaza Project. Caribou Industries Inc (Applicant) proposes to revise the existing entitlements of the One Broadway Plaza Project to permit a conversion of a portion of the permitted office square footage to residential use ("Proposed Project"). The Proposed Project would incorporate residential units within up to 19 floors, which were previously designated for office uses under the Approved Project. The Proposed Project would provide up to 402 apartment units for a total of approximately 254,472 residential square feet. The residential component would include penthouse suites, standard and executive residential units, and affordable units. The non- residential components would include office, restaurants, commercial uses, wellness fitness center with a spa, aid a parking structure consistent with the Approved Project. 1.1 PURPOSE OF AN EIR ADDENDUM 1.1.1 CEQA Requirements Where a previous program EIR has been prepared, subsequent activities within the program must be examined in light of that EIR to determine whether an additional environmental document must be prepared. (CEQA Guidelines Section I5168(c)). Where the subsequent activities involve site specific operations, the agency should use a written checklist to document the evaluation of the site and the activity to determine whether the environmental effects of the operation were covered in the program EIR. (CEQA Guidelines Section 15168(c)(4)). Pursuant to PRC Section 21166 and State CEQA Guidelines Section 15162, when an EIR has been certified or a negative declaration adopted for a project, no subsequent EIR or negative declaration shall be prepared for the project unless the lead agency determines that one or more of the following conditions are met: 1. Substantial project changes are proposed that will require major revisions of the previous EIR or negative declaration due to the involvement of new significant environmental effects of a substantial increase in the severity of previously identified significant effects, 2. Substantial changes would occur with respect to the circumstances under which the project is undertaken that require major revisions to the previous EIR or negative declaration due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects, or March 2020 Page 1 75A-314 ONE BROADWAY PLAZA PROJECT FIR ADDENDUM CITY OF SANTA ANA 1. Introduction 3. New information of substantial importance that was not known and could not have been known with the exercise of reasonable diligence at the time the previous EIR was certified or the negative declaration was adopted shows any of the following: a. The project will have one or more significant effects not discussed in the previous EIR or negative declaration. b. Significant effects previously examined will be substantially more severe than identified in the previous EIR c. Mitigation measures or alternatives previously found not to be feasible would in fact be feasible and would substantially reduce one or more significant effects of the project, but the project proponent declines to adopt the mitigation measures or alternatives. d. Mitigation measures or alternatives that axe considerably different from those analyzed in the previous EIR would substantially reduce one or more significant effects on the environment, but the project proponent declines to adopt the mitigation measures or alternatives. An Addendum can be prepared to a previously certified EIR if some changes or additions axe necessary but none of the conditions described in Section 15162 (above) calling for preparation of a subsequent EIR have occurred (CEQA Guidelines Section 15164). Changes to the One Broadway Plaza (Approved Project) and regulatory conditions, described below under the Project Description would fulfill none of the conditions outlined in CEQA Guidelines Sections 15162(a)(1)— (3) as these changes would not result in new significant environmental effects of a substantial increase in the severity of previously identified significant effects requiring major revisions to the 2004 Certified EIR. Accordingly, this checklist provides the substantial evidence required by CEQA Guidelines Section 15164(e) to suppoft the finding that a subsequent EIR is not required and an addendum to the 2004 Certified EIR is the appropriate environmental document to address changes to the project. As stated in CEQA Guidelines Section 15164 (Addendum to an EIR of Negative Declaration): a) The lead agency or responsible agency shallprepare an addendum to a previously certified EIR if some changes of additions axe necessary but none of the conditions described in Section 15162 calling for preparation of a subsequent EIR have occuxfed. b) An addendum to an adopted negative declaration maybe prepared if only minor technical changes of additions axe necessary of none of the conditions described in Section 15162 calling for the preparation of a subsequent EIR of negative declaration have occurred. c) An addendum need not be circulated for public review but can be included in of attached to the final EIR of adopted negative declaration. d) The decision -making body shall consider the addendum with the final EIR or adopted negative declaration prior to making a decision on the project. Page 2 PlaceWorkr 75A-315 ONE BROADWAY PLAZA PROJECT FIR ADDENDUM CITY OF SANTA ANA 1. Introduction e) A brief explanation of the decision not to prepare a subsequent EIR pursuant to Section 15162 should be included in an addendum to an EIR, the lead agency's findings on the project, or elsewhere in the record. The explanation must be supported by substantial evidence. After careful consideration of the potential environmental impacts of the Proposed Project, the City of Santa Ana has determined that 1) none of the conditions requiring preparation of a subsequent or supplement to an EIR have occurred, and 2) the circumstances described in Section 15164 of the CEQA Guidelines exist Therefore, an Addendum to the One Broadway Plaza EIR has been deemed appropriate. 1.1.2 Scope of Analysis in This Addendum Changes to the One Broadway Plaza EIR ("Certified EIR") and regulatory conditions, described below under the Project Description would fulfill none of the conditions outlined in CEQA Guidelines Sections 15162(a)(1)—(3) as these changes would not result in new significant environmental effects or a substantial increase in the severity of previously identified significant effects requiring major revisions to the 2004 Certified EIR. Accordingly, this checklist provides the substantial evidence required by CEQA Guidelines Section 15164(e) to support the finding that a subsequent EIR is not required and an addendum to the 2004 Certified EIR is the appropriate environmental document to address changes to the project In order to implement the Proposed Project, a number of discretionary approvals from the City of Santa Ana are required, including a General Plan Amendment and a Zoning Ordinance Amendment to the One Broadway Plaza Specific Development District (SD 75). As lead agency under CEQA, the City of Santa Ana is required to evaluate the environmental impacts associated with these discretionary approvals. The scope of the review for projectrelatedimpacts for this Addendum is limited to differences between impacts analyzed by the Certified EIR for implementation of the One Broadway Plaza Project (Approved Project) and the Proposed Project. The Approved Project will serve as the "baseline" for the environmental impact analysis. The baseline includes all applicable mitigation measures from the adopted Mitigation Monitoring and Reporting Program (MMRP), approved in conjunction with the Certified EIR. As required by CEQA, this Addendum also addresses changes in circumstances or new information that would potentially involve new environmental impacts. 1.2 CONTENT AND ORGANIZATION OF THIS ADDENDUM This Addendum relies on the City of Santa Ana's CEQA checklist, which addresses environmental issues section by section. The completed checklist is included in Section 5.0, Environmental Analysis. Each environmental topic has the following subheadings: Summary of Previous Environmental Analysis (including the One Broadway Plaza EIR, and previous CEQA documentation; see description under Subsection 3.1, PrOjectBackground, of this Addendum) ■ Impacts Associated with the Proposed Project (including environmental checklist) ■ Adopted Mitigation Measures Applicable to the Proposed Project March 2020 Page 3 75A-316 ONE BROADWAY PLAZA PROJECT FIR ADDENDUM CITY OF SANTA ANA 1. Introduction 1.3 PREVIOUS ENVIRONMENTAL DOCUMENTATION For a detailed description of adopted land use planning documents that apply to the Certified EIR and associated environmental documentation, see Section 3.1, Project Background, of this Addendum. Page 4 PlaceWorkr 75A-317 2. Environmental Setti 2.1 PROJECT LOCATION 2.1.1 One Broadway Plaza Specific Development District (SD 75) The One Broadway Plaza Specific Development District (SD 75) is located in the central portion of the City of Santa Ana in Orange County, California. The District is approximately 0.5 miles southwest from the I-5 Freeway and approximately 10 miles northeast fiom the Pacific Ocean, as shown in Figure 1, Regional Location Mali. The District is generally bound by Washington Avenue to the north, Sycamore Street to the east, 10th Street to the south, and N. Broadway to the west. The Project Site is currently developed with seven existing structures, six of which are designated as historic. One parcel on this block is not a part of the One Broadway Plaza Specific Development District and is located along N. Broadway and is zoned Midtown Specific Plan (SP 3). The One Broadway Plaza Specific Development District zoning allows for certain types of office uses, service and commercial retail, cafes and restaurants, florists, pharmacies, day care facilities, museums, libraries and galleries, and artists' studios alongwith other uses with the approval of a conditional use permit The objectives of the One Broadway Plaza Specific Development District is to create a landmark office project along Broadway, maintain the existing streetscape, maintain the scale and character established by the existing historic structures along the north end of the district, maintain large open setbacks adjacent to Broadway, encourage revitalization of existing properties; and enhance the pedestrian experience. 2.1.2 Midtown Specific Plan (SP 3) The Midtown Specific Plan area is roughly bound by 17th Street to the north, Civic Center Drive to the south, mid block between Bush Street and Spurgeon Street to the east, and midblock between Broadway and Durant Street to the west. One parcel on the Project Site is zoned Midtown Specific Plan. The vision for the Midtown Specific Plan is a "thriving and integrated district of civic, business, cultural, and retail activity with a small residential component" 2.1.3 Project Site The Project Site is located within one city block on Broadway Street between loth Street and Washington Avenue, as shown on Figure 2, Project Location. The Project Site is comprised of three parcels with Assessor Parcel Numbers (APNs): 398-561-18 (1211 N. Broadway); 398-561-02 (1205 N. Broadway); and 398-561-03 (1205 N Broadway) (Orange County 2019). The Project Site is approximately 0.5 miles west of the I-5 Freeway and approximately 0.7 miles fiom the Santa Ana Regional Transportation Center. The Project Site is approximately 4.32 acres. No changes to the Project Site boundaries are contemplated as part of the Proposed March 2020 Page 5 75A-318 ONE BROADWAY PLAZA PROJECT FIR ADDENDUM CITY OF SANTA ANA 2. Environmental Setting Project. The Project Site is generally flat and the southern portion of the Project Site is currently under construction to implement the Approved Project. 2.2 ENVIRONMENTAL SETTING 2.2.1 Existing Land Use and Zoning The Project Site includes the entirety of the One Broadway Plaza Specific Development District, and one parcel on the Project Site is not part of the District (parcel with APN 398-561-03). The portion of the Project Site within the District (parcels with APNs 398-561-18 and 398-561-02) is zoned Specific Development 75 (SD 75), One Broadway Plaza Specific Development District, with a corresponding General Plan land use designation of One Broadway Plaza District Center (OBPDC). The parcel with APN 398-561-03 is zoned Midtown Specific Plan (SP 3) with a General Plan land use designation of Professional & Administration Office (PAO). The largest parcel on the Project Site, with APN 398-561-18, includes six one- to two-story fesidential structures some of which have been converted to commercial and office uses along Broadway; a one-story commercial building located at the southwest corner of Washington Avenue and Sycamore Street; surface parking lots; and a graded/construction area on the southern portion of the site associated with the Approved One Broadway Plaza project. Parcels 398-561-02 and -03 are developed with one two-story story fesidential/office building located at 1205 N. Bfoadway.. Table 1 summarizes property information and existing conditions on site. Table 1 Summary of Existing Conditions on the Project Site Existing Designations Land Use Zoning Parcel APN Address Description 398561-18 1211 N. One Broadway Plaza Specific Development . Six one -to two-story residential structures some of Broadway District Center 75 (SD 75) which have been converted to commercial and office uses along Broadway, • A one-story commercial building located at the southwest corner of Washington Avenue and Sycamore Street, surface packing lots, and • A graded/construction area on the southern portion of the District associated With the Approved One Broadway Plaza project. 398561-02 1205 N. One Broadway Plaza Specific Development . A two-story single-family residence/office with Broadway District Center 75 (SD 75) stand-alone packing garage on the southeast corner of the lot. 398561-03 1205 N. Professional & Midtown Specific Plan Broadway Administration Office (SP 3) Page 6 PlaceWorkr 75A-319 ONE BROADWAY PLAZA PROJECT FIR ADDENDUM CITY OF SANTA ANA 2. Environmental Setting Figure 1 Regional Location Map March 2020 Page 7 75A-320 ONE BROADWAY PLAZA PROJECT FIR ADDENDUM CITY OF SANTA ANA 2. Environmental Setting Tbispage intentionally leftblank- Page 8 PlaceWorkr 75A-321 ONE BROADWAY PLAZA PROJECT FIR ADDENDUM CITY OF SANTA ANA 2. Environmental Setting Figure 2 Project Location March 2020 Page 9 75A-322 ONE BROADWAY PLAZA PROJECT FIR ADDENDUM CITY OF SANTA ANA 2. Environmental Setting Tbispage intentionally leftblank- Page 10 PlaceWorkr 75A-323 ONE BROADWAY PLAZA PROJECT FIR ADDENDUM CITY OF SANTA ANA 2. Environmental Setting 2.2.2 Surrounding Land Use and Zoning The Project Site is located on one City block that is surrounded by the parcels zoned Midtown Specific Plan (SP 3). The Midtown Specific Plan area is roughly bound by 17th Street to the north, Civic Center Drive to the south, mid -block between Bush Street and Spurgeon Street to the east, and midblock between Broadway and Durant Street to the west. General Plan land uses that make up the Midtown Specific Plan include: General Commercial (GC), Professional & Administration Office (PAO), and District Center (DC). The Midtown Specific Plan area is developed with a range of commercial uses, educational facilities, multi -family residential, single-family residential, and Orange County services. Outside the Midtown Specific Plan area and surrounding the Project Site, Two -Family Residence (R2), Multiple - Family Residence (R3), Professional (P), and Open Space (0) land use designations are located to the west of the Project Site; Community Commercial (Cl) and Arterial Commercial land use designations are located along 17th Street to the north; Multiple -Family Residence (R3) and French Park Historical District (Specific Development No. 19) are located to the east; and the Transit Zoning Code (Specific Development No. 84) is located to the south. The Midtown Specific Plan parcels that surround the Project Site have a land use designation of Professional & Administration Office (PAO) to the north, east and west; District Center (DC) to the south; and General Commercial (GC) to the northeast A two-story multi -family residential building and a surface parking lot is located to the north of the Project Site, across IOth Street. Orange County services and the Orange County School of the Arts is located to the east of the Project Site, across Sycamore Street A surface parking lot is located to the south of the Project Site, across W. Washington Avenue. Commercial uses and multi -family residential uses are located across Broadway to the west of the Project Site. 2.2.3 Local and Regional Access Access to the Project Site is provided by the surrounding street grid system. Direct access to the Project Site is provide from Broadway (on the western side of the Project Site), Washington Avenue (on the northern side of the Project Site), and Sycamore Street on the eastern side of the Project Site. The Santa Ana Freeway (I-5 Freeway) provides regional access to the Project Site and is located approximately 0.5 miles east of the Project Site. 2.2.4 Public Transit Consistent with statewide mandates (see AB 32, SB 375, SB 743) and SCAG's 2016-2040 RTP/SCS to place increased density near major transportation and employment centers, the Proposed Project would introduce a residential use within an approved office tower, which would provide for a mixed -use project. The Proposed Project -would place residents in the immediate vicinity of governmental offices, professional offices, shops and services, restaurants; and would be within walking distance to public transit opportunities. Bus routes serving the project area include OCTA routes 53/53X, 55, 60, 83,150, 560, and 862. These routes provide connections to several areas countywide. In addition, the Project Site is about 0.7 miles west from the Santa Ana Regional Transportation Station, which is served by regional trains including Amtrak and Metrolink, and bus lines such March 2020 Page 11 75A-324 ONE BROADWAY PLAZA PROJECT FIR ADDENDUM CITY OF SANTA ANA 2. Environmental Setting as Greyhound and several OCTA bus routes. The Proposed Project would be within walking distance of the planned OC Streetcar, expected to be in operation in 2022. The Southern California Association of Governments (SCAG) has designated the Project Site and the surrounding area as a Transit Priority Area (TPA). 2.2.5 General Plan and Zoning Santa Ana General Plan The Project Site's existing General Plan designation is One Broadway Plaza District Center (OBPDC) in the City's General Plan Land Use map. The One Broadway Plaza is "envisioned as a landmark professional office complex that will be a focal point in the Downtown Redevelopment area serving the Civic Center. complex, Downtown, and Midtown urban areas." This land use designation allows for high intensity offices with restaurant and ancillary retail. The OBPDC does not allow for residential. Zoning The Project Site is within the Specific Development 75 zone (SD75), One Broadway Plaza Specific Development District, which is intended to "establish a professional district that will exclusively entitle a 37- story 518,003 square foot office tower at the northeast corner of Tenth Street and Broadway within a historic setting further north along Broadway to Washington Avenue." The Specific Development No. 75 Amendment Application was adopted by City Council in April 2004. The Development Standards requires a floor area ratio (PAR) of 2.9, an office tower of approximately 493 feet above grade, and a minimum of 2,463 parking spaces. The One Broadway Plaza District does not allow for residential uses. 2.2.6 Environmental Resources The Project Site has been developed, paved, landscaped and/or graded, and supports non-native, landscape plant species. The Project Site is in an urbanized area and is currently developed with a seven residential and converted residential to office buildings along Broadway, a one-story commercial building at the southwest corner of Washington Avenue and Sycamore Street, surface parking along Sycamore Street, and a construction site for the One Broadway Plaza office tower at the southern portion of the Project Site. The Project Site is located in the One Broadway Plaza Specific Development District with one parcel within the Midtown Specific Plan area. Additional information regarding environmental resources�r the lack of such resources�n the Project Site can be found in Section 5, Environmental Analysis, of this Addendum under each respective environmental topic. Page 12 PlaceWorkr 75A-325 3. Proiect Description 3.1 PROJECT BACKGROUND The One Broadway Plaza EIR was certified in 2004. The primary objective of the One Broadway Plaza Specific Development District (SD 75) is to allow for the development of the One Broadway Plaza office tower, which is intended to be a major landmark in the midtown section of the City of Santa Ana. The One Broadway Plaza specific development plan includes the following objectives: ■ A landmark office project along Broadway at the center of the Midtown Specific Plan. ■ Maintain the existing streetscape pattern including sidewalk design mature palm trees and historic light fixtures. ■ Maintain the scale and character established by the existing historic structures along the north end of the district. ■ Maintain large open setbacks adjacent to Broadway. ■ Encourage revitalization of existing properties for a variety of professional office uses. ■ Enhance the pedestrian experience through the development of new plaza areas and water features at the intersection of Sycamore Street and Tenth Street and Broadway and Tenth Street 3.1.1 PREVIOUS ENVIRONMENTAL ANALYSIS In 2004, the City of Santa Anm certified the EIR for One Broadway Plaza (State Clearinghouse No. 199101047), herein referred to as the "Certified EIR." The EIR determined that most potential impacts could be mitigated to a less than significant level. However, it concluded that the following topic areas would result in a significant unavoidable adverse impact even after mitigation: ■ Air Quality. Air quality impacts relating to short-term construction would result in a significant impact for PM10 and NO. and operation would result in a significant impact for long-term NO. emissions. ■ Transportation/Traffic. Implementation of the Approved Project would impact two street segments: Main Street between 17u' Street and 1'T Street and Broadway between Santa Clara Avenue and 1'T Street, and seven intersections (Main Street & 17u Street; Broadway Street & 17u- Main Street & Washington Avenue; Broadway Street & 4u Street; 1'T Street & Flower Street; Santa Ana Boulevard & Flower Street; and Fairview & 1'T Street). March 2020 Page 13 75A-326 ONE BROADWAY PLAZA PROJECT FIR ADDENDUM CITY OF SANTA ANA 3. Project Description Utilities and Service Systems. The Approved Project would interfere with the transmission of television signals from area television stations. ■ Aesthetics. The Approved Project would not be proportional to the scale of the existing land use on the Project Site and it would create shade shadows on adjacent land uses. ■ Cultural Resources. The Approved Project would require the removal of three historic homes along Broadway. The project required a general plan amendment; amendment to the circulation element; amendment to the Midtown Specific Plan; adoption of the One Broadway Plaza Specific Development Zoning District; tentative map; vacation of Sycamore Street; encroachment permits/maintenance agreement; approval of inclusion of a portion of State-owned property; Historical Resource Commission review for demolition requests; and a State helipad permit. Therefore, implementation of the One Broadway Plaza Project, is herein referred to as the `Approved Project." The Approved Project includes the construction of a 37-story office building with an eight level parking structure and the rehabilitation of four existing structures into commercial office and restaurant offices. The Approved Project include the abandonment of Sycamore Street between 10� Street and Washington Avenue and the removal of three structures on the Project Site that are designated historically significant. The Approved Project would retain and restore one other historic structure. The Certified EIR analyzed a project size of 545,124 total square feet, which includes office, rehabilitated office, retail, formal dining, and casual dining. The Approved Project also includes an eight level freestanding parking structure of approximately 2,500 spaces. The Approved Project does not allow for residential uses. Table 2 below summarizes the Approved Project's land uses. Table 2: Approved Project Land Use Summary Land Use Square Feet Office Building 508,200 Rehabilitated Office 9,803 Retail 8,525 Formal Dining 15,915 Casual Dining 2,681 TOTAL 545,124 Page 14 PlaceWorkr 75A-327 ONE BROADWAY PLAZA PROJECT FIR ADDENDUM CITY OF SANTA ANA 3. Project Description 3.2 PROJECT DESCRIPTION The Proposed Project seeks to revise the existing entitlements of the One Broadway Plaza Project to permit residential uses in place of some of the permitted office uses ("Proposed Project'(. The Proposed Project would incorporate residential units within up to 19 floors, which were previously designated for office uses under the Approved Project. The Proposed Project would provide up to 402 apartment units for a total of about 254,472 residential square feet. Residential units would range between 500 square feet to 1,250 square feet Under the Proposed Project, 49 percent of the office space would be dedicated to residential uses and 51 percent of the office space would remain. No changes to the retail dining square footage would occur. The residential component would include penthouse suites, standard and executive residential units, and affordable units. The non-residential components would include office, restaurants, commercial uses, and wellness fitness center with a spa, a parking structure, and live performance and presentation space. Table 3 below compares the Proposed Project buildout with the Approved Project build out. The Proposed Project would require amendments to the City's General Plan Land Use Element and the One Broadway Plaza Specific Development District (SD 75) to allow for the inclusion of residential uses. The General Plan land Use Element would be amended to permit residential development along with associated amendments to development density and intensity as needed. The SD 75 zone would be amended to allow residential development and incorporate development standards for residential development. Table 3 Proposed Project Buildout Comparison with Approved Project Land Use Approved Project (Square Feet Proposed Project (Square Feet Office 508,200 253,728 Rehabilitated Office 9,803 9,803 Residential — 254,472 Retail 8,525 8,525 Formal Dining 15,915 15,915 Casual Dining 2,681 2,681 TOTAL 545,124 545,124 3.3 DISCRETIONARY ACTIONS This Addendum to the Certified EIR is intended to serve as the primary environmental document for all future actions associated with the Proposed Project, including all discretionary approvals requested or required to implement the Proposed Project In addition, this Addendum is the primary reference document for the formulation and implementation of the MNI11P. All the approved, applicable measures from the Certified EIR have been incorporated into this document. This document is intended to provide sufficient information to allow the City of Santa Ana and any other permitting agencies to evaluate the potential impacts from construction and implementation of the Proposed Project The following discretionary actions have been requested by the Project Applicant: March 2020 Page 15 75A-328 ONE BROADWAY PLAZA PROJECT FIR ADDENDUM CITY OF SANTA ANA 3. Project Description General Plan Amendment No. 2020-01. The applicant is requesting approval of a general plan amendment to allow residential uses on the Project Site. The current One Broadway Plaza District Center (OBPDC) General Plan Land Use designation does not currently allow for residential uses. Zoning Ordinance Amendment No. 2020-02. The applicant is requesting approval of a Zoning Ordinance Amendment to allow residential uses in the One Broadway Plaza Specific Development District (SD 75) and create development standards for residential uses including density/unit provisions. The Zoning Ordinance Amendment would also adjust FAR and revise parking requirements. The current One Broadway Plaza Specific Development District (SD 75) designation does not allow for residential uses. Page 16 PlaceWorkr 75A-329 4. Environmental Checklist 4.1 BACKGROUND 1. Project Title: One Broadway Plaza Project EIR Addendum 2. Lead Agency Name and Address: City of Santa Ana Planning Division 20 Civic Center Plaza Santa Ana, CA 92701 3. Contact Person and Phone Number: Vince Ffegoso, AICP Planning Manager (714) 667-2713 4. Project Location: The Project Site is bound by Washington Avenue to the north, Sycamore Street to the east, 10u Street to the south, and Broadway to the west. The Project Site is located in the City of Santa Ana, Orange County, California. S. Project Sponsor's Name and Address: Caribou Industries, Inc. Mike Harrah 1103 North Broadway Santa Ana, CA 92701 6. General Plan Designation: One Broadway Plaza District Center (OBPDC); Professional & Administration Office (PAO) 7. Zoning: One Broadway Plaza Specific Development District (SD 75); Midtown Specific Plan (SP3) 8. Description of Project: The Proposed Project seeks to revise the existing entitlements of the One Broadway Plaza Project to permit residential uses in place of some of the permitted office uses ("Proposed Project"). The Proposed Project would incorporate residential units within up to 19 floors and include up to 402 apartment units for a total of approximately 254,472 residential square feet. The residential component would include penthouse suites, standard and executive residential units, and affordable units. Residential unit sizes would range from 500 square feet to 1,250 square feet. March 2020 Page 17 75A-330 ONE BROADWAY PLAZA PROJECT FIR ADDENDUM CITY OF SANTA ANA 4. Environmental Checklist 9. Surrounding Land Uses and Setting: The Project Site is primarily surrounded by the area zoned as Midtown Specific Plan (SP3) with land use designations including General Commercial, Professional & Administration Offices, and District Center. The Project Site is surrounded by commercial uses, educational facilities, multi -family residential, suTgle- family residential, and Orange County services. 10. Other Public Agencies Whose Approval Is Required (e.g., permits, financing approval, or participation agreement): None. Page 18 PlaceWorkr 75A-331 ONE BROADWAY PLAZA PROJECT FIR ADDENDUM CITY OF SANTA ANA 4. Environmental Checklist 4.2 ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED The environmental factors checked below would be potentially affected by this project, involving at least one impact that would represent a new significant environmental effect, a substantial increase in the severity of a significant impact previously identified, or new information of substantial importance, as indicated by the checklist on the following pages. ❑ Aesthetics ❑ Agricultural and Forest Resources ❑ Air Quality ❑ Biological Resources ❑ Cultural Resources ❑ Energy ❑ Geology / Soils ❑ Greenhouse Gas Emissions ❑ Hazards & Hazardous Materials ❑ Hydrology / Water Quality ❑ Land Use / Planning ❑ Mineral Resources ❑ Noise ❑ Population / Housing ❑ Public Services ❑ Recreation ❑ Transportation ❑ Tribal Cultural Resources ❑ Utilities / Service Systems ❑ Wildfire ❑ Mandatory Findings of Signifcence 4.3 DETERMINATION (TO BE COMPLETED BY THE LEAD AGENCY) On the basis of this initial evaluation: I frid that the Proposed Project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. I find that although the Proposed Project could have a significant effect on the environment, there will not be a significant effect in this case because revisions in the project have been made by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared. I find that the Proposed Project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. I find that the Proposed Project MAY have a "potentially significant impact" or "potentially significant unless mitigated" impact on the environment but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. ® I find that although the Proposed Project could have a significant effect on the environment, because all potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the Proposed Project nothing further is required. Signafure Date Printed Name For March 2020 Page 19 75A-332 ONE BROADWAY PLAZA PROJECT FIR ADDENDUM CITY OF SANTA ANA 4. Environmental Checklist 4.4 EVALUATION OF ENVIRONMENTAL IMPACTS 1) A brief explanation is required for all answers except "No Impact' answers that are adequately supported by the information sources a lead agency cites in the parentheses following each question. A "No Impact' answer is adequately supported if the referenced information sources show that the impact simply does not apply to projects like the one involved (e.g, the project falls outside a fault rupture zone(. A "No Impact' answer should be explained where it is based on project -specific factors, as well as general standards (e.g., the project would not expose sensitive receptors to pollutants, based on a project -specific screening analysis). 2) All answers must take account of the whole action involved, including off site as well as on site, cumulative as well as project level, indirect as well as direct, and construction as well as operational impacts. 3) Once the lead agency has determined that a particular physical impact may occur, then the checklist answers must indicate whether the impact is potentially significant, less than significant with mitigation, or less than significant. "potentially Significant Impact' is appropriate if there is substantial evidence that an effect may be significant. If there are one or more "potentially Significant Impact' entries when the determination is made, an EIR is required. 4) "Negative Declaration: Less Than Significant With Mitigation Incorporated" applies where the incorporation of mitigation measures has reduced an effect from "potentially Significant Impact' to a "Less Than Significant Impact" The lead agency must describe the mitigation measures, and briefly explain how they reduce the effect to a less than significant level. 5) Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, an effect has been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(1)). In this case, a brief discussion should identify the following: a) Earlier Analyses Used. Identify and state where they are available for review b) Impacts Adequately Addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis. c) Mitigation Measures. For effects that are "Less than Significant with Mitigation Measures Incorporated," describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which they address site -specific conditions for the project. 6) Lead agencies are encouraged to incorporate into the checklist references to information sources for potential impacts (e.g., general plans, zoning ordinances). Reference to a previously prepared or outside document should, where appropriate, include a reference to the page or pages where the statement is substantiated. A source list should be attached, and other sources used or individuals contacted should be cited in the discussion. ') Supporting Information Sources: A source list should be attached, and other sources used or individuals contacted should be cited in the discussion. Page 20 PlaceWorkr 75A-333 ONE BROADWAY PLAZA PROJECT FIR ADDENDUM CITY OF SANTA ANA 4. Environmental Checklist 8) This is only a suggested form, and lead agencies are free to use different formats; however, lead agencies should normally address the questions from this checklist that are relevant to a project's environmental effects in whatever format is selected. 9) The explanation of each issue should identify: a) the significance criteria or threshold, if any, used to evaluate each question; and b) the mitigation measure identified, if any, to reduce the impact to less than significant. March 2020 Page 21 75A-334 ONE BROADWAY PLAZA PROJECT FIR ADDENDUM CITY OF SANTA ANA 4. Environmental Checklist Tbispage intentionally leftblank- Page 22 PlaceWorkr 75A-335 5. Environmental Analvsis This section provides evidence that no new significant impacts would occur as a result of either a change to the project or a change in circumstances. In accordance with Section 21166 of CEQA and 15162 of the CEQA Guidelines, and relevant case law, the baseline for this determination is the Approved Project. The section will briefly summarize the conclusions of the 2004 Certified EIR and then discuss whether or not the Proposed Project is consistent with the findings in that document. Applicable mitigation measures are referenced from the 2004 Certified EIR, are also provided in each section. As discussed previously, this document is an addendum to the 2004 Certified EIR. The Proposed Project is located in the One Broadway Plaza Specific Development Zoning District with a corresponding General Plan land use designation of One Broadway Plaza District Center. The mitigation program identified to reduce potential impacts of the Proposed Project consists of Standard Requirements (SRs) and mitigation measures (Mv1 Is). The components of the mitigation program are described below. ■ Standard Requirements. Existing SRs are based on local, state, or federal regulations or laws that are frequently required independently of CEQA review and also serve to offset or prevent specific impacts. Typical SRs include compliance with the provisions of the California and local building codes, South Coast Air Quality Management District rules, City ordinances, and local agency impact fees, among others. Mitigation Measures. Where a potentially significant environmental effect has been identified and is not reduced to a level considered less than significant through the application of SRs, mitigation measures have been provided. All applicable measures have been carried through from the One Broadway Plaza EIR. These mitigation measures have been incorporated into the MMRP for this Addendum. Any modifications to the mitigation measures from the Certified EIR are shown as � for deleted text and bold for new, inserted text The City may substitute, at its discretion, any mitigation measure (and timing thereof that has: (1) The same or superior result as the original mitigation measure and (2) the same or superior effect on the environment. The City of Santa Ana Planning and Building Agency, Planning Division, in conjunction with any appropriate agencies or City departments, shall determine the adequacy of any proposed "environmental equivalent urrmg�' and, if deemed necessary, may refer said determination to the Planning Commission. March 2020 Page 23 75A-336 ONE BROADWAY PLAZA PROJECT FIR ADDENDUM CITY OF SANTA ANA 5. Environmental Analysis 5.1 AESTHETICS 5.1.1 Summary of Previous Environmental Analysis The Certified EIR determined that the mass and scale of the Approved Project would be taller than the existing one to two-story structures on the Project Site and surrounding buildings. The mass and scale of the Approved Project would be in contrast to the existing development pattern in the area and would be visible from many areas across Santa Ana However, the Approved Project's design would not visually degrade the project area, and it would not obstruct views to or from parks, open space, or landmarks as none exist near the site. The Approved Project would create shade and shadow impacts to adjacent land uses that are not impacted from shade from land uses on the Project Site. Due to the Approved Project's size, the Certified EIR determined that impacts to visual impacts and shade pattern would be significant and adverse. The office tower and parking structure would be developed with non reflective surfaces and would result in a less than significant impact relating to glare. The Approved Project would introduce more light to the project area that could impact adjacent land uses, however implementation of mitigation measure AS-1 would reduce impacts to a less than significant level. 5.1.2 Impacts Associated with the Proposed Project Would the Proposed Project: Less Than Significant Substantial Impact/No Substantial Changein New Changes or Changein Circum- Information New Project stances Showing New Information Requiring Requiring orincreased Requiring Major EIR Major EIR Significant Preparation of Environmental Issues Revisions Revisions Effects an EIR No Impact a) Have a substantial adverse effect on a scenic vista? X b) Substantially damage scenic resources, including, but not limited to, trees, rack outcroppings, and historic buildings within a X state scenic highway? c) In non -urbanized area, substantially degrade the existing visual character or quality of public views of the site and its surroundings? (Public views are those that are experienced from publicly accessible vantage point.) If the X project is in an urbanized area, would the project conflict with applicable zoning and other regulations governing scenic quality? d) Create a new source of substantial light or glare which would adversely affect day or X nighttime views in the area? Page 24 PlaceWorkr 75A-337 ONE BROADWAY PLAZA PROJECT FIR ADDENDUM CITY OF SANTA ANA 5. Environmental Analysis Comments: a) Have a substantial adverse effect on a scenic vista? No Impact. The Proposed Project amends the entitlements for the Approved Project to allow for the development of residential units in place of some of the office square footage. The Proposed Project would not result in the development of new building square footage beyond what was previous analyzed in the Certified EIR. As such, the Proposed Projectwould result in no new impacts to scenic vistas and no mitigation measures are necessary. No changes or new information would require preparation of a subsequent EIR. b) Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway? No Impact. The Proposed Project would occur within the building envelope of the Approved Project's office tower. The Proposed Project would not result in the development of new building square footage beyond what was previous analyzed in the Certified EIR Therefore, the Proposed Project would not lead to the damage of scenic resources. The Proposed Project would result in no new impacts to scenic resources and no mitigation measures are necessary. No changes or new information would require preparation of a subsequent EIR. c) In non -urbanized area, substantially degrade the existing visual character or quality of public views of the site and its surroundings? (Public views are those that are experienced from publicly accessible vantage point.) If the project is in an urbanized area, would the project conflict with applicable zoning and other regulations governing scenic quality? Less Than Significant Impact/No Changes or New Information Requiring Preparation of an EIR. The Certified EIR analyzed the Approved Project's impact on character and views, as discussed above. The Project Site is located in an urbanized area within the City of Santa Ana. The Proposed Project would amend the existing OBPDC land use and SD-75 zoning designations to allow for residential uses. With approval of the discretionary actions, the Proposed Project would be consistent with the land use designation and zoning for the Project Site. The Proposed Project would occur within the building envelope of the Approved Project and would not result in new or expanded construction outside of the approved office tower. In addition, pursuant to SB 743, aesthetic impacts of a mixed use residential project on an infill site within a TPA shall not be considered a significant impact on the environment. Therefore, the Proposed Project would not result in new aesthetic impacts or impact regulations affecting scenic quality. d) Create a new source of substantial light or glare which would adversely affect day or nighttime views in the area? Less Than Significant Impact/No Changes or New Information Requiring Preparation of an EIR. The Approved Project includes office, restaurant, and retail uses on site with its associated parking structure. The Proposed Project would introduce residences to the previously approved office tower, which would increase the number of persons and therefore lighting on the Project Site at nighttime hours. Interior lighting emanating from residential units would be typical of residential units and would not create a substantial light March 2020 Page 25 75A-338 ONE BROADWAY PLAZA PROJECT FIR ADDENDUM CITY OF SANTA ANA 5. Environmental Analysis source. As with the Approved Project, the implementation of mitigation measure AS-1 would ensure that exterior lighting and fixtures would ensure that lighting impacts are less than significant. The Proposed Project's would result in no changes to the non -reflective exterior building materials under the Approved Project; similadv, the Proposed Project would result in a less than significant impact to glare. 5.1.3 Adopted Mitigation Measures Applicable to the Proposed Project The following mitigation measures have been carried through from the One Broadway Plaza EIR. These mitigation measures have been incorporated into Xn"" for this Addendum. Any modifications to the mitigation measures from the Certified EIR are shown as st±il�etlffa for deleted text and bold for new, inserted text. AST The project proponent will ensure that all outdoor lighting and fixtures, including lighting for construction, are shielded or designed and located to minimize nighttime light spillage onto adjacent uses. Outdoor fixtures will be designed to generate less than 0.25-foot candle power of light where possible, and will direct lighting towards the interior of the project site. *"_Ce7:1[oil]N01:74_1kiNM411:7:i*1110l:111:K 5.2.1 Summary of Previous Environmental Analysis With respect to agricultural resources, the Initial Study concluded that the Project Site is located in an urbanized area and is developed with residential and commercial uses. Soils within the Project Site are not candidates for listing as prime farmland, unique farmland, or farmland of statewide importance. In addition, the Project Site does not contain land zoned for agricultural uses nor a Williamson Act contract. No agricultural uses exist on site or adjacent to the Project Site. Therefore, no impact would occur with respect to agricultural uses, and no additional analysis is required in Certified EIR. The 2004 EIR and its corresponding Initial Study did not analyze Forestry Resources. Forestry resources are discussed below. 5.2.2 Impacts Associated with the Proposed Project In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model (1997) prepared by the California Dept. of Conservation as an optional model to use in assessing impacts on agriculture and farmland. In determining whether impacts to forest resources, including timberland, are significant environmental effects, lead agencies may refer to information compiled by the California Department of Forestry and Fife Protection regarding the state's inventory of forest land, including the Forest and Range Assessment Project and the Forest Legacy Assessment project; and forest carbon measurement methodology provided in Forest Protocols adopted by the California Air Resources Board. Would the project: Page 26 PlaceWorkr 75A-339 ONE BROADWAY PLAZA PROJECT FIR ADDENDUM CITY OF SANTA ANA 5. Environmental Analysis Less Than Significant Substantial Impact/No Substantial Changein New Changes or Changein Circum- Information New Project stances Showing New Information Requiring Requiring orincreased Requiring Major EIR Major EIR Significant Preparation of Environmental Issues Revisions Revisions Effects an EIR No Impact a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping X and Monitoring Program of the California Resources Agency, to nonagricultural use? b) Conflict with existing zoning for agricultural use, or a Williamson Ad contract? X c) Conflict with existing zoning for, or cause rezoning of, forest land (as defined in Public Resources Code section 12220(g)), timberland (as defined by Public Resources X Cade section 4526), or timberland zoned Timberland Production (as defined by Government Cade section 51104(g))? d) Result in the loss of forest land or conversion of forest land to non -forest use? X e) Involve other changes in the existing environment which, due to their location or nature, could result in conversion of X Farmland, to non-agricultural use or conversion of forest land to non -forest use? Comments: a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to nonagricultural use? No Impact. As indicated above, the Pfoject Site is not a candidate for listing as prime farmland, unique farmland, of farmland of statewide impoftance. The Project Site is not zoned for agricultural uses and no farmland of agricultural activity exist on -site. Similar to the Approved Project, the Proposed Project would not convert important farmland to a nonagricultural use. No impact would occur and no mitigation is necessary. Accordingly, no new significant impacts of impacts of gre tef severity than those previously identified in the Ceftified EIR would occur. No changes or new information would fequire preparation of a subsequent EIR. b) Conflict with existing zoning for agricultural use, or a Williamson Act contract? No Impact. The Project Site is not zoned for agricultural use and no active Williamson Act contract exist on site. As with the Approved Project, implementation of the Proposed Project would not conflict with agricultural zones or a Williamson Act contract. No impact would occur and no mitigation is necessary. Accordingly, no March 2020 Page 27 75A-340 ONE BROADWAY PLAZA PROJECT FIR ADDENDUM CITY OF SANTA ANA 5. Environmental Analysis new significant impacts or impacts of greater severity than those previously identified in the Certified EIR would occur. No changes or new information would require preparation of a subsequent EIR. c) Conflict with existing zoning for, or cause rezoning of, forest land (as defined in Public Resources Code section 12220(g)), timberland (as defined by Public Resources Code section 4526), or timberland zoned Timberland Production (as defined by Government Code section 51104(g))? No Impact. The Project Site is in an urbanized location and does not contain forest land or timberland. The Project Site and the surrounding area are not zoned for forest land or timberland and do not contain forestland or timberland. The Proposed Project would not conflict with zoning for forest land of timberland. No impact would occur and no mitigation is necessary. d) Result in the loss of forest land or conversion of forest land to non -forest use? No Impact. The Project Site does not contain forest land. The implementation of the Proposed Project would not fesult in the loss of forest land or the conversion of forest land to non -forest uses. No impact would occur and no mitigation is necessary. e) Involve other changes in the existing environment which, due to their location or nature, could result in conversion of Farmland, to non-agricultural use or conversion of forest land to non -forest use? No Impact. The Project Site and surrounding area are urban and contain no farmland or forest land. The implementation of the Proposed Project would not result in the loss of forest land or the conversion of forest land to non -forest uses. No impact would occur and no mitigation is necessary. Accordingly, no new significant impacts of impacts of greater severity than those previously identified in the Certified EIR would occur. No changes of new information would require preparation of a subsequent EIR. 5.2.3 Adopted Mitigation Measures Applicable to the Proposed Project No mitigation measures (elated to agricultural resources are applicable to the Proposed Pfoject. 5.3 AIR QUALITY 5.3.1 Summary of Previous Environmental Analysis The Certified EIR determined that construction of the Approved Project could result in short-term air quality impacts from construction equipment and fugitive dust. Construction of the Approved Project would exceed SCAQMD's emus Sion thresholds for NOx and PM10 emissions. The Certified EIR identifies mitigation measures that would reduce impacts from construction equipment and dust to a less than significant level; however, the Approved Project's emissions of NOx and PM10remain significant and unavoidable. The Certified EIR determined that the long-term operation of the Approved Project could generate air quality pollutants. The Certified EIR found that long-term operation of the Approved Project would exceed SCAQMD's emission thresholds for NO, emissions. The Certified EIR identifies mitigation measures for long Page 28 PlaceWorkr 75A-341 ONE BROADWAY PLAZA PROJECT FIR ADDENDUM CITY OF SANTA ANA 5. Environmental Analysis term pollution; however, the Approved Project's emissions of NO. would remain significant and unavoidable. The Approved Project would found to result in a less than significant impact to CO emissions (local air quality). The Certified EIR found that the Approved Project is consistent with the South Coast Air Quality Management Plan. The Initial Study for the Certified EIR determined that the Approved Project would not result in the significant amounts of objectionable odors or create an adverse effect. A less than significant impact would occur. 5.3.2 Impacts Associated with the Proposed Project Where available, the significance criteria established by the applicable air quality management district or air pollution control district may be relied upon to make the following determinations. Would the project: Less Than Significant Substantial Impact/No Substantial Changein New Changes or Changein Circum- Information New Project stances Showing New Information Requiring Requiring orincreased Requiring Major EIR Major EIR Significant Preparation of Environmental Issues Revisions Revisions Effects an EIR No Impact a) Conflict with orobstruct implementation of the applicable air quality plan? X b) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non -attainment under X an applicable federal or state ambient air quality standard? c) Expose sensitive receptors to substantial pollutant concentrations? X d) Result in other emissions (such as those leading to odors) adversely affecting a X substantial number of people? Methodology Urban Crossroads prepared a memorandum reviewing Air Quality and Greenhouse Gas Emissions for the Proposed Project (AQ/GHG Memo). The AQ/GHG Memo is contained in Appendix A. Emissions for the Proposed Project were calculated employing the California Emissions Estimator Model (CalEEMod) version 2016.3.2. Comments: a) Conflict with or obstruct implementation of the applicable air quality plan? Less Than Significant Impact/No Changes or New Information Requiring Preparation of an EIR. Au quality in Orange County is regulated by SCAQMD, which is the agency principally responsible for comprehensive air pollution control in the South Coast Air Basin (SoCAB). The SCAQMD develops rules and March 2020 Page 29 75A-342 ONE BROADWAY PLAZA PROJECT FIR ADDENDUM CITY OF SANTA ANA 5. Environmental Analysis regulations; establishes permittingrequirements for stationary sources; inspects emissions sources; and enforces such measures through educational programs or fines, when necessary for over an approximately 10,743 square - mile area. The SCAQMD is directly fesponsible for reducing emissions from stationary (area and point), mobile, and indirect sources. The Proposed Project supports AQMP objectives to reduce trips, promote infill development, and balance jobs and housing and would not conflict with implementation of the AQMP. In March of 2017, the SCAQMD Governing Board released the Final 2016 AQMP, which continues to evaluate current mtegiated strategies and control measures to meet the NAAQS, as well as, explore new and innovative methods to reach its goals. Some of these approaches include utilizing incentive pfogfams, fecognizing existing co -benefit programs from other sectors, and developing a strategy with fair -share reductions at the federal, state, and local levels. The two principal criteria for conformance with the AQMP are: 1. Whether the project would result in an increase in the frequency of severity of existing air quality violations of contribute to new violations or delay the timely attainment of air quality standards of the interim emissions feductions specified in the AQMP. 2. Whether the project would exceed the assumptions in the AQMP based on the years of Project buildoutphase. With respect to the first criterion, implementation of the Proposed Project would not exceed the regional significance thresholds for construction of operational activity after implementation. Therefore, the Proposed Pfojectwould not conflict with the AQMP according to this criterion. The Proposed Pfojectwould not generate short-term of long-term emissions of criteria pollutants that could potentially cause an increase in the frequency of severity of existing au quality violations; cause of contribute to new violations; of delay timely attainment of au quality standards beyond those impacts considered in the Ceftified EIR. With respect to the second criterion, implementation of the Proposed Project according to the AQ/GHG Memo prepared by Urban Crossroads would not exceed regional of local thresholds for construction of operational impacts and would therefore have less than significant impacts. The Proposed Project would not exceed SCAG's population, housing or employment projections. The Project would not result in of cause NAAQS or CAAQS violations nor would it result in any regional daily construction -source of operational source emissions exceedancs. The Project would support AQMP objectives to reduce trips, promote infill development, and balance jobs and housing, and would not conflict with implementation of the AQMP. The Project is therefore considered to be consistent with the AQMP. Therefore, the Proposed Project would be consistent with the region's AQMP. There would be no new significant impact of a substantial increase in the severity of previously identified effects. b) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non -attainment under an applicable federal or state ambient air quality standard? Less Than Significant Impact/No Changes or New Information Requiring Preparation of an EIR. The Certified EIR disclosed that construction -related NO,; and PMro emissions would be significant and Page 30 PlaceWorkr 75A-343 ONE BROADWAY PLAZA PROJECT FIR ADDENDUM CITY OF SANTA ANA 5. Environmental Analysis unavoidable. Construction of the Proposed Project would occur within the building envelope of the Approved Project and would not expand the building footprint nor require additional grading or excavation. Thus, the Proposed Project's construction -related air quality emissions would be within the scope of analysis of the Approved Project identified in the Certified EIR. The Proposed Project would further incorporate all applicable mitigation measures identified in the Certified EIR. Therefore, the Proposed Project would not create a new significant impact or a substantial increase in the severity of previously identified effects. Table 4, Proposed Project Operational Emission Summary, shows that the operational emissions of the Proposed Project. The Proposed Project's operational emissions would not exceed the regional thresholds of significance established by the SCAQMD for any criteria emissions. Table 4 Proposed Project Operational Emission Summary Operational Activities- Summer Scenario Emissions (pounds per day) VOC N0, CO S0, PMs PMzs Area 12.98 0.39 33.31 1.75E-03 0.18 0.18 Energy 0.35 3.11 2.13 0.02 0.24 0.24 Mobile 5.84 20.70 59.56 0.19 16.35 4.50 Total Maximum Daily Emissions 19.18 24.20 94.99 0.22 16.77 4.93 SCAQMD Regional Threshold 55 55 550 150 150 55 Threshold Exceeded? NO NO NO NO NO NO Operational Activities - Winter Scenario Emissions (pounds per day) VOC NO. CO SO. PM10 PM2.5 Area 12.98 0.39 33.31 1.75E-03 0.18 0.18 Energy 0.35 3.11 2.13 0.02 0.24 0.24 Mobile 5.76 21.13 58.61 0.19 16.35 4.50 Total Maximum Daily Emissions 19.10 24.63 94.05 0.21 16.77 4.93 SCAQMD Regional Threshold 55 55 550 150 150 55 Threshold Exceeded? NO NO NO NO NO NO Further, Table 5, Operational Emission Comparison, compares peak operational -source criteria pollutant emissions generated by the Proposed Project with peak operational -source criteria pollutant emissions generated by the Currently Approved One Broadway Plaza land uses. As indicated at Table 5, the Proposed Project would result in a net decrease in peak operational -source VOC, NOx, CO, and Sox emissions when compared to peak operational -source criteria pollutant emissions generated by the Currently Approved One Broadway Plaza land uses. The Certified EIR disclosed that operational NO, emissions from the Approved Project would be significant and unavoidable. With the Proposed Project, NOx impacts would be reduced to a less than significant level. The Proposed Project's operation au quality emissions would be less than significant. The Proposed Project would reduce the significant and unavoidable impact relating to operational NO. to a less than significant leveL Therefore, the Proposed Project would not create a new significant impact or a substantial increase in the severity of previously identified effects. The Proposed Project would further incorporate all applicable mitigation measures identified in the Certified EIR. The Proposed Project would not require major revisions to the Certified EIR. March 2020 Page 31 75A-344 ONE BROADWAY PLAZA PROJECT FIR ADDENDUM CITY OF SANTA ANA 5. Environmental Analysis Table 5 Operational Emission Comparison Operational Activities Emissions (pounds per day) vOC NO. CO SO, PM10 P02s Proposed Project 19.18 24.63 94.99 0.22 16.77 4.93 Approved One Broadway Plaza 31.60 76.10 462.20 41.30 8.50 - Difference -12A2 -51A7 1 -367.21 -41.08 8.27 N/A c) Expose sensitive receptors to substantial pollutant concentrations? Less Than Significant Impact/No Changes or New Information Requiring Preparation of an EIR. The Certified EIR determined that the Approved Project would result in a less than significant impact relating to local carbon monoxide concentrations. The Certified EIR found that the Approved Project's CO emissions would be incompliance with the 1-hour and 8-hour state and federal standards. As discussed above, the construction of the Proposed Project would be within the envelope of the Approved Project. The Proposed Project would not expand the Approved Project's building footprint or require additional grading and excavation. Thefefofe, the Proposed Project would not create a new significant impact of a substantial increase in the severity of pfeviously identified effects. The Proposed Project would not require major revisions to the Certified EIR. d) Result in other emissions (such as those leading to odors) adversely affecting a substantial number of people? No Impact. The Initial Study to the Certified EIR found that the Approved Project's office and commercial uses would result in a less than significant impact to objectionable odors. According to SCAQMD, land uses associated with odor complaints typically include agricultural uses, wastewater treatment plants, food processing plants, chemical plants, composting, refineries, landfills, dairies, and fiberglass molding facilities. The Proposed Project does not include any uses identified by the SCAQMD as being associated with odors and therefore would not produce objectionable odors. As such, the Proposed Project would have no impact related to objectionable odors. The Proposed Project would comply with SCAQMD Rule 402 to prevent occurrences of public nuisances (34). No changes or new information would require preparation of a subsequent EIR. 5.3.3 Adopted Mitigation Measures Applicable to the Proposed Project The following mitigation measures have been carried through from the One Broadway Plaza EIR. These mitigation measures have been incorporated into MMRP for this Addendum. Any modifications to the mitigation measures from the Certified EIR are shown as seetl£e4ixeegk for deleted text and bold for new, inserted text. AQ-1 Use lowemissionmobile construction equipment where feasible. AQ-2 Water site and clean equipment morning and evening to comply with AQMD Fugitive Dust Measures BCM-03 and BCM-06. As part of the conditions of grading permit approval, the Page 32 PlaceWorkr 75A-345 ONE BROADWAY PLAZA PROJECT FIR ADDENDUM CITY OF SANTA ANA 5. Environmental Analysis project shall water the construction site and unpaved haul roads (with use of reclaimed water or chemical soil binder, where feasible) twice daily. AQ-3 Wash off trucks leaving the site to comply with AQMD Fugitive Dust Measure BCM-01. As part of the conditions of grading permit approval, project construction contractors shall wheel wash construction equipment and cover dirt in trucks during on road hauling. q4iis . Haul trucks leaving the site shall also have a minimum freeboard distance of 12", or cover payloads. AQ-4 Sweep streets if silt is carried over to adjacent public thoroughfares. AQ-5 Reduce traffic speeds on all unpaved road surfaces to 15 miles per hour or less. AQ-6 Suspend grading operations during fast and second stage smog alerts. AQ-7 Suspend all grading operations when wind speeds (as instantaneous gusts) exceed 25 miles per hour. AQ-8 Maintain construction equipment engines by keeping them tuned. AQ-9 Where feasible use low sulfur fuel for stationary construction equipment. AQ-10 Where feasible utilize existing power sources (e.g, power poles) or clean fuel generators rather than temporary power generators. AQ-11 Provide on -site power sources during the early stages of the project. AQ-12 Where feasible use low emission on -site stationary equipment (e.g. clean fuels). AQ-13 Spread soil binders on site, unpaved roads and parking areas. AQ-14 Apply chemical soil stabilizers according to manufacturer's specifications to all inactive construction areas (previously graded areas which remain inactive for 96 hours). AQ-15 Reestablish groundcovers on construction site through seeding and watering of the site that will not be disturbed for lengthy periods (such as two months or more). AQ-16 Schedule truck deliveries and pickups during off-peak hour. AQ-17 Provide adequate ingress and egress at all entrances to public facilities to minimize vehicle idling at curbsides. AQ-18 Provide dedicated turn lanes as appropriate and provide roadway improvements at heavily congested roadways. AQ-19 Provide on -site services. March 2020 Page 33 75A-346 ONE BROADWAY PLAZA PROJECT FIR ADDENDUM CITY OF SANTA ANA 5. Environmental Analysis AQ-20 Improve thermal integrity of the buildings and reduce thermal load with automated time clocks or occupant sensors. AQ-21 Install energy efficient street and parking lot lighting. AQ-22 Comply with the AQMP Miscellaneous Sources PRC-03 to reduce emissions of restaurant operations. Introduce efficient heating and other appliances, such as water heaters, cooking equipment, refrigerators, furnaces and boiler units. Also, incorporate appropriate passive solar design and solar heaters. This measure is intended to reduce VOC and PM,o emissions. AQ-23 Provide lighter color roofing and road materials and tree planting programs to comply with the AQMP Miscellaneous Sources MSC-01 measure. AQ-24 Provide local shuttle and transit shelters and ridematching services to comply with Advanced Transportation Technology ATT-02. AQ-25 Ensure efficient parking management. AQ-26 Provide preferential parking to high occupancy vehicles and shuttle services. Also, designate additional car pool or vanpool parking. AQ-27 Employers should provide variable work hours and telecommuting to employees to comply with Advanced Transportation Technology ATT-01. AQ-28 Provide dedicated parking spaces with electrical outlets for electrical vehicles. AQ-29 Employers should provide ridematching, guaranteed ride home, or car pool or vanpool to employees as a part of the TDM program and to comply with the AQMP Transportation Improvements TCM-01 measure. AQ-30 Employers should provide compensation, prizes or awards to ridesharers. AQ-31 The City should synchronize traffic signals in the vicinity of the project site. AQ-32 Introduce window glazing, wall insulation, and efficient ventilation methods. 5.4 BIOLOGICAL RESOURCES 5.4.1 Summary of Previous Environmental Analysis Biological Resources were addressed in the Approved Project's Initial Study. The Certified EIR identified the Project Site as being within an urbanized area. The Initial Study prepared for the Approved Project determined that Approved Project would not have a substantial adverse effect, either directly or through habitat modification on any species, identified as candidate, sensitive, or special status; on any riparian habitat or other sensitive natural community; or federally protected wetlands. The Approved Project would not interfere with Page 34 PlaceWorkr 75A-347 ONE BROADWAY PLAZA PROJECT FIR ADDENDUM CITY OF SANTA ANA 5. Environmental Analysis the movement of any native resident of migratory fish or wildlife species of with established native resident of migratory wildfire corridor of impede native wildlife nursery sites. The Approved Project would not conflict with any local policies or ofdinances protecting biological fesources, since there are no significant biological fesomces on the Project Site. The Project Applicant would replace significant trees removed from the Project Site with new trees planned as part of the Approved Project's landscaping plan. No adopted Habitat Conservation Plan, Natural Community Conservation, or other habitat conservation plan exist on the Project Site. 5.4.2 Impacts Associated with the Proposed Project Voiild the Proposed Project: Less Than Significant Substantial Impact/No Substantial Changein New Changes or Changein Circum- Information New Project stances Showing New Information Requiring Requiring orincreased Requiring Major EIR Major EIR Significant Preparation of Environmental Issues Revisions Revisions Effects an EIR No Impact a) Have a substantial adverse effect, either directly orthrough habitat modifications, on any species identified as a candidate, sensitive, or special status species in local X or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations or by the X California Department of Fish and Game or U.S. Fish and Wildlife Service? c) Have a substantial adverse effect on state or federally protected wetlands (including, but not limited to, marsh, vernal pool, X coastal, etc.) through direct removal, filling, hydrological interruption, or other means? d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or X impede the use of native wildlife nursery sites? e) Conflict with any local policies or ordinances protecting biological resources, such as a X tree preservation policy or ordinance? March 2020 Page 35 75A-348 ONE BROADWAY PLAZA PROJECT FIR ADDENDUM CITY OF SANTA ANA 5. Environmental Analysis Less Than Significant Substantial Impact/No Substantial Changein New Changes or Changein Circum- Information New Project stances Showing New Information Requiring Requiring orincreased Requiring Major EIR Major EIR Significant Preparation of Environmental Issues Revisions Revisions Effects an EIR No Impact f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural X Community Conservation Plan, or other approved local, regional, or state habitat conservation plan? The Project Site and the surrounding area are located in an urban area. The Project Site is fully developed and/or disturbed with converted residences, a one story commercial building, and surface parking lots. The southern portion of the Project Site is curfently under construction for the Approved Project. Comments: a) Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? No Impact. The Project Site does not contain habitat for candidate, sensitive, or special status species. Therefore, the Proposed Project would have no impact on these types of species. No impact would occur and no mitigation is necessary. Accofdiroy, no new significant impacts of impacts of greater severity than those previously identified in the Certified EIR would occur. No changes of new information would require preparation of a subsequent EIR. b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? No Impact. As analyzed in the Certified EIR, the Project Site is completely developed and/or disturbed and does not contain fipman habitat or other sensitive natural community. Therefore, the Proposed Project would have no impact on these communities and no mitigation is necessary. Accofdingly, no new significant impacts of impacts of greater severity than those previously identified in the Certified EIR would occur. No changes of new information would require preparation of a subsequent EIR. c) Have a substantial adverse effect on state or federally protected wetlands (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? No Impact. The Project Site is not in proximity to, nor does it contain federally protected wetlands or a blueline stream as defined by the Clean Water Act (USFWS 2020). Therefore, as with the Approved Project, implementation of the Proposed Project would not adversely affect wetlands. No impact would occur and no Page 36 PlaceWorkr 75A-349 ONE BROADWAY PLAZA PROJECT FIR ADDENDUM CITY OF SANTA ANA 5. Environmental Analysis mitigation is necessary. Accordingly, no new significant impacts or impacts of greater severity than those previously identified in the Certified EIR would occur. No changes or new information would require preparation of a subsequent EIR. d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? No Impact. The Project Site is fully developed and/or disturbed and is located within an urbanized area. The Project Site and the surrounding area do not include wildlife habitat or native wildlife nursery sites. The Project Site is not located within a movement corridor for native fish or wildlife. As with the Approved Project, implementation of the Proposed Project would not affect these types of biological resources. No impactwould occur and no mitigation is necessary. Accordingly, no new significant impacts or impacts of greater severity than those previously identified in the Certified EIR would occur. No changes or new information would require preparation of a subsequent EIR. e) Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance? Less Than Significant Impact/No Changes or New Information Requiring Preparation of an EIR. The Proposed Project would not result in new building square footage beyond the approved building envelope. As such, the Proposed Project would not result in the removal of any additional trees. Operation of the One Broadway Plaza project would be required to comply with the City's tree preservation ordinance (Chapter 33, Article VII of the Municipal Code). As with the Approved Project, implementation of the Proposed Project would not conflict with any local policies or ordinances protecting biological resources and no impact would occur. No mitigation is necessary. Accordingly, no new significant impacts of impacts of greater severity than those previously identified in the Certified EIR would occur. No changes of new information would require preparation of a subsequent EIR. f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan? No Impact. As with the Approved Project, the Proposed Project is not within an adopted Habitat Conservation Plan, Natural Community Conservation Plan, of other approved local, regional, of state habitat conservation plan. The Project Site is also within an urbanized area; and the Proposed Project would not result in construction of new building square footage beyond what was previously approved. As such, no impact to an adopted habitat conservation plan, NCPP, of other local, fgional, of state habitat conservation plan would occur from implementation of the Proposed Project and no mitigation is necessary. Accordingly, no new significant impacts of impacts of greater severity than those previously identified in the Certified EIR would occur. No changes or new information would require preparation of a subsequent EIR. 5.4.3 Adopted Mitigation Measures Applicable to the Proposed Project No mitigation measures related to biological resources are applicable to the Proposed Project. March 2020 Page 37 75A-350 ONE BROADWAY PLAZA PROJECT FIR ADDENDUM CITY OF SANTA ANA 5. Environmental Analysis 5.5 CULTURAL RESOURCES 5.5.1 Summary of Previous Environmental Analysis The Approved Project would fesult in the removal of several structures that ace identified as historic fesoucces by the City Register of Historical Property (SARHP), including 1007-1009 N. Broadway (Yale Apartments), 1015 N. Broadway (Twist -Basler House), 1109 N. Broadway (Koenig House). Additional structures listed on the SARHP would be retained and rehabilitated including 1103 N. Broadway (McNeillBaslerHouse), 1115- 1117 N. Broadway (Macintosh Apartments), and 1211 N. Broadway (Kelley House). The property at 1205 N. Broadway (Walter Moore House) is also listed on the SARHP and would remain in its existing location; however, the house is considered out of the project and there ace no plans to rehabilitate it. The TwistBasler House, McNeillBaslerHouse, and Koenig House ace eligible for listing on National and California Registers. The Certified EIR identifies mitigation measures to address the Approved Project's impact on the historic resources; however, the Approved Project would fesult in a significant and unavoidable impact to matefially impairing historic resources. The Certified EIR found that development of the Approved Project would have the potential to uncover archeological resources and human remains. With the incorporation of Mitigation Measures CR-5 through CR-8, impacts to archeological resources and human remains would be less than significant. 5.5.2 Impacts Associated with the Proposed Project Would the Proposed Project: Less Than Significant Substantial Impact/No Substantial Changein New Changes or Changein Circum- Information New Project stances Showing New Information Requiring Requiring orincreased Requiring Major EIR Major EIR Significant Preparation of Environmental Issues Revisions Revisions Effects an EIR No Impact a) Cause a substantial adverse change in the significance of a histoucal resource X pursuant to § 15064.5? b) Cause a substantial adverse change in the significance of an archaeological resource X pursuant to § 15064.5? c) Disturb any human remains, including those interred outside of formal cemeteries? X The City maintains a local inventory of historic structures, the Santa Ana Register of Historic Properties (SARHP); the SARHP was last updated in February 3, 2020. The Project Site includes five properties listed on the Register of Historic Properties. These properties include the McNeill -Basler House (1103 N. Broadway, SARHP #52); Koenig House (1109 N. Broadway, SARHP #68); the Walter Moore House (1205 N. Broadway, SARHP #69); 1115-1117 N. Broadway (Macintosh Apartments, SARHP #102); and Kelley House (1211 N. Page 38 PlaceWorkr 75A-351 ONE BROADWAY PLAZA PROJECT FIR ADDENDUM CITY OF SANTA ANA 5. Environmental Analysis Broadway, SARHP #104). The SARHP notes that the TwistBaslerHouse/Basler Home is no longer at the Project Site and it was relocated to Cabrillo Park, Tennis Center (Santa Ana 2020). Comments: a) Cause a substantial adverse change in the significance of a historical resource pursuant to 15064.5? No impact. The Proposed Project amending the existing entitlements for the Approved Project to allow for the incorpofation of residential uses within the approved office tower. The Proposed Project would not expand building square footage of the previously approved tower. As such, no changes proposed by the Proposed Projectwould result in newimpacts to the historical resources on site. The Proposed Project would incorporate all identified mitigation measures. No impacts of greater severity than those previously identified in the Certified EIR would occur, and no changes or new information would require preparation of a subsequent EIR. b) Cause a substantial adverse change in the significance of an archaeological resource pursuant to 15064.5? No impact. The Proposed Project would not result in new excavations of other soil disturbances. Therefore, the Proposed Project would not have the possibility of uncovering of changing the significant of any archaeological resources. The Proposed Project would incorporate all identified mitigation measures. No impacts of greater severity than those previously identified in the Certified EIR would occur, and no changes of new information would require preparation of a subsequent EIR. c) Disturb any human remains, including those interred outside of formal cemeteries? No impact. The Proposed Project would not result in new excavation of other soil disturbances beyond what was approved under the Approved Project. Therefore, the Proposed Project would not have the possibility of disturbing any human remains. The Proposed Project would incorporate all identified mitigation measures. No impacts of greater severity than those previously identified in the Certified EIR would occur, and no changes or new information would require preparation of a subsequent EIR. 5.5.3 Adopted Mitigation Measures Applicable to the Proposed Project CR-1 Relocation of Histofic Resources at 1007-1009 North Broadway (Yale Apartments). The historical fesources proposed for demolition as part of the proposed One Broadway Plaza project should be made available for relocation as follows: A. The availability of the Yale Apartments for relocation shall be noticed by posting a sign at a location which is visible from the public right-of-way and by advertising in at least one newspaper with a local circulation. These forms of notification shall persist at least 14 days; March 2020 Page 39 75A-352 ONE BROADWAY PLAZA PROJECT FIR ADDENDUM CITY OF SANTA ANA 5. Environmental Analysis B. The buildings shall be made available free of charge for at least 60 days; C. Plans for the relocation of the buildings shall be submitted to and evaluated by the City Council; D. If the City of Santa Ana Planning Commission approves the relocation plan, the applicant has 30 days to remove the building(s) from the project site. If the building(s) are not removed at the end of the 30 days, they may be demolished after they have been documented, as required in measure CR-2; and E. The length of this process shall endure for no more than 240 days from the date a demolition application is submitted. CR-2 Recordation of Historic Resources for 1007-1009 North Broadway (Yale Apartments). Although the demolition of an historical resource cannot be mitigated to below a level of significance, the following actions are important for documenting their loss for posterity. In the event the Yale Apartments are not relocated, they shall be documented, prior to the issuance of a demolition permit, in a report consistent with Historic American Buildings Survey (HABS) standards. That report shall document the significance and physical condition of the buildings proposed for demolition, both historic and current, photographs, written data and text. The report and historic survey must be completed by a person technically trained in the HABS methods. This documentation shall include: A. A brief written historic and descriptive report in narrative format, including an architectural data form; B. A site plan on 8" x 11" paper showing the location of the building. This site plan shall include a photo -key. The site plan will include appropriate measurements; C. A sketch floor plan on 8" x 11" paper shall accompany each architectural data form; D. Large format (4" x 5" or larger negative size) photographs in accordance with the NABS guidelines. Views shall include several contextual views, all exterior elevations, detailed views of significant exterior architectural features and interior views of significant historical architectural features or spaces (if any). All photographs will be black and white, will include captions and will be listed in a separate index; E. Field photographs (35mm) based on the HABS guidelines. Views as detailed m large format photographs. All photographs will be black and white, will include captions and will be listed in a separate index; F. The report shall include copies or prints of any available original plans and historic photographs; Page 40 PlaceWorkr 75A-353 ONE BROADWAY PLAZA PROJECT FIR ADDENDUM CITY OF SANTA ANA 5. Environmental Analysis G. Archivally stable reproductions of any available significant historic construction drawings and photographs; and H. Archival copies of the documentation shall be submitted to the City of Santa Ana. I. In addition to the documentation identified above, the documentation shall include: Elevations of all sides of the buildings on minimum 19" x 24" mylar and waterproof ink, copied and reduced to 8.5" x 11" on archival bond. Floor plan with measurements. Site plan should also include measurements. Photographs must include a separate index and captions and photos should be black and white. J. All survey information must be performed by a person technically trained in HABS methods. CR-3 Rehabilitation for National and California Register Eligible Resources at 1103 North Broadway (McNeillBaslerHouse). The One Broadway Plaza project proposes the rehabilitation of the McNeillBaslerHouse conform to the Secretary of the Interior's Standards for Rehabilitation (United States Department of the Interior, National Park Service 1995). The rehabilitation is for use as a commercial space. Any rehabilitation must conform with the Secretary of the Interior's Standards for Rehabilitation (United States Department of the Interior National Park Service 1995). The following actions ensure compliance with the required Standards of Rehabilitation for proposed modifications to the structures at 1103 North Broadway: A. The rehabilitation of the structure at 1103 North Broadway shall conform with the Secretary of the Interior's Standards for Rehabilitation (United States Department of the Interior, National Park Service 1995); B. Detailed plans of the rehabilitation of the McNeill -Basler Home shall be submitted to the City of Santa Ana for review and approval, prior to any changes to this structure. The City shall have a qualified architectural historian review and approve the plans and monitor the rehabilitation program, for consistency with the Standards for Rehabilitation; and C. The City of Santa Ana will document the rehabilitation program by establishing a monitoring program and certification that the building is rehabilitated in accordance with the Secretary's Standards shall occur prior to issuance of a building permit March 2020 Page 41 75A-354 ONE BROADWAY PLAZA PROJECT FIR ADDENDUM CITY OF SANTA ANA 5. Environmental Analysis CR-4 Resources Listed on the City of Santa Ana Register of Historical Property at 1103 North Broadway (McNeill -Basler House), 1109 North Broadway (Koenig House), 1115-1117 North Broadway (Macintosh Apartments), and 1211 North Broadway (Kelley House) shall be rehabilitated in their present locations. These properties are all listed on the City of Santa Ana Register of Historical Property. Prior to any rehabilitation or modifications to the exteriors of these structures, other than painting, the project applicant must conform with the requirements of Ordinance No. NS-2338 (An Ordinance of the City Council of the City of Santa Ana Amending Chapter 30 of the Santa Ana Municipal Code Regarding Places of Historical and Architectural Significance). Mitigation measure CR-3, above, requires compliance with the Secretary of the Interior's Standards for Rehabilitation for the proposed modifications to and rehabilitation of the structure at 1103 North Broadway Street. This satisfies the intent of Ordinance No. NS-2338 for this structure. For the remaining structures listed above, the following apply: A. Plans for modifications or rehabilitation to the exteriors of these structures must be approved by the Planning Commission prior to any changes to these structures. It is recommended that the Secretary's Standards for Rehabilitation be used to avoid any adverse effects to these recognized local historical resources; and B. The City of Santa Ana will document the rehabilitation program by establishing a monitoring program of the work, and shall require review and approval of the plans by a qualified architectural historian, and certification that the plans follow the design standards adopted by the City. CR-5 In the event unknown cultural resources are discovered during construction activities, all construction activities within the vicinity of the finding shall halt and the City's Environmental Coordinator shall be contacted for appropriate action. CR-6 Human Remains. If Human Remains are found during the test excavation, the Native American Giaves Protection Act Guidelines and State law require that the crew halt the work m the immediate area; leave the remains in place and contact the City of Santa Ana project personnel and the Orange County Coroner. Until a representative of the Coroner's office reviews the remains in the field, they must not be removed. If the Coroner determines that the remains are prehistoric, the Coroner will contact the Native American Heritage Commission and the most likely descendent from the Native American community will be informed. The final deposition of remains will be coordinated by representatives of the property owner and the most likely descendent. Page 42 PlaceWorkr 75A-355 ONE BROADWAY PLAZA PROJECT FIR ADDENDUM CITY OF SANTA ANA 5. Environmental Analysis CR-7 Artifacts Any artifacts recovered shall be properly collected with photographs, field notes and locations plotted on a USGS 7.5' topographic quadrangle and a project map. Artifacts will be identified, catalogued and stabilized for curation. Any recovered artifacts shall be offered, on a first right - of -refusal basis, to a repository with a retrievable collection system and an educational and research interest in the materials. The Anthropology Museum at California State University, Fullerton would be an appropriate repository to receive any artifacts collected on the project site. CR-8 Final Report. A final report, including an itemized inventory and pertinent field data, shall be sent to the City of Santa Ana, the South Central Coastal Information Center at California State University, Fullerton and the County of Orange Harbors, Beaches and Parks Department. CR-9 Relocation for Resources Listed on the City of Santa Ana Register of Historical Property at 1015 North Broadway (Twist -Basler House). The developer shall relocate the structure located at 1015 North Broadway to a City approved location. Further, the structure shall be placed on a permanent foundation, have all utility services connected/operational and be rehabilitated to City standards. 5.6 ENERGY 5.6.1 Summary of Previous Environmental Analysis Energy was not analyzed as a topic in the prior One Broadway Plaza FIR but was addressed in the Utilities and Service Systems section of the Certified FIR. The Certified FIR found that the Approved Project would result in an increase demand for electricity and natural gas. The Certified FIR found that Southern California Edison (SCE) has sufficient capacity to meet the project generated demand for electricity. The Approved Project would not require electricity services beyond those planned or readily available or a substantial expansion of existing facilities. The Certified FIR found that the construction -related impact on electric lines would not disrupt service and construction -related impacts would be temporary. The Certified FIR found that Southern California Gas Company would be served by an existing gas main, and the Approved Project would not require natural gas facilities beyond those planned or readily available or a substantial expansion of existing facilities. With coordination with SCGC, construction -related impacts on natural gas would not disrupt existing service. The Certified EIR determined that the Approved Project's impact on energy would be less than significant and implements mitigation measures to ensure coordination with SCE and SCGC and minimize damage to energy facilities during construction and the undergrounding of electrical lines. 5.6.2 Impacts Associated with the Proposed Project Would the Proposed Project: March 2020 Page 43 75A-356 ONE BROADWAY PLAZA PROJECT FIR ADDENDUM CITY OF SANTA ANA 5. Environmental Analysis Less Than Significant Substantial Impact/No Substantial Changein New Changes or Changein Circum- Information New Project stances Showing New Information Requiring Requiring orincreased Requiring Major EIR Major EIR Significant Preparation of Environmental Issues Revisions Revisions Effects an EIR No Impact a) Result potentially significant environmental impact due to wasteful, inefficient, or unnecessary consumption of energy X resources, during project construction or operation? b) Conflict with or obstruct a state or local plan for renewable energy or energy efficiency? X Comments a) Result potentially significant environmental impact due to wasteful, inefficient, or unnecessary consumption of energy resources, during project construction or operation? Less Than Significant Impact/No Changes or New Information Requiring Preparation of an EIR. The Certified EIR determined that the Approved Project would be adequately served by the existing electricity and natural gas infrastructure. The Approved Project would not require electricity or natural gas facilities beyond those planned or readily available of a substantial expansion of existing facilities. The Proposed Project would occur within the building envelope of the Approved Project. The Proposed Project would not increase the square footage of the approved building. Development of the Approved Project and Proposed Project would be required to comply with California energy efficiency standards. The Proposed Project would place residential units into a previously approved office tower with commercial uses. The inclusion of residential uses within the Approved Project would create mixed use development would further promotes active transpof ta Lion, such as walking, and reduces dependency on vehicles. Therefore, the Proposed Project would not be expected to result in wasteful, inefficient, or unnecessary consumption of energy resources. As a result, the Proposed Project would not create a new significant impact or a substantial increase in the severity of previously identified effects related, no change of new information would require preparation of a subsequent EIR. b) Conflict with or obstruct a state or local plan for renewable energy or energy efficiency? Less Than Significant Impact/No Changes or New Information Requiring Preparation of an EIR. Energy consumption of new buildings in California is regulated by the State Building Energy Efficiency Standards, embodied in Title 24 of the California Code of Regulations (CCR) which establishes "energy budgets" and efficiency standards that regulate heating cooling ventilation, water heating and lighting. The Proposed Project's electric and natural gas consumption would be in accordance with State and City regulations and practices. As such, the Proposed Project, as with the Approved Project would be considered consistent with the goals and policies of the City's Consefvation Element (1982) and Energy Element (1982). Impacts Page 44 PlaceWorkr 75A-357 ONE BROADWAY PLAZA PROJECT FIR ADDENDUM CITY OF SANTA ANA 5. Environmental Analysis would be less than significant and no change or new information would require preparation of a subsequent EIR. 5.6.3 Adopted Mitigation Measures Applicable to the Proposed Project No mitigation measures related to energy are applicable to the Proposed Project. 5.7 GEOLOGYAND SOILS 5.7.1 Summary of Previous Environmental Analysis The Certified EIR found that the development of the Approved Project would change the topography of the site; however, this would not result in a significant impact since the change would be covered by buildings constructed on the site. The soils on the site are classified as a single soil association and are relatively uniform in composition of Mocho association, including loam, clay loam, and similar soil types. Geotechnical testing indicated that the soils have low expansivity and mostly overconsolidated. The soils on the Project Site were determined to be adequate for building and do not pose a constraint for the land uses proposed as part of the Approved Project. The Certified EIR found that the Approved Project would impact existing topography and soils at the Project Site and incorporates mitigation measures to ensure that impacts are less than significant The Approved Project does not include septic tanks; and no further discussion was required. The Certified EIR determined that a less than significant impact would occur with regards to groundshaking, liquefaction, and surface fault rupture. The Certified EIR identifies a mitigation measure to ensure that the Approved Project would comply with the seismic design provisions of the Final Geology and Soils Report and the Uniform Building Code to promote safety m the event of an earthquake. The Initial Study analyzed landslides and determined that the Project Site and surrounding areas are relatively flat and developed. Construction of the Approved Project would create dust, which would be reduced to a less than significant level with the incorporation of a mitigation measure in place to control dust. Paleontological resources were analyzed as part of the Cultural Resources section in the Initial Study prepared for the Approved Project. The Initial Study determined that the Approved Projects impact to paleontological resources and unique geologic features would be less than significant as the Project Site is currently developed and no prior discoveries of paleontological resources have occurred. 5.7.2 Impacts Associated with the Proposed Project Would the Proposed Project: March 2020 Page 45 75A-358 ONE BROADWAY PLAZA PROJECT FIR ADDENDUM CITY OF SANTA ANA 5. Environmental Analysis Less Than Significant Substantial Impact/No Substantial Changein New Changes or Changein Circum- Information New Project stances Showing New Information Requiring Requiring orincreased Requiring Major EIR Major EIR Significant Preparation of Environmental Issues Revisions Revisions Effects an EIR No Impact a) Directly or indirectly cause potential substantial adverse effects, including the risk of loss, injury, or death involving: i) Rupture of a known earthquake fault, as delineated on the most recent Alquist-Pnolo Earthquake Fault Zoning Map, issued by the State Geologist for X the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42. ii) Strong seismic ground shaking? X iii) Seismic -related ground failure, X including liquefaction? iv) Landslides? X b) Result in substantial soil erosion or the loss X of topsoil? c) Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result X in on -or off -site landslide, lateral spreading, subsidence, liquefaction or collapse? d) Be located on expansive soil, as defined in Table 18-1-Bofthe Uniform Building Code X (2013), creating direct or indirect substantial risks to life or property? e) Have soils incapable of adequately supporting the use of septic tanks or alternative waste water disposal systems X where sewers are not available for the disposal of waste water? f) Directly or indirectly destroy a unique paleontological resource or site or unique X geologic feature? No known fault traces are located in the City of Santa Ana. (DOC 2020). The Project Site is not located within a zone of potential liquefaction nor landslides (DOC 1998). like most of the surrounding area, the Project Site is flat and developed and is not subject to landslides or substantial erosion. Page 46 PlaceWorkr 75A-359 ONE BROADWAY PLAZA PROJECT FIR ADDENDUM CITY OF SANTA ANA 5. Environmental Analysis Comments: a) Directly or indirectly cause potential substantial adverse effects, including the risk of loss, injury, or death involving: i) Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning map, issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42. No Impact. As analyzed in the Certified EIR, no active or potentially active faults cross of project into the Project Site. Fault rupture is not expected to impact the Project Site. No impact would occur, and no changes of new information would require preparation of a subsequent EIR. ii) Strong seismic ground shaking? Less Than Significant Impact/No Changes or New Information Requiring Preparation of an EIR. As discussed in the Certified EIR, seismic hazard from ground shaking is typical of Southern California. The Proposed Project, similar to the Approved Project, would be designed in accordance with the seismic design provisions of the Uniform Building Code to promote maximum safety in the event of an earthquake. Similar to the Approved Project, the Proposed Project would comply with Mitigation Measure G-4. Impacts would be less than significant and no changes or new information would require preparation of a subsequent EIR. iii) Seismic -related ground failure, including liquefaction? No Impact. As discussed in the Certified EIR, the Project Site is not located within a liquefaction zone (DOC 1998). Therefore, the Proposed Project would not result in any new impacts of increase the severity of impacts with respect to liquefaction compared to the Approved Pfoject and impacts would femain less than significant. iv) Landslides? No Impact. the Project Site is not located within an earthquake -induced landside zone (DOC 1998). The Project Site is genefally flat and located within an urbanized area. No impact is anticipated, and no mitigation is requited No changes of new information from the Proposed Project would require the preparation of a subsequent EIR. b) Result in substantial soil erosion or the loss of topsoil? No Impact. The Proposed Project does not increase building area nor construct additional floor area. The Proposed Project would occur within the Approved Project's building envelope. As such, the Proposed Project would not result in the soil erosion of loss of topsoil. The Proposed Project would comply with identified mitigation measures. Thefe are no substantial changes in the circumstances, of new information that was not March 2020 Page 47 75A-360 ONE BROADWAY PLAZA PROJECT FIR ADDENDUM CITY OF SANTA ANA 5. Environmental Analysis known and could not have been known at the time of the adoption of the Approved Pfoject that would require the preparation of a subsequent FIR. c) Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on- or off -site landslide, lateral spreading, subsidence, liquefaction, or collapse. Less Than Significant Impact/No Changes or New Information Requiring Preparation of an EIR. As under the Approved Project, the Proposed Project is not located on sensitive or unstable soil. As with the Approved Project, the Proposed Project would complywith Mitigation Measure G-1 and a less than significant impact would occur. There are no substantial changes in the circumstances, or new information that was not known and could not have been known at the time of the adoption of the Approved Project that would require the preparation of a subsequent EIR. d) Be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code (2013), creating direct or indirect substantial risks to life or property? Less Than Significant Impact/No Changes or New Information Requiring Preparation of an EIR. The Certified FIR determined that the soils on site have low expansivity potential. The Proposed Project does not include any additional building square footage and therefore would not require additional grading of earthwork Pursuant to Mitigation Measure G-2, prior to acquiring a grading permit for construction, the developer would be required to prepare a Final Geology and Soils report to specially assess shrink swell potential of potentially expansive soils on site and incorporate the recommendations outlined in the report. The Proposed Project would comply with identified mitigation measures. There are no substantial changes in the circumstances of new information that was not known and could not have been known at the time of the adoption of the Approved Pfoject that would require the preparation of a subsequent EIR. e) Have soils incapable of adequately supporting the use of septic tanks or alternative waste water disposal systems where sewers are not available for the disposal of waste water? No Impact. As under the Approved Project, implementation of the Proposed Project would not involve the construction or use of septic tanks or other alternative wastewater disposal system. No impact would occur, and no changes of new information would fequire preparation of a subsequent EIR. 0 Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature? No Impact. The Proposed Project would not increase building area nor require additional earthwork activities. The Proposed Project would occur within the Approved Project's building envelope. Therefore, the Proposed Project would not directly of indirectly destroy paleontological resources of site of unique geologic feature. There are no substantial changes in the circumstances, or new information that was not known and could not have been known at the time of the adoption of the Approved Project that would require the preparation of a subsequent EIR. Page 48 PlaceWorkr 75A-361 ONE BROADWAY PLAZA PROJECT FIR ADDENDUM CITY OF SANTA ANA 5. Environmental Analysis 5.7.3 Adopted Mitigation Measures Applicable to the Proposed Project The following mitigation measures have been carried through from the One Broadway Plaza FIR. These mitigation measures have been incorporated into MMRP for this Addendum. Any modifications to the mitigation measures from the Certified FIR are shown as s4i4ie4xexgk for deleted text and bold for new, inserted text. G-1 The design for the project will comply with all applicable provisions of the Preliminary Geotechnical Feasibility Investigation performed by Zeiser Kling Consultants and their Addendum Recommendations, including recommendations for grading, removal and recompaction of soils, foundations, settlement, pile foundations, design criteria, seismic design, retaining walls, ferrous corrosion, surface drainage, pavement design, concrete bardscape, soldier pile/logging system and supplemental investigations. G-2 Prior to acquiring a grading permit for project construction, the developer will prepare a Final Geology and Soils Repoft, to specifically assess the following. i. The shrink swell potential of potentially expansive soils on the site; specifically addressing appropriate fecommendations fof soil treatments, gradmgprocedures and/or foundation designs, as appropriate, for the planned land use on the site. ii. The potential for compressible soils on the site; specifically addressing appropriate recommendations for soil treatments, grading procedures and/or foundation designs, as appropriate, for the planned land use on the site. The fecommendations from the Final Geology and Soils Repoft will be incorporated into the grading plan for the project. G-3 Prior to obtaining a grading permit for project construction, the Final Geology and Soils Repoft will specifically assess grading control with special emphasis on controlling fugitive dust which could be generated during site preparation, grading and construction. The reports will specifically provide for establishing procedures for dust control and monitoring so that unacceptable levels of dust do not escape from the site. These dust control measures will be coordinated with the dust control measures described in Section 3.4 (Air Quality) of the Certified EIR. The standards and procedures developed in the reports will be incorporated into the grading plan to be followed by the project developer. G-4 All structures to be erected on the One Broadway Plaza site will be designed in accordance with the seismic design provisions in the Final Geology and Soils Report and of the Uniform Building Code to promote safety in the event of such an earthquake. G-5 During final design, the developer will consult with the Orange County Water District and the Regional Water Quality Control Board, Santa Ana, regarding intrusion of foundation piles into the Orange County Groundwater Basin. The project applicant will solicit the appropriate permits and approvals from the OCWD and the RWQCB for the anticipated intrusion of the foundation piles into the March 2020 Page 49 75A-362 ONE BROADWAY PLAZA PROJECT FIR ADDENDUM CITY OF SANTA ANA 5. Environmental Analysis Groundwater Basin and will incorporate measures identified by those agencies in the final design and construction specifications for the project 5.8 GREENHOUSE GAS EMISSIONS 5.8.1 Summary of Previous Environmental Analysis The Certified EIR did not analyze Greenhouse Gas Emissions. 5.8.2 Impacts Associated with the Proposed Project Regulatory Setting Federal Laws The U.S. Environmental Protection Agency (EPA) announced on December 7, 2009, that GHG emissions threaten the public health and welfare of the American people and that GHG emissions from on road vehicles contribute to that threat. The EPA1s final findings respond to the 2007 U.S. Supreme Court decision that GHG emissions fit within the Clean Air Act definition of air pollutants. The findings do not in and of themselves impose any emission reduction requirements but allow the EPA to finalize the GHG standards proposed in 2009 for new lightdutyvehicles as part of the joint rulemaking with the Department of Transportation (EPA 2009). The EPA1s endangerment finding covers emissions of six key GHGs COz, CH4, N20, hydrofluorocarbons, perfluorocarbons, and SF6—that have been the subject of scrutiny and intense analysis for decades by scientists in the United States acid around the world (the fast throe are applicable to the Proposed Project). In response to the endangerment finding, the EPA issued the Mandatory Reporting of GHG Rule that requires substantial emitters of GHG emissions (large stationary sources, etc) to report GHG emissions data. Facilities that emit 25,000 metric tons (MT) or more of COz per year are required to submit an annual report. State Laws Current State of California guidance and goals for reductions in GHG emissions are generally embodied in Executive Order S-03-05, Executive Order B-30-15; Assembly Bill (AB) 32; Senate Bill (SB) 32; and SB 375. In addition to the regulations discussed below, the State of California has a number of laws relating to GHG in different sectors, including transportation, renewable energy portfolio, energy efficiency, and water efficiency. Executive Order S-03-05 Executive Order S-03-05, signed June 1, 2005, set the following GHG reduction targets for the state: ■ 2000 levels by 2010 ■ 1990 levels by 2020 ■ 80 percent below 1990 levels by 2050 Page 50 PlaceWorkr 75A-363 ONE BROADWAY PLAZA PROJECT FIR ADDENDUM CITY OF SANTA ANA 5. Environmental Analysis AssemblyB032, the Global Warming Solutions Act (2006) Current State of California guidance and targets for reductions in GHG emissions ace generally embodied in AB 32. AB 32 was passed by the California state legislature on August 31, 2006, to place the state on a course toward reducing its contribution of GHG emissions. AB 32 follows the 2020 tier of emissions reduction goals established in Executive Order S-03-05. Executive OrderB-30-15 Executive Order B-30-15, signed April 29, 2015, sets a goal of reducing GHG emissions in the state to 40 percent below 1990 levels by year 2030. Executive Order B-30-15 also directs CARB to update the Scoping Plan to quantify the 2030 GHG reduction goal for the state and requires state agencies to implement measures to meet the interim 2030 goal as well as the long-term goal for 2050 in Executive Order S-03-05. It also requires the Natural Resources Agency to conduct triennial updates of the California adaption strategy, Safeguarding California, in order to ensure climate change is accounted for in state planning and investment decisions. Senate Bill 32 andAssemblyBill 197 In September 2016, Governor Brown signed Senate Bill 32 and Assembly Bill 197, making the Executive Order goal for year 2030 into a statewide, mandated legislative target. AB 197 established a joint legislative committee on climate change policies and requires the CARB to prioritize direction emissions reductions rather than the market based cap -and -trade program for large stationary, mobile, and other sources. 2017 Climate Change ScopingPlan Executive Order B-30-15 and SB 32 required CARB to prepare another update to the Scoping Plan to address the 2030 target for the state. On December 24, 2017, CARB approved the 2017 Climate Change Scoping Plan Update, which outlines potential regulations and programs, including strategies consistent with AB 197 requirements, to achieve the 2030 target. The 2017 Scoping Plan establishes a new emissions limit of 260 MMTCOze for the year 2030, which corresponds to a 40 percent decrease in 1990 levels by 2030 (CARB 2017). California's climate strategy will require contributions from all sectors of the economy, including enhanced focus on zero- and near -zero emission (ZE/NZE) vehicle technologies; continued investment in renewables such as solar roofs, wind, and other types of distributed generation; greater use of low carbon fuels; integrated land conservation and development strategies; coordinated efforts to reduce emissions of short-lived climate pollutants (methane, black carbon, and fluorinated gases); and an increased focus on integrated land use planning to support livable, transitconnectedcommunities and conserve agricultural and other lands. Requirements for GHG reductions at stationary sources complement local air pollution control efforts by the local air districts to tighten criteria air pollutants and TACs emissions limits on a broad spectrum of industrial sources. Major elements of the 2017 Scoping Plan framework include: ■ Implementing and/or increasing the standards of the Mobile Source Strategy, which include increasing ZE buses and trucks; ■ Low Carbon Fuel Standard (LCFS), with an increased stringency (18 percent by 2030) March 2020 Page 51 75A-364 ONE BROADWAY PLAZA PROJECT FIR ADDENDUM CITY OF SANTA ANA 5. Environmental Analysis ■ Implementation of SB 350, which expands the Renewables Portfolio Standard (RPS) to 50 percent RPS and doubles energy efficiency savings by 2030. ■ California Sustainable Freight Action Plan, which improves freight system efficiency and utilizes near -zero emissions technology and deployment of ZE trucks. ■ Implementing the proposed Short -Lived Climate Pollutant Strategy, which focuses on reducing methane and hydroflumocarbon emissions by 40 percent and anthropogenic black carbon emissions by 50 percent by year 2030. ■ Post-2020 Cap -and -Trade Program that includes declining caps. ■ Continued implementation of SB 375. ■ Development of a Natural and Working Lands Action Plan to secure California's land base as anet carbon sink. In addition to the statewide strategies listed above, the 2017 Climate Change Scoping Plan also identified local governments as essential partners in achieving the state's long-term GHG reduction goals and recommended local actions to reduce GHG emissions for example, statewide targets of no more than 6 MTCOze or less per capita by 2030 and 2 MTCOze or less per capita by 2050. CARB recommends that local governments evaluate and adopt robust and quantitative locally appropriate goals that align with the statewide per capita targets and sustainable development objectives and develop plans to achieve the local goals. The statewide per capita goals were developed by applying the percent reductions necessary to reach the 2030 and 2050 climate goals (i.e., 40 percent and 80 percent respectively( to the state's 1990 emissions limit established under AB 32. For CEQA projects, CARB states that lead agencies have discretion to develop evidenced -based numeric thresholds (mass emissions, per capita, or per service population) consistent with the Scoping Plan and the state's long-term GHG goals. To the degree a project relies on GHG mitigation measures, CARB recommends that lead agencies prioritize on -site design features that reduce emissions, especially from vehicle miles traveled (VMT(, and direct investments in GHG reductions within the project's region that contribute potential air quality, health, and economic co -benefits. Where further project design or regional investments are infeasible or not proven to be effective, CARB recommends mitigating potential GHG impacts through purchasing and retiring carbon credits. The Scoping Plan scenario is set against what is called the business -as -usual yardstick —that is, what would the GHG emissions look like if the state did nothing at all beyond the policies that are already required and in place to achieve the 2020 limit. It includes the existingrenewables requirements, advanced clean cars, the "10 percent" LCFS, and the SB 375 program for more vibrant communities, among others. However, it does not include a range of new policies or measures that have been developed or put into statute over the past two years. Known commitments are expected to result in emissions that are 60 MMTCOze above the target in 2030. If the estimated GHG reductions from the known commitments are not realized due to delays in implementation or technology deployment, the post-2020 Cap -and -Trade Program would deliver the additional GHG reductions in the sectors it covers to ensure the 2030 target is achieved. Page 52 PlaceWorkr 75A-365 ONE BROADWAY PLAZA PROJECT FIR ADDENDUM CITY OF SANTA ANA 5. Environmental Analysis Senate BV1375 In 2008, SB 375, the Sustainable Communities and Climate Protection Act, was adopted to connect the GHG emissions reductions targets established in the 2008 Scoping Plan for the transportation sector to local land use decisions that affect travel behavior. Its intent is to reduce GHG emissions from light -duty trucks and automobiles (excludes emissions associated with goods movement) by aligning regional long-range transportation plans, investments, and housing allocations to local land use planning to reduce VMT and vehicle trips. Specifically, SB 375 required CARB to establish GHG emissions reduction targets for each of the 18 metropolitan planning organizations (MPOs). The Southern California Association of Governments (SCAG) is the MPO for the Southern California region, which includes the counties of Los Angeles, Orange, San Bernardino, Riverside, Ventura, and Imperial. Pursuant to the recommendations of the Regional Transportation Advisory Committee, CARB adopted per capita reduction targets for each of the MPOs rather than a total magnitude reduction target. SCAG's targets are an 8 percent per capita reduction from 2005 GHG emission levels by 2020 and a 13 percent per capita reduction from 2005 GHG emission levels by 2035 (CARB 2010). The 2020 targets are smaller than the 2035 targets because a significant porfion of the built environment in 2020 has been defined by decisions that have already been made. In general, the 2020 scenarios reflect that more time is needed for large land use and transportation infrastructure changes. Most of the reductions in the interim are anticipated to come from improving the efficiency of the region's transportation network. The targets would result in 3 MMTCOze of reductions by 2020 and 15 MNfI'COze of reductions by 2035. Based on these reductions, the passenger vehicle target in CARB's Scoping Plan (for AB 32) would be met (GARB 2010). 2077 Update to the SB 375 Targets CARB is required to update the targets for the MPOs every eight years. In June 2017, CARB released updated targets and technical methodology and recently released another update in February 2018. The updated targets consider the need to further reduce VM17, as identified in the 2017 Scoping Plan Update, while balancing the need for additional and more flexible revenue sources to incentivize positive planning and action toward sustainable communities. Like the 2010 targets, the updated SB 375 targets are in units of percent per capita reduction in GHG emissions from automobiles and light trucks relative to 2005. This excludes reductions anticipated fiom implementation of state technology and fuels strategies and any potential future state strategies such as statewide road user pricing. The proposed targets call for greater per capita GHG emission reductions from SB 375 than are currently in place, which for 2035, translate into proposed targets that either match or exceed the emission reduction levels in the MPOs' currently adopted SCSs. As proposed, CARB staffs proposed targets would result in an additional reduction of over 8 NIMTCO2C in 2035 compared to the current targets. For the next round of SCS updates, CARB's updated targets for the SCAG region are an 8 percent per capita GHG reduction in 2020 from 2005 levels (unchanged from the 2010 target) and a 19 percent per capita GHG reduction in 2035 from 2005 levels (compared to the 2010 target of 13 percent) (CARB 2018). CARB adopted the updated targets and methodology on March 22, 2018. All SCSs adopted after October 1, 2018 are subject to these new targets. March 2020 Page 53 75A-366 ONE BROADWAY PLAZA PROJECT FIR ADDENDUM CITY OF SANTA ANA 5. Environmental Analysis SCAG's RTP/SCS SB 375 requires each MPO to prepare an SCS in their regional transportation plan. For the SCAG region, the 2016-2040 Regional Transportation Plan/Sustainable Communities Strategy (RTP/SCS) was adopted on April 7, 2016, and is an update to the 2012 RTP/SCS (SCAG 2016). SCAG recently released the 2020-2045 RTP/SCS (Draft Connect SoCal Plan) on November 7, 2019. In general, the SCS outlines a development pattern for the region, which, when integrated with the transportation network and other transportation measures and policies, would reduce vehicle miles traveled (VM'I) from automobiles and light duty trucks and thereby reduce GHG emissions from these sources. The 2016-2040 RTP/SCS projects that the SCAG region will meet or exceed the passenger per capita targets set in 2010 by GARB. It is projected that VMT per capita in the region for year 2040 would be reduced by 7.4 percent with implementation of the 2016-2040 RTP/SCS compared to a no plan year 2040 scenario. Under the 2016-2040 RTP/SCS, SCAG anticipates lowering GHG emissions 8 percent below 2005 levels by 2020,18 percent by 2035, and 21 percent by 2040. The 18 percent reduction by 2035 over 2005 levels represents a 2 percent increase in reduction compared to the 2012 RTP/SCS projection. Overall, the SCS is meant to provide growth strategies that will achieve the aforementioned regional GHG emissions reduction targets. Land use strategies to achieve the region's targets include planning for new growth around high quality transit areas and livable corridors and creating neighborhood mobility areas to integrate land use and transportation and plan for more active lifestyles (SCAG 2016). However, the SCS does not require that local general plans, specific plans, of zoning be consistent with the SCS; instead, it pfovides incentives to governments and developers for consistency. Methodology Urban Crossroads prepared a memorandum reviewing Air Quality and Greenhouse Gas Emissions for the Proposed Project (AQ/GHG Memo). The AQ/GHG Memo is contained in Appendix A. The Ceftified EIR did not quantify GHG emissions. As such, GHG emissions for the Approved Project and Proposed Project were calculated employing the California Emissions Estimator Model (CalEEMod) version 2016.3.2. Would the Proposed Project: Less Than Significant Substantial Impact/No Substantial Changein New Changesor Changein Circum- Information New Project stances Showing New Information Requiring Requiring orincreased Requiring Major EIR Major EIR Significant Preparation of Environmental Issues Revisions Revisions Effects an EIR No Impact a) Generate greenhouse gas emissions, either directly or indirectly, that may have a X significant impact on the environment? b) Conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the emissions of greenhouse X gases? Page 54 PlaceWorkr 75A-367 ONE BROADWAY PLAZA PROJECT FIR ADDENDUM CITY OF SANTA ANA 5. Environmental Analysis Comments: a) Generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the environment? Less Than Significant Impact/No Changes or New Information Requiring Preparation of an EIR. Both the Approved Project and the Proposed Project would contribute to global climate change through direct emissions of GHG from onsite area sources and vehicle trips generated by the One Broadway Plaza development, and indirectly through offsite energy production required for onsite activities, water use/wastewater generation, and waste disposal. The AQ/GHG Memo prepared by Urban Crossroads compares the greenhouse gas emissions from the Approved Project and the Proposed Pfoject. The estimated GHG emissions for the currently approved land uses are summarized on Table 6. As shown on Table 6, Approved One Broadway Plaza land uses would generate a total of approximately 10,009.23 MTCO2e per year. As shown on Table 7, Proposed Project would generate a total of approximately 6,415.16 MTCO2e per year. Table 6 Currently Approved One Broadwav Plaza Land Uses GHG Emissions Emission Source Emissions metrictons r ear CO2 CH4 N20 Total CO2e Area 0.01 4.00E-05 0.00 0.01 Energy 3,072.67 0.12 0.03 3,084.87 Mobile Sources 5,901.29 0.26 0.00 5,907.81 Waste 109.03 6.44 0.00 270.11 Water Usage 1 641.58 3.23 0.08 746.43 Total CO2e (All Sources) 10,009.23 March 2020 Page 55 75A-368 ONE BROADWAY PLAZA PROJECT FIR ADDENDUM CITY OF SANTA ANA 5. Environmental Analysis Table 7 Proposed Project GHG Emissions Emission Source Emissions (metric tons per year) co, CH, N,O Total COze Area 6.78 6.62E-03 0.00 6.94 Energy 2,568.56 0.09 0.03 2,579.25 Mobile Sources 2,979.94 0.14 0.00 2,983.43 Waste 98.23 5.82 0.00 244.09 Water Usage 1 516.89 2.60 0.07 601.44 Total CO2e (AII Sources) 6,415.16 Based on greenhouse gas emissions generated by the Proposed Project compared to the Approved Project, the Proposed Project would result in a net decrease 3,594.07 MTCO2e per year in greenhouse gas emissions. Therefore, the Proposed Project would not result in new of substantively different or substantively increased GHG emissions impacts than the emissions associated with the Approved Project The projectrelated greenhouse gas emissions are considered less than significant. There are no substantial changes in the circumstances, of new information that would require the preparation of a subsequent EIR. b) Conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the emissions of greenhouse gases? Less Than Significant Impact/No Changes or New Information Requiring Preparation of an EIR. There are numerous State plans, policies and regulations adopted for the purpose of reducing GHG emissions. The principal overall State plan and policy is Assembly Bill (AB) 32. The quantitative goal of AB 32 is to reduce GHG emissions to 1990 levels by 2020. Executive Order B-30-15 and Senate Bill (SB) 32 further established a new emissions limit of 260 MMTCO2e for the year 2030, which corresponds to a 40 percent decrease in 1990 levels by 2030. Statewide plans and regulations such as GHG emissions standards for vehicles (AB 1493), the Low Carbon Fuel Standard, and regulations requiring an increasing fraction of electricity to be generated from renewable sources are being implemented at the statewide level; as such, compliance at the project level is not addressed. Therefore, the Proposed Project does not conflict with those plans and regulations. 5.8.3 Adopted Mitigation Measures Applicable to the Proposed Project No mitigation measures related to greenhouse gas emissions were identified in the Certified EIR. 5.9 HAZARDS AND HAZARDOUS MATERIALS 5.9.1 Summary of Previous Environmental Analysis The Certified EIR determined that during the construction of the Approved Project the accident prevention and containment are the fesponsibility of the construction contractions, and provisions to manage hazardous materials and waste are a standard component of construction plans. Further, the Approved Project would be required to comply with NPDES Permit fequiremems and implement best management pfactices to ensure the Page 56 PlaceWorkr 75A-369 ONE BROADWAY PLAZA PROJECT FIR ADDENDUM CITY OF SANTA ANA 5. Environmental Analysis proper handling of hazardous materials and to contain and clean up accidental releases. Construction of the Approved Project would temporarily increase the transport of hazardous substances, such as vehicle fuels and paints. Further, the construction of the Approved Project would demolish buildings that likely contain asbestos - containing materials and leadbasedpaint. The Phase I Environmental Site Assessment (ESA) prepared for the Approved Project determined that there are no unusual hazardous conditions at the Project Site. The Certified EIR determined that the operation of the Approved Project would include minimal hazardous material use and waste. The presence of chemicals onsite, if not properly stored or handled could expose site occupants to hazardous materials. The Certified EIR determined that the potential for significant adverse impacts to offsite uses is unlikely given the nature and limited about of materials. Compliance with regulatory measures, including the preparation of a Hazardous Materials Management Plan, would reduce impacts of hazardous materials during the operation of the project. The Certified EIR determined that the demolition of buildings on -site may contain asbestos materials and lead - based paint. Hazardous materials could be used in the construction and operation of the Approved Project. Mitigation measures would reduce these impacts to a less than significant level. The Initial Study for the Certified EIR determined that the Project Site is not within a two-mile radius of a public airport and no private airstrips are located in the vicinity of the Project Site. The Certified EIR addressed the Approved Project's impact to air transportation in the Transportation and Traffic section. The Project Site is located outside of the Accident Potential Zone for the John Wayne Airport The Certified EIR determined that the Approved Project would be required to comply with FAA Part 77 regulations. The Initial Study for the Approved Project determined that the Project Site is located in an urbanized area and would not be subject to wildland foes. March 2020 Page 57 75A-370 ONE BROADWAY PLAZA PROJECT FIR ADDENDUM CITY OF SANTA ANA 5. Environmental Analysis 5.9.2 Impacts Associated with the Proposed Project Would the Proposed Project: Less Than Significant Substantial Impact/No Substantial Changein New Changes or Changein Circum- Information New Project stances Showing New Information Requiring Requiring orincreased Requiring Major EIR Major EIR Significant Preparation of Environmental Issues Revisions Revisions Effects an EIR No Impact a) Create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous X materials? b) Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions X involving the release of hazardous materials into the environment? c) Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one -quarter X mile of an existing or proposed school? d) Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would it create a X significant hazard to the public or the environment? e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result X in a safety hazard or excessive noise for people residing or working in the project area? f) Impair implementation of or physically interfere With an adopted emergency response plan or emergency evacuation X plan? g) Expose people or structures, either directly or indirectly, to a significant risk of loss, X injury or death involving wildland fires? Page 58 PlaceWorkr 75A-371 ONE BROADWAY PLAZA PROJECT FIR ADDENDUM CITY OF SANTA ANA 5. Environmental Analysis Comments a) Create a significant hazard to the public or the environment through the routine transport, use or disposal of hazardous materials? Less Than Significant Impact/No Changes or New Information Requiring Preparation of an EIR. As with the Approved Project, the construction and operation of the Proposed Project would involve the use, transport, and disposal of typical hazardous materials used in the construction and operation of residential uses. For example, construction of the Proposed Projectwould use vehicle fuel for the construction equipment, paints, and solvents and the operation of the Proposed Project would involve typical household clearing supplies. As with the Approved Project, the Proposed Project would implement Mitigation Measure HZ-3 to ensure compliance with applicable federal, state, and local regulations for the use of hazardous materials and generation of hazardous wastes. The Proposed Project would result in a less than significant impact. The Proposed Project would follow existing regulations and would not result in any new or more severe impacts that would require the preparation of a subsequent EIR. b) Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? Less Than Significant Impact/No Changes or New Information Requiring Preparation of an EIR. The Certified EIR determined that the demolition of existing structures on site could result in the accidental release of asbestos containing materials (ACMs) and leadbasedpaint. The Certified EIR implements Mitigation Measures HZ-I and HZ-2 to address ACMs and leadbasedpaint. The Proposed Project would not demolish any buildings, since the Proposed Project would occur within the approved office tower. As discussed above, the Proposed Project would involve the handling of hazardous materials that are typical of construction and operation of residential uses. As with the Approved Project, the handling of hazardous materials is regulated by state and federal laws. The Proposed Project would not involve the use of materials in a manner that poses any substantial hazards to people, or to animal or plant populations. In order to address the use and handling of hazardous materials, the Proposed Project would implement identified mitigation measures. Potential impacts relating to the release of hazardous materials would be less than significant. The Proposed Project would not result in any new or more severe impacts that would require the preparation of a subsequent EIR. c) Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one -quarter mile of an existing or proposed school? Less Than Significant Impact/No Changes or New Information Requiring Preparation of an EIR. As stated in the Certified EIR, the potential for significant adverse impact to offsite uses, including the adjacent High School of the Arts and Willard Junior High School (approximately 0.25 miles west), is unlikely given the nature and amount of hazardous materials that would be used on site. As with the Approved Project, the Proposed Project would not create a significant adverse impact to schools, including the Orange County Education Arts Academy, El Sol Academy, High School of the Arts and Willard Junior High SchooL The handling and transport of hazardous materials would be conducted in compliance with all applicable federal, March 2020 Page 59 75A-372 ONE BROADWAY PLAZA PROJECT FIR ADDENDUM CITY OF SANTA ANA 5. Environmental Analysis State, and local laws and regulations regarding hazardous waste. The Proposed Project would not create a new significant impact of a substantial increase in the severity of previously identified effect and would not require the preparation of a subsequent FIR. d) Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment? Less Than Significant Impact/No Changes or New Information Requiring Preparation of an EIR. The Phase I ESA prepared for the Approved Project determined that there are no unusual hazardous conditions at the Project Site. A review of the State Water Resources Control Board's Geotracker and the Department of Toxic Substances Control's EnviroStor databases indicate that there are no cleanup sites on the Project Site (SWRCB 2020, DTSC 2020). Further, a review of US Environmental Protection Agency's EJSCREEN mapping tool shows no hazardous waste sites on the Project Site (USEPA 2019). The Proposed Pfoject would not create a new significant impact or a substantial increase in the severity of previously identified effect and would not require the preparation of a subsequent EIR. e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard or excessive noise for people residing or working in the project area? Less Than Significant Impact/No Changes or New Information Requiring Preparation of an EIR. As discussed in the Certified EIR, the Approved Project would be required to comply with FAA regulations and file Form 7460-1 for buildings exceeding 200 feet in height. The Proposed Project would not increase the height of the Approved Project nor add new building area. Therefore, this impact would remain less than significant and the Proposed Project would not create a new significant impact or a substantial increase in the severity of previously identified effect and would not require the preparation of a subsequent EIR. f) Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan? Less Than Significant Impact/No Changes or New Information Requiring Preparation of an EIR. The Initial Study for the Approved Project states that there are no designated emergency evacuation foutes in the City. The Public Services Section of the Certified EIR determined that the Approved Project would incorporate fire access roadway requirements of the California Fire Code. For the Approved Project, SAFD required an additional traffic signal at the intersections of Broadway Street and 10� Street, Broadway Street and Washington Avenue, and Sycamore Street and Washington Avenue as well as any intersection updates to accommodate traffic for the Approved Project. Since these intersections are already signalized an emergency vehicle preemption detector can be installed as part of the Approved Project (fefer to Mitigation Measure PS- 8 below). Further, as discussed in Section 5.15, Public Services, the Proposed Project would implement all identified mitigation measures which would ensure that the Proposed Project would result in a less than significant impact to police protection and fire and emergency services. These mitigation measures would further ensure that the Proposed Project would not impair the implementation of anemergency fsponse plan. This impact would be less than significant, and the Proposed Pfoject would not create a new significant impact Page 60 PlaceWorkr 75A-373 ONE BROADWAY PLAZA PROJECT FIR ADDENDUM CITY OF SANTA ANA 5. Environmental Analysis or a substantial increase in the severity of previously identified effect and would not require the preparation of a subsequent EIR. g) Expose people or structures, either directly or indirectly, to a significant risk of loss, injury or death involving wildland fires? No Impact. The Project Site is located in a dense urban environment and is surrounded by existing development. There are no wildland areas, nor wildland interface areas located in the vicinity. As with the Approved Project, implementation of the Proposed Project would not be affected or affect wildland foes. No impact would occur and no changes or new information would require preparation of a subsequent EIR. 5.9.3 Adopted Mitigation Measures Applicable to the Proposed Project The following mitigation measures have been carried through from the One Broadway Plaza EIR. These mitigation measures have been incorporated into MMRP for this Addendum. Any modifications to the mitigation measures from the Certified EIR are shown as strike�eugk for deleted text and bold for new, inserted text. HZ-1 The City shall require the site demolition and remodeling contractors to conduct a building by building inspection for the presence of asbestos -containing materials prior to the issuance of demolition permits for the site. The demolition contractor may submit copies of asbestos inspection fepofts for the site already prepared to satisfy SCAQMD Rule 1403 to fulfill this requirement. HZ-2 The City shall require the site demolition and remodeling contractors to conduct a building by building inspection for the presence of leadbasedpaint prior to the issuance of demolition permits for the site. Building inspection reports already prepared by the contractor to satisfy CalOSHAworker safety requirements may be submitted to fulfill this mitigation measure. HZ-3 Any use of hazardous materials or generation of hazardous wastes on the proposed project site must be conducted in accordance with applicable federal, state and local regulations. 5.10 HYDROLOGY AND WATER QUALITY 5.10.1 Summary of Previous Environmental Analysis The Certified EIR determined that construction aid operation of the Approved Project may generate surface runoff with pollutants that could impact area receiving waters. The Approved Project would be required to prepare a Storm Water Pollution Prevention Plan, a Water Quality Management Plan, and a NPDES permit. The Certified EIR found that development of the Approved Project would result in a moderate increase in impervious surfaces on site. The project developer would fegrade the Project Site so that flows drain into the existing storm drain system that exists adjacent to the Project Site. Appropriate drainage facilities would be constructed as part of the Approved Project. Identified mitigation measures would result impacts to less than significant level. March 2020 Page 61 75A-374 ONE BROADWAY PLAZA PROJECT FIR ADDENDUM CITY OF SANTA ANA 5. Environmental Analysis The Certified EIR (Geology and Soils Section) found that the depth of groundwater in the vicinity of the Project Site is 80 to 85 feet below ground surface. The Approved Project would require foundation piles that could extend to depths of 60 to 80 feet below ground surface, which could extend into the groundwater. The Certified EIR identified a mitigation measure would reduce impacts to groundwater to a less than significant level. The Initial Study prepared for the Certified EIR found that the Project Site is not near a large body of water that would generate tsunamis or seiches. The Certified EIR determined that the Project Site is outside of an area that could flood. The Approved Project would not result in significant adverse impacts related to placement of structures in a flood zone. 5.10.2 Impacts Associated with the Proposed Project Would the Proposed Project: Less Than Significant Substantial Imp actlNo Substantial Change in New Changes or Changein Circum- Information New Project stances Showing New Information Requiring Requiring orincreased Requiring Major EIR Major EIR Significant Preparation of Environmental Issues Revisions Revisions Effects an EIR No Impact a) Violate any water quality standards or waste discharge requirements or otherwise substantially degrade surface or ground X water quality? b) Substantially decrease groundwater supplies or interfere substantially with groundwater recharge such that the project X may impede sustainable groundwater management of the basin? c) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river or through the addition of impervious surfaces, in a manner which would: (i) result in a substantial erosion or siltation on- or off -site, (ii) substantially increase the rate or amount of surface runoff in a manner which X would result in flooding on -or offsito, (iii) create or contribute runoff water which would exceed the rapacity of existing or planned stormwaterdrainage systems or provide substantial additional sources of polluted runoff, or (iv) impede or redirect flood flows? d) In flood hazard, tsunami, or seiche zones, risk release of pollutants due to project X inundation? Page 62 PlaceWorkr 75A-375 ONE BROADWAY PLAZA PROJECT FIR ADDENDUM CITY OF SANTA ANA 5. Environmental Analysis Less Than Significant Substantial Impact/No Substantial Changein New Changes or Changein Circum- Information New Project stances Showing New Information Requiring Requiring orincreased Requiring Major EIR Major EIR Significant Preparation of Environmental Issues Revisions Revisions Effects an EIR No Impact e) Conflict with or obstruct implementation of a water quality control plan or sustainable X groundwater management plan? Comments: a) Violate any water quality standards or waste discharge requirements or otherwise substantially degrade surface or ground water quality? Less Than Significant Impact/No Changes or New Information Requiring Preparation of an EIR. The Certified EIR determined that construction and operation of the Approved Project may generate surface runoff with pollutants that could impact area receiving waters. The Approved Project would be required to prepare a SWPPP, WQMP, and NPDES permit Construction and operation of the Proposed Project would comply with the SWPPP, WQMP, and NPDES permit for the Approved Project The Proposed Project would not increase development floor area nor impervious surfaces. The Proposed Project would comply with identified mitigation measures. As such, the Proposed Project would not create a new significant impact of a substantial increase in the severity of previously identified effects and would not require the preparation of a subsequent EIR. The Certified EIR (Geology and Soils section) identifies Mitigation Measure G-5 to address the intrusion of the Approved Project's foundation piles into the groundwater. Mitigation Measure G-5 would ensure that the Approved Project's foundation piles would result in a less than significant impact regarding the introduction of contaminants into the groundwater. The Proposed Project would comply with all identified mitigation fil[a'.FY!lC�.YI b) Substantially decrease groundwater supplies or interfere substantially with groundwater recharge such that the project may impede sustainable groundwater management of the basin? Less Than Significant Impact/No Changes or New Information Requiring Preparation of an EIR. The Proposed Project would not expand the approved building square footage nor increase impervious surfaces. As such implementation of the Proposed Project would not decrease groundwater supplies of interfere with groundwater recharge. The Proposed Project would not create a new significant impact nor a substantial increase in the severity of previously identified effects that would require the preparation of a subsequent EIR. c) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river or through the addition of impervious surfaces, in a manner which would: (i) result in a substantial erosion or siltation on- or off -site; (ii) substantially increase the March 2020 Page 63 75A-376 ONE BROADWAY PLAZA PROJECT FIR ADDENDUM CITY OF SANTA ANA 5. Environmental Analysis rate or amount of surface runoff in a manner which would result in flooding on- or offsite; (iii) create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff; or (iv) impede or redirect flood flows? Less Than Significant Impact/No Changes or New Information Requiring Preparation of an EIR. The Proposed Project would not develop new floor area nor increase impervious surfaces. As such implementation of the Proposed Project would not alter existing drainage pattern of the site nor the project area. The Proposed Pfoject would not alter the course of a stream or river. The Proposed Project would not create a new significant impact nor a substantial increase in the severity of previously identified effects that would require the preparation of a subsequent EIR. d) In flood hazard, tsunami, or seiche zones, risk release of pollutants due to project inundation? Less Than Significant Impact/No Changes or New Information Requiring Preparation of an EIR. The Initial Study for the Certified EIR determined that the Project Site is not near any large bodies of water that could generate tsunamis or seiches. The Certified EIR determined that the Project Site is outside the area that could be inundated by flood water. While the Project Site is not within a flood area, the Project Site may be exposed to street flooding during period of heavy rain due to deficient storm drains. The Certified EIR provides mitigation measures to address storm drain capacity. Since the Proposed Project would not increase the development floor area nor impervious surfaces on the Project Site, the Proposed Project would result in a less than significant impact to flood hazard and inundation. The Proposed Project would comply with the SWPPP, WQMP, and NPDES permit and implement all identified mitigation measures. A less than significant impact would occur. e) Conflict with or obstruct implementation of a water quality control plan or sustainable groundwater management plan? Less Than Significant Impact/No Changes or New Information Requiring Preparation of an EIR. The Proposed Project would not construct new floor area nor increase impervious surfaces. Construction and operation of the Proposed Project would comply with the SWPPP, WQMP, and NPDES permit Further, the Proposed Project would comply with Mitigation Measures W-1 through W-8. Therefore, the Proposed Project would not conflict with or obstruct the implementation of a water quality control plan and would not impact groundwater. A less than significant impact would occur. 5.10.3 Adopted Mitigation Measures Applicable to the Proposed Project The following mitigation measures have been carried through from the One Broadway Plaza EIR. These mitigation measures have been incorporated into WARP for this Addendum. Any modifications to the mitigation measures from the Certified EIR are shown as s#±il£e4reegk for deleted text acid bold for new, inserted text. W-1 Prior to issuance of a grading permit for the project Page 64 PlaceWorkr 75A-377 ONE BROADWAY PLAZA PROJECT FIR ADDENDUM CITY OF SANTA ANA 5. Environmental Analysis ■ The developer will prepare and submit a Notice of Intent (NOI) to the State Water Resources Control Board (SWRCB). ■ The developer will submit the NOI and the project Water Discharge Identification Number (WDIN) to the City of Santa Ana City Engineer. ■ The developer will prepare a Stormwater Pollution Prevention Plan (SWPPP) and will submit the SWPPP to the City Engineer for review and comment. The developer will maintain the SWPPP on the construction site throughout the construction period. W-2 During all site preparation, grading and construction, the project contractors will comply with all applicable requirements of the NPDES permit, the Drainage Area Management Plan (DAMP) and the City's Local Implementation Plan (LIP). The project contractors will incorporate Best Management Practices (BMPs) from the DAMP and LIP and willimplement those measures as appropriate during site preparation, grading and construction. W-3 During all site preparation, grading and construction, the construction contractors will be responsible for implementing the SWPPP provisions. The SWRCB is responsible for monitoring and enforcing the provision of the SWPPP. In addition, the City Engineer will monitor and enforce these provisions during all site preparation, grading and construction, as appropriate, to ensure the SWPPP is properly implemented. W-4 Prior to the issuance of grading permits, the Project Developer shall provide for the review and approval of the Director of Public Works a Water Quality Management Plan (WQMP) prepared for the project consistent with the Orange County Drainage Area Management Plan. The WQMP shall contain provisions and BMPs for both construction and operating conditions. W-5 Prior to the issuance of grading permits, the Project Developer shall submit a final drainage plan for the proposed One Broadway Plaza project for review and approval by the City Engineer. W-6 Prior to the issuance of the first building permit the Project Developer shall pay the City's drainage area impact fee. W-7 During operation of the proposed project, the Project Owner/Operator shall ensure that all pest control, herbicide, insecticide and other similar substances used as part of maintenance of project features are handled, stored, applied and disposed consistent with all applicable federal, state and local regulations. The City Engineer shall monitor and enforce this provision. W-8 Prior to the issuance of grading permits, the City Engineer shall verify that structural BMPs have been permanently incorporated into project plans by the applicant Such BMPs shall ensure that pollutants from projectrelatedstorm water are mitigated consistent with applicable state and local standards. March 2020 Page 65 75A-378 ONE BROADWAY PLAZA PROJECT FIR ADDENDUM CITY OF SANTA ANA 5. Environmental Analysis 5.11 LAND USE AND PLANNING 5.11.1 Summary of Previous Environmental Analysis The Certified EIR concluded that the Approved Project would be compatible with existing land uses in the project area. The Certified EIR discussed the Approved Project's consistency with the City of Santa Ana General Plan (1982), Midtown Specific Plan (1996), Santa Ana Redevelopment Plan, and the Southern California Association of Governments' (SCAG( Regional Comprehensive Plan and Regional Transportation Plan. The Certified EIR found that the Approved Project is consistent with the Santa Ana Redevelopment Plan and SCAG's Regional Comprehensive Plan and Regional Transportation Plan. With approval of requested entitlements, the Approved Project would not be in conflict with the General Plan and the Midtown Specific Plan. The Approved Project is located within an already developed area and would not physically divide an established community and would not conflict with any applicable habitat conservation plans of natural community conservation plan (both topics were scoped out in the Initial Study for the Approved Project). The Certified EIR determined that the Approved Project would result in a less than significant impact and no mitigation measures are required. 5.11.2 Impacts Associated with the Proposed Project Would the Proposed Project: Less Than Significant Substantial Impact/No Substantial Changein New Changes or Changein Circum- Information New Project stances Showing New Information Requiring Requiring orincreased Requiring Major EIR Major EIR Significant Preparation of Environmental Issues Revisions Revisions Effects an EIR No Impact a) Physically divide an established X community? b) Cause a significant environmental impact due to a conflict with any land use plan, policy, or regulation adopted for the purpose X of avoiding or mitigating an environmental effect? Comments: a) Physically divide an established community? Less Than Significant Impact/No Changes or New Information Requiring Preparation of an EIR. The Proposed Project would amend the existing entitlements to allow for up to 402 residential units within an approved 37-story office tower. The Proposed Project's residential units would occur within the envelope of the Approved Project; the Proposed Project would not result in an expansion of the building footprint or in new development beyond what was analyzed in the Certified EIR. The Proposed Project would not create a Page 66 PlaceWorkr 75A-379 ONE BROADWAY PLAZA PROJECT FIR ADDENDUM CITY OF SANTA ANA 5. Environmental Analysis new significant impactor a substantial increase in the severity of previously identified effects and impacts would remain less than significant. b) Cause a significant environmental impact due to a conflict with any land use plan, policy, or regulation adopted for the purpose of avoiding or mitigating an environmental effect? Less Than Significant Impact/No Changes or New Information Requiring Preparation of an EIR. The majority of the Project Site is currently zoned SD-75, One Broadway Plaza Specific Development District with a corresponding land use designation of One Broadway Plaza District Center. One parcel on the Project Site (APN: 398-561-03; located at 1205 N. Broadway) is currently zoned Midtown Specific Plan (SP3) with a General Plan Land Use designation of Professional & Administration Office. The SD-75 zone and One Broadway Plaza District Center land use designation do not allow for residential uses. With approval of the entitlement requests to amend the SD-75 zoning and OBPDC land use designation, the proposed project would not conflict with the SD-75 zoning and OBPDC ]and use designation on site. No change would occur to the parcel with APN 398-561-03, which is zoned Midtown Specific Plan (SP3) with a General Plan Land Use designation of Professional & Administration Office. With the zone text amendment and general plan amendment, the Proposed Project would not create a new significant impact or a substantial increase in the severity of previously identified effects. In addition, as described in this Addendum, no significant impacts are associated with the Proposed Project. Therefore, impacts related to land use would remain less than significant and no changes or new information would require preparation of a subsequent EIR. 5.11.3 Adopted Mitigation Measures Applicable to the Proposed Project No mitigation measures related to land use and planning were identified in the Certified EIR. 5.12 MINERAL RESOURCES 5.12.1 Summary of Previous Environmental Analysis As referenced in the Certified EIR, the Initial Study determined that no mineral resources exist on the Project Site, and the Approved Project would not result in the loss of availability of known mineral resources that would be of state, fegional or local value. No additional analysis was required in the EIR. 5.12.2 Impacts Associated with the Proposed Project Would the Proposed Project: March 2020 Page 67 75A-380 ONE BROADWAY PLAZA PROJECT FIR ADDENDUM CITY OF SANTA ANA 5. Environmental Analysis Less Than Significant Substantial Impact/No Substantial Changein New Changes or Changein Circum- Information New Project stances Showing New Information Requiring Requiring orincreased Requiring Major EIR Major EIR Significant Preparation of Environmental Issues Revisions Revisions Effects an EIR No Impact a) Result in the loss of availability of a known mineral resource that would be a value to X the region and the residents of the state. b) Result in the loss of availability of a locally important mineral resource recovery site X delineated on a local general plan, specific plan or other land use plan? For the purpose of CEQA analysis, mineral resources refer to aggregate resources that consist of sand, gravel, and crushed rock. Aggregate resources provide bulk and strength in construction materials such as portland cement and asphaltic concrete. Other nonfuel mineral resources include metals such as gold, silver, non, and copper and industrial metals such as boron compounds, rare-earth elements, clays, limestone, gypsum, salt, and dimension stone. The California Geological Survey (CGS) classifies the regional significance of mineral resources in accordance with the California Surface Mining and Reclamation Act (SMARA) of 1975. The State Geologist is responsible for classifying areas within California that are subject to urban expansion or other irreversible land uses. SMARA also allowed the State Muting and Geology Board (SMGB), after receiving classification information from the State Geologist, to designate lands containing mineral deposits of regional or statewide significance. Classification into NIRZ is completed by the State Geologist in accordance with the SMGB's priority list and according to the presence or absence of significant mineral resources. Of the four MRZ categories, lands classified as MRZ-2 are of the greatest importance. Such areas are underlain by demonstrated mineral resources or are located where geologic data indicate that significant measured or indicated resources are present. MRZ-2 areas are designated by SMGB as being "regionally significant" Such designations require that a lead agency's land use decisions involving designated areas be made in accordance with its mineral resource management policies (if any exist) and that it consider the importance of the mineral resource to the region or the state as a whole, not just to the lead agency's jurisdiction. The MRZ-1 zone depicts areas where adequate geologic information indicates that no significant mineral deposits are present, or where it is judged that little likelihood exists for their presence. MRZ-3 indicates areas of undetermined mineral resource significance. Page 68 PlaceWorkr 75A-381 ONE BROADWAY PLAZA PROJECT FIR ADDENDUM CITY OF SANTA ANA 5. Environmental Analysis Comments: a) Result in the loss of availability of a known mineral resource that would be a value to the region and the residents of the state? No Impact. The Proposed Project's residential units would occur within the envelope of the Approved Project; the Proposed Project would not result in an expansion of the building footprint or in new development beyond what was analyzed in the Certified EIR. Therefore, the Proposed Project would not result in any new impacts to mineral resources. No impact would occur and no changes or new information would require preparation of a subsequent EIR. b) Result in the loss of availability of a locally important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? No Impact. The Land Use Element states that there are no significant mineral aggregate resource areas designations within the City (City of Santa Ana 1998). The Proposed Project's residential units would occur within the envelope of the Approved Project; the Proposed Project would not result in an expansion of the building footprint of in new development beyond what was analyzed in the Certified EIR. Therefore, the Proposed Project would not fesult in any new impacts to mineral resources. No impact would occur and no changes of new information would require preparation of a subsequent EIR. 5.12.3 Adopted Mitigation Measures Applicable to the Proposed Project No mitigation measures (elated to mineral resources were identified in the Certfied EIR. 5.13 NOISE 5.13.1 Summary of Previous Environmental Analysis The Certfed EIR determined that the construction of the Approved Project could generate noise levels that exceed noise standards established by the City of Santa Ana noise thresholds. However, the implementation of identified mitigation measures would reduce temporary construction noise impacts to a less than significant level. Operation of the Approved Project, including use of the parking structure, operational noise due to project traffic, and potential helipad noise, would fesult in a less than significant impact. The Certified EIR determined that the Approved Project's contribution to future traffic noise is insignificant. The Certified EIR found the Approved Projectmay experience future traffic noise levels in excess of the City's noise threshold and identifies Mitigation Measure N-3 to ensure that the on -site commercial buildings would keep outside noise from entering the interior of these buildings. The Initial Study to the Certified EIR determined that because the Proposed Project is not located within an airport land use plan nor within the vicinity of a public airport or private airstrip, no impact related to the exposure of people residing of working in the project area to excessive airport related noise levels. March 2020 Page 69 75A-382 ONE BROADWAY PLAZA PROJECT FIR ADDENDUM CITY OF SANTA ANA 5. Environmental Analysis The Certified EIR analyzed vibration as part of Geology and Soils. The Certified EIR determined that land uses adjacent to the Project Site would experience temporary annoyance due to vibration from construction. The Certified EIR determined that the Approved Project's impact relating to construction would be less than significant. 5.13.2 Impacts Associated with the Proposed Project Would the Proposed Project result in: Less Than Significant Substantial Impact/No Substantial Changein New Changes or Changein Circum- Information New Project stances Showing New Information Requiring Requiring or Increased Requiring Major EIR Major EIR Significant Preparation of Environmental Issues Revisions Revisions Effects an EIR No Impact a) Generation of a substantial temporary or permanent increase in ambient noise levels in the vicinity of the project in excess of X standards established in the local general plan or noise ordinance, or applicable standards of other agencies? b) Generation of excessive groundborne X vibration or groundbome noise levels? c) For a project located within the vicinity of a private airship or an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public X use airport, would the project expose people residing or working in the project area to excessive noise levels? Comments: a) Generation of a substantial temporary or permanent increase in ambient noise levels in the vicinity of the project in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? Less Than Significant Impact/No Changes or New Information Requiring Preparation of an EIR. The Proposed Project would not substantially increase construction noise, since the Proposed Project would occur within the building envelope of the Approved Project. The Proposed Project would comply with identified mitigation measures. With regards to construction noise, the Proposed Project would not create a new significant impact or a substantial increase in the severity of previously identified effects that would require the preparation of a subsequent EIR. The Proposed Project would convert up to 19 floors of office uses (from the Approved Project) to up to 402 residential units. Based on the Tiip Generation Memo (contained in Appendix B and discussed in the Page 70 PlaceWorkr 75A-383 ONE BROADWAY PLAZA PROJECT FIR ADDENDUM CITY OF SANTA ANA 5. Environmental Analysis Tfanspoftation section), the implementation of the Proposed Project would reduce vehide trips to and from the Project Site compared to the Approved Project. Since the Proposed Project is converting previously approved office uses to residential uses, would not expand building floor area, and would result in a reduction of whide trips, the operation of the Proposed Project would not create a new significant impact of a substantial increase in the severity of previously identified effects that would require the preparation of a subsequent EIR. In fact, with the reduction in trips, noise impacts resulting from the Proposed Project would actually be reduced as compared to the Approved Project. The Certified EIR determined that the Approved Project may experience future traffic noise levels in excess of the City's noise threshold and identifies Mifigation Measure N-3 to lower impacts to a less than significant level. The Proposed Project's would not place residences on the groundflom, and therefore, the on -site residential units would not be immediately adjacent to this noise source. The Proposed Project would not create a new significant impact or a substantial increase in the severity of previously identified effects that would require the preparation of a subsequent EIR. b) Generation of excessive groundbome vibration or groundbome noise levels? Less Than Significant Impact/No Changes or New Information Requiring Preparation of an EIR. The Certified EIR determined that land uses adjacent to the Project Site would experience temporary annoyance due to vibration from construction. The construction of the Proposed Project would occur within the building envelope of the Approved Project. As such, the construction of the Proposed Project would not increase vibration due to construction. Consistent with the analysis of the Approved Project, the Proposed Project would result in a less than significant impact. The Proposed Project would not create a new significant impact of a substantial increase in the severity of previously identified effects that would fequire the preparation of a subsequent EIR. c) For a project located within the vicinity of a private airstrip or an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? No Impact. Similar to the conditions evaluated in the Certified EIR, there are no public airports, public use airports or private airstrips in the Proposed Project Site vicinity. The Proposed Pfojectwould not expose people residing or working in the area to excessive levels of aircraft- or airport related noise. The Proposed Project would not create a new significant impact of a substantial increase in the severity of previously identified effects. Overall, the Proposed Project would be consistent with the Approved Project as analyzed in the Certified EIR. The Proposed Project would not create a new significant impact or a substantial increase in the severity of previously identified effects. 5.13.3 Adopted Mitigation Measures Applicable to the Proposed Project The following mitigation measures have been carried through from the One Broadway Plaza EIR. These mitigation measures have been incorporated into MMRP for this Addendum. Any modifications to the March 2020 Page 71 75A-384 ONE BROADWAY PLAZA PROJECT FIR ADDENDUM CITY OF SANTA ANA 5. Environmental Analysis mitigation measures from the Certified EIR are shown as st±tlte4�& for deleted text acid bold for new, inserted text. N-1 Project construction shall be limited to the hours of 7 a.m. to 8 p.m. on Monday through Friday and from 8 a.m. to 8 p.m. on Saturday. Construction shall not be allowed on Sunday or federal holidays. N-2 Temporary noise barriers shall be installed between the project construction area and adjacent residents. These noise barriers may include the use of leaded blankets, an acoustic blanket or several layers of plywood. "Bravo" acoustic blankets may also be used. Barriers should be 16 to 20 feet high. N-3 The commercial buildings in the project will require mechanical ventilation to keep outside noise from entering the interior of these buildings. The central ventilation systems for the buildings shall allow for sufficient ventilation so that office windows can be closed. Air conditioning units may be adequate for mechanical ventilation as long as they meet the ventilation requirements of the UBC. This shall be coordinated with the project's mechanical engineer. N-4 Prior to any site preparation, grading or construction, the project contractor will provide the Principals at the Orange County High School of the Arts, Orange County Educational Arts Academy and the El Sol Science and Arts Academy with the project construction schedule indicating the type of construction activity and duration. The project construction schedule shall address all construction activity from the start of the project to completion. 5.14 POPULATION AND HOUSING 5.14.1 Summary of Previous Environmental Analysis According to the Certified EIR, the Approved Project would generate 2,126 jobs, which is unlikely to exceed regional employment projections for City of Santa Ana. Job creation could increase housing demand in the City, which would be met by the construction of new residential projects and existing housing programs. The Certified FIR determined that it is unlikely that the increase would exceed regional projections. No mitigation measures were required. 5.14.2 Impacts Associated with the Proposed Project Would the Proposed Project: Page 72 PlaceWorkr 75A-385 ONE BROADWAY PLAZA PROJECT FIR ADDENDUM CITY OF SANTA ANA 5. Environmental Analysis Less Than Significant Substantial Impact/No Substantial Changein New Changes or Changein Circum- Information New Project stances Showing New Information Requiring Requiring orincreased Requiring Major EIR Major EIR Significant Preparation of Environmental Issues Revisions Revisions Effects an EIR No Impact a) Induce substantial unplanned population growth in an area, either directly (for example, by proposing new homes and X businesses) or indirectly (for example, through extension of roads or other infrastructure)? b) Displace substantial numbers of existing people or housing, necessitating the X construction of replacement housing elsewhere? Southern California Association of Governments The Southern California Association of Governments (SCAG) represents Imperial, Los Angeles, Orange, Riverside, San Bernardino, and Ventura counties. It is a regional planning agency and serves as a forum for addressing regional issues concerning transportation, the economy, community development, and the environment SCAG maintains the Regional Transportation Plan/Sustainable Communities Strategy (RTP/SCS). On April 7, 2016, SCAG adopted the 2016-2040 Regional Transportation Plan/Sustainable Communities Strategy (RTP/SCS). As part of the RTP/SCS, SCAG analyzes demographic and growth forecasts for its region (SCAG 2016a). Table 8 below summaries the growth projections for the City of Santa Ana and Orange County. Table 8 Forecast, City of Santa Ana and Orange Count 2012 2040 2012-2040 I Percent 201220400e Population City of Santa Ana 329,200 343,100 13,900 4.2% Orange County 3,071,600 3,461,500 389,900 12.7% Housing City of Santa Ana 73,300 78,000 4,700 6.4% Orange County 999,500 1,152,300 152,800 15.3% Employment City of Santa Ana 154,800 166,000 11,200 7.2% Orange County 1,526,500 1,898,900 372,400 24.4% Source: SCAG 2016b. March 2020 Page 73 75A-386 ONE BROADWAY PLAZA PROJECT FIR ADDENDUM CITY OF SANTA ANA 5. Environmental Analysis Comments a) Induce substantial unplanned population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)? Less Than Significant Impact/No Changes or New Information Requiring Preparation of an EIR. The Proposed Project would introduce residential units to the Approved Project, which did not include residential uses. The Proposed Pfoject would allow for approximately 254,472 square feet of residential uses (maximum of 402 dwelling units) within up to 19 floors in place of some of the office uses. The Proposed Pfoject would fesult in difect population growth with the incorpofation of housing units. The City of Santa Ana assumes an average of 2.4 persons per multi -family units based on Municipal Code Section 34-204. The Proposed Project's 402 dwelling units would conservatively generate 965 new residents. Based on Table 8 above, the Proposed Project's 402 dwelling units and anticipated population growth would be well within the growth projections for the City of Santa Ana and for Orange County. As such, the Proposed Project would not result in unplanned population growth or housing growth. With regards to employment, the Certified EIR found that the Approved Project's office and commercial uses would generate 2,126 jobs that would be within the anticipated growth projections. The Proposed Project would result in a decrease in non-residential square footage and would therefore generate less jobs than the Approved Project. The Approved Project's employment generation is within SCAG's employment growth projections, and therefore the Proposed Project's employment generation is within SCAG's employment growth projections. As such, the Proposed Project would not result in unplanned, indirect population growth. A significant impact related to population or housing would not occur and no mitigation is required. No changes or new information would require preparation of a subsequent EIR. b) Displace substantial numbers of existing people or housing, necessitating the construction of replacement housing elsewhere? No Impact. The southern poftion of the Project Site where the office tower is to be located is currently under construction for the Approved Project. The Proposed Project would allow for residential units within the previously approved office tower building. The Proposed Project would not develop new building square footage of expand the Approved Project. The Proposed Pfoject would not create a new significant impact of a substantial increase in the severity of previously identified effects. No changes of new information would require preparation of a subsequent EIR. 5.14.3 Adopted Mitigation Measures Applicable to the Proposed Project No mitigation measures related to population and housing were identified in the Certified EIR. Page 74 PlaceWorkr 75A-387 ONE BROADWAY PLAZA PROJECT FIR ADDENDUM CITY OF SANTA ANA 5. Environmental Analysis 5.15 PUBLIC SERVICES 5.15.1 Summary of Previous Environmental Analysis According to the Certified EIR, the Approved Project would create additional demand for police services and fire and/or emergency rescue services. Additionally, the Approved Project would be expected to lead to new school aged students. The Certified EIR determined that the Approved Project would not impact library services. Potential impacts would be reduced to less than significant levels through implementation of identified mitigation measures. The Approved Project's impact to parks was discussed in the Initial Study to the Certified EIR under the Recreation topic. The Intial Study determined that implementation of the Approved Project would not significantly increase the use of area parks of lead to substantial physical deterioration of these recreation resources. The Approved Project's impact on parks and recreational facilities was determined to be less than significant. 5.15.2 Impacts Associated with the Proposed Project Would the Proposed Project result in substantial adverse physical impacts associatedwith the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times, of other performance objectives for any of the public services: Less Than Significant Substantial Impact/No Substantial Change in New Changes or Changein Circum- Information New Project stances Showing New Information Requiring Requiring orincreased Requiring Major EIR Major EIR Significant Preparation of Environmental Issues Revisions Revisions Effects an EIR No Impact a) Fire protection? X b) Police protection? X c) Schools? X d) Parks? X e) Libraries? X Comments: a) Fire protection? Less Than Significant Impact/No Changes or New Information Requiring Preparation of an EIR. The Orange County Fire Authority (OCFA provides fire protection and emergency services to the project area. The Proposed Project would allow for residential uses in place of some of the approved office uses. The March 2020 Page 75 75A-388 ONE BROADWAY PLAZA PROJECT FIR ADDENDUM CITY OF SANTA ANA 5. Environmental Analysis Proposed Project would occur within the existing building envelope and would not increase the size of the building nor add new Hoof area. As with the Approved Project, the Proposed Project would be required to pay fire facilities fees. The payment of the fire facilities fees would reduce the impact of the Proposed Project. With the implementation of mitigation identified in the Certified EIR, the impact would ferrain less than significant. The Proposed Pfoj ect shall complywith such mitigation measures and would not create a new significant impact of a substantial increase in the severity of previously identified effects. The obligation of the Proposed Project to meet all access, water and fire protection systems required under the California Building Code and Fife Code, as well as the City Municipal Codes will assist in maintaining impacts that are less than significant. No changes of new information would require preparation of a subsequent EIR. b) Police protection? Less Than Significant Impact/No Changes or New Information Requiring Preparation of an EIR. As discussed in the Certified EIR, the Santa Ana Police Department (SAPD) provides all law enforcement services to the project area. The Proposed Project would allow for residential uses in place of some of the approved office uses. The Proposed Project would occur within the existing building envelope and would not increase the size of the building nor add new floor area. As with the Approved Project, the Proposed Project would comply with identified mitigation measures to ensure that the design of the Proposed Project meets SAPD's design standards and on -site security and impacts would be less than significant. The Proposed Project would not create a new significant impact or a substantial increase in the severity of previously identified effects and would not require the preparation of a subsequent EIR. c) Schools? Less Than Significant Impact/No Changes or New Information Requiring Preparation of an EIR. The Project Site is served by the Santa Ana Unified School District (SAUSD). The Proposed Project would be served by Heroes Elementary School (located at I I I I W Civic Center Dr), Willard Intermediate School (located at 1342 N Ross St), and Santa Ana High School (located at 520 W Walnut St). The Proposed Project would generate up to 402 residential units and up to 965 residents at the Project Site, some of which are expected to be school aged children. As shown in Table 9, the Proposed Project would be expected to generate approximately 227 students. As such, the Proposed Project would increase the demand for school services. As with the Approved Project, the Proposed Project would be required to pay SB 50 school impact fees to the SAUSD. Payment of school impact fees will ensure that the impact of the Proposed Project on school services are less than significant level; the Proposed Project would not result in the need for new of physically altered schools or result in the construction of a new school. The Proposed Project would not create a new significant impact of a substantial increase in the severity of previously identified effects. Page 76 PlaceWorkr 75A-389 ONE BROADWAY PLAZA PROJECT FIR ADDENDUM CITY OF SANTA ANA 5. Environmental Analysis Table 9 Proposed Project Student Generation School Generation Rate (Multifamily) Proposed Dwelling Units Student Generated Elementary School 0.2899 402 117 Middle School 0.1256 402 50 High School 0.1484 402 60 Total: 227 Source: Dolinka Group 2014. d) Parks? Less Than Significant Impact/No Changes or New Information Requiring Preparation of an EIR. The Proposed Pzoject would generate residents on -site which are anticipated to use area parks. As discussed in the Initial Study for the Approved Project, French Park is the nearest park to the Project Site. Sasser, Angels, and Birch Parks are also in the project vicinity. Additionally, the Approved Project includes a courtyard on -site and interior recreation space, which could be used by onsite residents. The development of the Proposed Project would be required to comply with the City's Park Acquisition and Development Fee. Payment of the park fees would ensure that the Proposed Project's impacts are less than significant. e) Library services? Less Than Significant Impact/No Changes or New Information Requiring Preparation of an EIR. As indicated in the Certified EIR, the Project Site is served by Santa Ana Library System services. The Project area is served by the Civic Center Library at 26 Civic Center Plaza, which is approximately 0.3 miles southwest of the Project Site. The Santa Ana Library system includes the Civic Center Library, which includes a computer lab, learning center, and Santa Ana History Room, and the Newhope Library Learning Center, which includes a computer lab, learning center, and teen space. The City also has the Rancho Santiago Community College Library and the Orange County Law Library. Future residents of the Project Site would be mainly served by the Civic Center Library; however, residents would have access to all libraries in the City of Santa Ana. The ability to visit any library within the Santa Ana Library System would alleviate demand on the Civic Center library. Further, the Santa Ana Library system is funded by the City's General Fund in combination with grants and donations (City of Santa Ana 2020). As such, the operation of the One Broadway Plaza would contribute to the library by paying property taxes. Therefore, the Proposed Project would result in a less than significant impact to library services. 5.15.3 Adopted Mitigation Measures Applicable to the Proposed Project The following mitigation measures have been carried through from the One Broadway Plaza EIR. These mitigation measures have been incorporated into N LMRP for this Addendum. Any modifications to the mitigation measures from the Certified EIR are shown as stfil£e4reegk for deleted text and bold for new, inserted test. March 2020 Page 77 75A-390 ONE BROADWAY PLAZA PROJECT FIR ADDENDUM CITY OF SANTA ANA 5. Environmental Analysis PS-1 The design of the project parking structure shall conform to the City of Santa Ana Police Department's design standards for parking structures. PS-2 The design of the project shall include on site office spaces for the SAPD, which will be shared with any on site security staff. Two designated parking spaces will be provided for the SAPD near the main entrance of the proposed One Broadway Plaza project. PS-3 Prior to issuance of building permits, the project developer shall submit a construction phasing plan for the proposed project to the SAPD-OCFA. The plan will be consistent with SAY491-0CFA Fire Code requirements. Also, the project developer shall provide evidence to the SAP"CFA that the proposed fire protection services will be adequate to serve the proposed project development. A fire exit shall be provided in the a€fiee mixed -use building along with adequate fire protection facilities and equipment to serve the proposed 37-story effiea mixed -use building. PS-4 Prior to issuance of building permits, the project developer shall submit a construction phasing plan for the project to the SA M OCFA. This plan will show that emergency vehicle access to the project site is adequate. Emergency access will be provided on Washington Avenue and Sycamore Street. PS-5 The final design of the project shall include fire sprinklers in the e€fiee mixed -use building and parking garage at locations specified by the SAV44 OCFA. The project shall also conform with all applicable SAP44-OCFA fire protection and access requirements. PS-6 The final design of the project shall include fire hydrants at locations specified by the &AFBOCFA. PS-7 The project developer shall notify the SAF-D OCFA and SAPD when the 5ffiee mixed -use building heliport is operational. PS-8 The project developer shall contribute a fair share amount to have an emergency vehicle preemption detector placed on the existing traffic signal arm at the intersection of Broadway Street and 10� Street, Broadway Street and Washington Avenue and Washington Avenue and Sycamore Street. These detectors shall also be placed on any other traffic signal and modified as part of this project. PS-9 The project developer shall incorporate a repeater in the design of the project to prevent interference with Police and Fire Department radio signals. PS-10 Prior to the issuance of building permits, the project developer shall submit evidence to the City of Santa Ana of a fee payment between the developer and the SAUSD to offset school facility related impacts. PS-11 The project site and sidewalks adjacent to the site shall be properly barricaded to prevent unauthorized access to the site during project construction activities. Page 78 PlaceWorkr 75A-391 ONE BROADWAY PLAZA PROJECT FIR ADDENDUM CITY OF SANTA ANA 5. Environmental Analysis PS-12 The Principals at Willard Intermediate School, the Orange County High School of Arts, El Sol Science and Arts Academy, Orange County Educational Arts Academy, and Davis Elementary School shall be notified by the project developer before project construction begins that students may be required to use sidewalks on the opposite sides of streets to avoid project construction activities and closure of the sidewalks adjacent to the project site. PS-13 The project developer shall submit to the Santa Ana Unified School District a School Access Plan that provides for the safe passage of students to and from Willard Intermediate School and the Orange County High School of the Arts. The plan shall be subject to approval by the Santa Ana Unified School District before construction activities are initiated. The School Access Plan shall include, but not be limited to: ■ The closure of the sidewalks on Washington Avenue, Tenth Street, Sycamore Street and Broadway adjacent to the project site. Appropriate signs shall be posted that the sidewalks are closed and pedestrians are directed to use sidewalks on the opposite sides of the streets. ■ Barricading the perimeter of the project site with temporary fencing to secure construction equipment, minimizing trespassing, vandalism and short-cut attractions, and to reduce hazards to students during project demolition activities. ■ The posting of a flag person at the entrance(s) to the project site to protect pedestrians from conflicts with heavy equipment and haul trucks entering or leaving the project site during the times of school arrivals and departures. ■ The funding of crossing guards at the intersection of Washington Avenue and Broadway, Washington Avenue and Sycamore Street, Tenth and Sycamore Streets and Tenth Street and Broadway. Crossing guards shall be provided during the times of school arrivals and departures when the schools are in session Monday through Friday. If determined to be necessary by the principal of the Orange County High School of the Arts (OCHSA), provide crossing guards at the intersection of Sycamore and Tenth Streets when special daytime performances are held at the OCHSA auditorium. Provide sufficient written notice of commencement and completion of project construction activities to the principals of Willard Intermediate School and the Orange County High School of the Arts. ■ Provide the name and telephone number of a contact person who is knowledgeable about the project for the developer and construction contractor for use by the principals of Willard Intermediate School and the Orange County High School of the Arts. March 2020 Page 79 75A-392 ONE BROADWAY PLAZA PROJECT FIR ADDENDUM CITY OF SANTA ANA 5. Environmental Analysis 5.16 RECREATION 5.16.1 Summary of Previous Environmental Analysis According to the Initial Study prepared for the Certified EIR, the Approved Project would not significantly increase the use of area parks of recreational facilities. The Approved Project would not result in the deterioration of recreational resources in the area. The Approved Project does not include recreational facilities that would require the construction or expansion of recreational facilities. 5.16.2 Impacts Associated with the Proposed Project Less Than Significant Substantial Impact/No Substantial Changein New Changes or Changein Circum- Information New Project stances Showing New Information Requiring Requiring orincreased Requiring Major EIR Major EIR Significant Preparation of Environmental Issues Revisions Revisions Effects an EIR No Impact a) Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that X substantial physical deterioration of the facility would occur or be accelerated? b) Does the project include recreational facilities or require the construction or expansion of recreational facilities which X might have an adverse physical effect on the environment? The Parks, Recreation, and Community Services Agency have been responsible for maintaining, managing construction, and programming facilities within its park and recreation network, along with several public school grounds. The Agency provides a range of recreational opportunities that include parks, sport fields, the Santa Ana Stadium, senior and recreation centers, swimming pools, the Santa Ana Zoo, and the trail system. Comments: a) Would the project increase the use of existing neighborhood and regional parks or other recreational facilities, such that substantial physical deterioration of the facility would occur or be accelerated? Less Than Significant Impact/No Changes or New Information Requiring Preparation of an EIR. As discussed in Section 5.14, Population and Housing, the Proposed Project would be expected to generate 965 residents. These residents are anticipated to use area parks and recreational resources. However, the Proposed Project would not result in the substantial physical deterioration of area parks or recreational facilities. The development of the Proposed Project would be required to comply with the City's Park Acquisition and Page 80 PlaceWorkr 75A-393 ONE BROADWAY PLAZA PROJECT FIR ADDENDUM CITY OF SANTA ANA 5. Environmental Analysis Development Fee. The payment of the fee would ensure that the Proposed Project's impacts are less than significant. b) Does the project include recreational facilities or require the construction or expansion of recreational facilities, which might have an adverse physical effect on the environment? No Impact. As with the Approved Project, no public recreational facilities are proposed as part of the Proposed Project. The Proposed Project would not create a new significant impact or a substantial increase in the severity of previously identified effects that would fequife the preparation of a subsequent EIR. 5.16.3 Adopted Mitigation Measures Applicable to the Proposed Project No mitigation measures related to recreation were identified in the Certified EIR. 5.17 TRANSPORTATION 5.17.1 Summary of Previous Environmental Analysis Primary artefial access to the Approved Projectwould be provided by Main Street and Broadway. The Approved Project includes the development of an eight level parking garage which would have access from two locations: (1) north access along Washington and Sycamore and (2) south access along Sycamore and an exit only driveway on Broadway. Implementation of the Approved Project would alter the cif culaLion of adjacent roadways, which would impact surface transportation foutes adjacent to and in the vicinity of the Project Site. The Approved Project could impact traffic through neighborhoods. After incorporation of identified mitigation measures, the Approved Project would result in a less than significant impact to surface transportation routes and neighborhood traffic. The Certified EIR detefmined that the Approved Project would not impact any existing bus routes of other transit facilities along Broadway; however, the Approved Project would generate ucofkefs who are likely to use the bus system. The Approved Project would temporarily remove sidewalks along most of the Project Site to accommodate project construction and will be fe-constructed by project as part of street improvements. The Approved Project incorporates mitigation measures to address increased bus demand and pedestrian facilities and would result in a less than significant impact. The Approved Project would be required to comply with the City's Transportation Demand Management Ordinance. Implementation of the Approved Project would result in two street segments (Main Street between 17th Street and 1st Street and Broadway between (Santa Clara Avenue and 1st Street and seven intersections (Main Street & 17th Street; Broadway Street & 17th; Main Street & Washington Avenue; Broadway Street & 4th Street; 1st Street & Flower Street; Santa Ana Boulevard & Flower Street; and Fairview & 1st Street exceeding the level of service thresholds. After the incorporation of mitigation measures, the impact at these intersections and roadway segments remain significant and unavoidable. 5.17.2 Impacts Associated with the Proposed Project Would the Proposed Project: March 2020 Page 81 75A-394 ONE BROADWAY PLAZA PROJECT FIR ADDENDUM CITY OF SANTA ANA 5. Environmental Analysis Less Than Significant Substantial Impact/No Substantial Changein New Changes or Changein Circum- Information New Project stances Showing New Information Requiring Requiring orincreased Requiring Major EIR Major EIR Significant Preparation of Environmental Issues Revisions Revisions Effects an EIR No Impact a) Conflict with a program, plan, ordinance or policy addressing the circulation system, including transit, roadway, bicycle and X pedestrian facilities? b) Would the project conflict or be inconsistent with CEQA Guidelines section 15064.3, X subdivision (b)? c) Substantially increase hazards due to a geometric design feature (e.g., sharp curves or dangerous intersections) or incompatible X uses (e.g., farm equipment)? d) Result in inadequate emergency access? X This section is based on the report prepared by Urban Crossroads on March 5, 2020, titled One Broadway Playa Trill Generation Evaluation ("Trip Generation Evaluation"). The Trip Generation Evaluation is contained in Appendix B. Methodology Trip Generation The Trip Generation Evaluation by Urban Crossroads compared the Proposed. Project's trip generation with the Approved Project's Trip generation. Urban Crossroads calculated the Proposed Project's trip generation. Table 10 presents the trip generation rates obtained from the ITE Trip Generation Manual (10th Edition, 2017) for the proposed multifamily housing use and the remaining other office, retail, and restaurant uses originally contemplated. The ITE trip generation rate utilized for the multifamily housing is for developments located within City Center Core areas (as opposed to rates for developments within a general urban/suburban setting). The average fates for General Office uses located within City Center Core areas has also been utilized to estimate the trip generation for the office uses proposed in the tower, while the average rates for General Office located within general urban/suburban areas have been used to estimate traffic for the rehabilitated structures. The latest ITE Trip Generation Manual does not provide any trip rate data for Specialty Retail, as such, the average rates for the Shopping Centel land use (ITE Code 820) have been utilized. Similar to the 2002 Traffic Study, an AM inbound and outbound split is not reported for the Quality Restaurant land use. As such, a 50%/50% split has been assumed for the AM peak hour, consistent with the 2002 Traffic Study. Page 82 PlaceWorkr 75A-395 ONE BROADWAY PLAZA PROJECT FIR ADDENDUM CITY OF SANTA ANA 5. Environmental Analysis Table 10 ITE Trip Generation Rates Land Use Units ITE LU Code AM Peak Hour PM Peak Hour Daily In Out Total In Out Total Multifamily Housing (High -Rise) DU 222 0.08 0.14 0.22 0.13 0.10 0.23 2.16 General Office Z TSF 710 0.43 0.07 0.50 0.07 0.36 0.43 4.30 General Office 3 TSF 710 1.00 0.16 1.16 0.18 0.97 1.15 9.74 Shopping Center TSF 820 0.58 0.36 0.94 1.83 1.98 3.81 37.75 Quality Restaurant TSF 931 0.37 0.37 0.73 5.23 2.57 7.80 83.84 High Turnover (Sit -Down) Restaurant TSF 1 932 1 5.47 1 4.47 1 9.94 1 6.06 1 3.71 1 9.77 1 112.18 Soumz: Urban Crossroads 2020 (Appendix B) Notes: DO = dwelling units; TSF = thousand square feet t Based on average rates for developments hated within Center City Core areas. 2 Based on average rates for ITE Land Use Code 710 for developments located w thin Center City Care areas Busing 200,679 square feet). Daily trip generation rate not available in ITE Trip Generation Manual. Estimated based on 10 times the PM peak hour. 3 Based on average rates for ITE Land Use Code 710. a ITE Trip Geneaafion Manual does not provide in/out split for the AM peak hour; as such, a 50/50 split has been assumed. Based on Table 10 above, the resulting trip generation for the Proposed Project is shown on Table 11. Pass -by reduction assumptions for the shopping center, quality restaurant, and high turnover (sit-down) restaurant uses are consistent with the current ITE Trip Generation Handbook (3rd Edition, 2017). A 5% reduction has also been applied to account for transit mode share, consistent with other projects in the City of Santa Ana. As shown in Table 11, the Proposed Project is estimated to generate 3,026 trip -ends per day with 261 AM peak hour trips and 325 PM peak hour trips. Table 11 Proposed Project Trip Generation Summary Land Use Quantity Units AM Peak Hour PM Peak Hour Dail In Out Total In Out Total Multifamily Housing (High -Rise) (Tower) 402 DU 34 55 89 54 39 93 868 Office (Tower) 253.728 TSF 109 18 127 17 92 109 1,092 Office (Rehabilitated Structures) 9.803 TSF 10 2 12 2 9 11 96 Shopping Center (Tower & Garage) 8.525 TSF 5 3 8 16 17 33 322 Pass -by Reduction (PM/Daily: 34%): 0 0 0 -5 -5 -10 -110 Shopping Center Total. 5 3 8 11 12 23 212 Quality Restaurant (Tower) 15.915 1 TSF 6 6 12 83 41 124 1,334 Pass -by Reduction (PM/Daily: 44%): 0 0 0 -18 -18 -36 -588 Quality Restaurant Total. 6 6 12 65 23 88 746 High Turnover (Sit Down) Restaurant (Rehabilitated Structures) 2.681 TSF 15 12 27 16 10 26 302 Pass -by Reduction (PM/Daily: 43%): 0 0 0 4 4 -8 -130 March 2020 Page 83 75A-396 ONE BROADWAY PLAZA PROJECT FIR ADDENDUM CITY OF SANTA ANA 5. Environmental Analysis Table 11 Proposed Project Trip Generation Summary Land Use Quantity Units AM Peak Hour PM Peak Hour Daily In Out Total In Out Total High Tumover(Sk-Down) Restaurant Total. 15 12 27 12 6 18 1 172 Transit Mode Share Reduction (5%): -9 -5 -14 -8 -9 -17 -160 PROPOSED PROJECT TOTAL 170 91 261 153 172 325 1 3,026 Source. Urban Crossroads 2020 (Appendix B) Notes: DO = dwelling units; TSF = thousand square feet Vehicle Miles Traveled (VMT) The calculation of VMT for a development project has two components — the total number of vehicle trips generated and the average trip length of each vehicle. The vehicle trips produced by a proposed development project are typically based on the type and size of the proposed development and trip generation rates published in ITE Tfip Generation Manual. For purposes of the assessment of the Proposed Project, the VMT estimates are derived from the One Broadway Plaza An Quality & Greenhouse Gas Memorandum (Urban Crossroads, Inc., March 2020) contained in Appendix A. VMT estimates for the Approved Project and the Proposed Project were estimated using trip generation rates (as identified in Urban Crossroad's Trip Generation Evaluation memorandum and default trip lengths using the California Emissions Estimator Mode1TM (CalEEMod) version 2016.3.2. These same VMT estimates are utilized in calculating the Approved Project and the Proposed Project's greenhouse gas (GHG( emissions. Comments: a) Conflict with a program, plan, ordinance or policy addressing the circulation system, including transit, roadway, bicycle and pedestrian facilities? Less Than Significant Impact/No Changes or New Information Requiring Preparation of an EIR. Circulation System. and Roadways Based on the Trip Generation Evaluation by Urban Crossroads, the Approved Project included a total of 744 AM Peak Hour Trips, 819 PM Peak Hour Trips, and 6,686 trip -ends per day. Based on Table 11, above, the Proposed Project would generate 3,026 trip -ends per day with 261 AM peak hour trips and 325 PM peak hour trips. Table 12 below compares the Proposed Project's trip generation with the Approved Project. As shown in Table 12, the development of the Proposed Pfoject is anticipated to generate 3,660 fewer trip -ends per day with 483 fewer AM and 494 fewer PM peak hour trips as compared to the Approved Project. This equates to a 65 percent feduction during the AM, 60 percent reduction during the PM peak hour, and a 55 percent reduction to daily trip -ends. As the Proposed Project would result in a reduction of trips compared to the Approved Project, the Proposed Project would not generate new impacts to the circulation system. No Page 84 PlaceWorkr 75A-397 ONE BROADWAY PLAZA PROJECT FIR ADDENDUM CITY OF SANTA ANA 5. Environmental Analysis significant new impact or substantial increase in the severity of a previously described impact would occur, and the preparation of a subsequent EIR would not be required. Table 12 Trip Generation Comparison Project AM Peak Hour PM Peak Hour Daily In Out Total In Out I Total Currently Approved 1 637 107 744 211 609 819 1 6,686 Proposed Project 2 170 91 261 153 172 325 3,026 Change -467 -16 -483 S8 437 -494 -3,660 Source. Urban Crossroads 2020 (Appendix B) t Trip generation based on the currently approved Pmject per the 2002 Traffic Study. 2 Proposed Project Mpgeneration. All roadway improvements described in Mitigation Measures T-1 through T-13 are part of the Approved Project and will continue to be in effect as part of the Proposed Project. Since the Proposed Project would reduce the number of trips compared to the Approved Project, the Proposed Project would not require any additional roadway improvements than those required as part of the Approved Project. The Proposed Project will incorporate all mitigation measures that are part of the Proposed Project, which would further ensure that impacts to the City's circulation systems are less than significant. Transit, Bicycle and Pedestrian Faci&ties The Proposed Pfojectwould occur within the building envelop of the Appfoved Pfoject. The Proposed Project would not introduce any new foadway features that may impact transit, bicycle of pedestrian facilities. The Proposed Project would not conflict with adopted policies, plans, of programs supporting alternative transportation. The Proposed Pfoject would comply -with City of Santa Ana Municipal Code fequirements and applicable local, state, of federal laws of regulations. The Proposed Project will adhere to mitigation measures identified in the Ceftified EIR, which would ensure that impacts to alternative transportation remains less than significant, therefore, the preparation of a subsequent EIR would not be required. b) Would the project conflict or be inconsistent with CEQA Guidelines section 15064.3, subdivision (b)? Less Than Significant Impact/No Changes or New Information Requiring Preparation of an EIR. The Pfoposed Project is a mixed use fesidential/office pfoject located within a designated TPA. As a result, the Proposed Pfoject is consistent with CEQA Guidelines section 15064.3. The Trip Generation Evaluation determined that the Approved Project would generate an annual VMT of approximately 14,586,813 vehicle -miles. The Proposed Project would generate an annual VAIT of approximately 7,206,576 vehicle -miles. The development of the Proposed Project is anticipated to generate an annual VMT of 7,380,237 fewer vehicle miles. This equates to an approximate 50% reduction in annual VNIT. The Proposed Project would result in a less than significant impact. The preparation of a subsequent EIR would not be required. March 2020 Page 85 75A-398 ONE BROADWAY PLAZA PROJECT FIR ADDENDUM CITY OF SANTA ANA 5. Environmental Analysis c) Substantially increase hazards due to a geometric design feature (e.g., sharp curves or dangemus intersections) or incompatible uses (e.g., farm equipment)? Less Than Significant Impact/No Changes or New Information Requiring Preparation of an EIR. The Proposed Project would place multi -family residential units within an urbanized area where multi -family residential units already exist. Therefore, the Proposed Project would not introduce incompatible uses. The Proposed Projectwould not alter access to the Project Site nor introduce new geometric design features beyond what was analyzed in the Certified EIR. The Proposed Project would adhere to all identified mitigation measures identified in the Certified EIR, which would ensure that impacts regarding geometric design feature are less than significant. Therefore, no significant new impact or substantial increase in the severity of a previously described impact would occur, and the preparation of a subsequent EIR would not be required. d) Result in inadequate emergency access? Less Than Significant Impact/No Changes or New Information Requiring Preparation of an EIR. The Approved Project incorporates two access points to the approved eight -level parking garage. As part of the development of the Approved Project, the Approved Project incorporates street improvements, such as the installation of a roundabout at the intersection of Sycamore Street and loth Street and other roadway modifications. The Certified EIR determined that the Approved Project's impact to surface transportation routes adjacent to or in the vicinity of the Project Site would be less than significant with the incorporation of mitigation measures. The Proposed Project does not include any roadway modifications and as shown in Table 12, the Proposed Project would result in a reduction of project trips. Therefore, the Proposed Project would not create significant new impact or substantial increase in the severity of a previously described impact, and the preparation of a subsequent EIR would not be required. 5.17.3 Adopted Mitigation Measures Applicable to the Proposed Project The following mitigation measures have been carried through from the One Broadway Plaza EIR. These mitigation measures have been incorporated into Mitigation Monitoring Plan for this Addendum. Any modifications to the mitigation measures from the Certified EIR are shown as �gl: for deleted text and bold for new, inserted text. T-1 The developer shall pay all costs (design, construction, administration and inspection) for Washington Avenue and 10� Street to operate as one-way streets which include signal modifications and appropriate protected left -turn signal at Main Street/Washington Avenue, Main Street/10� Street, Washington Avenue/Sycamore Street, Broadway Street/Washington Avenue and Broadway Strcet/10u Street. T-2 The project proponent shall pay for all costs for the installation of a roundabout at the intersection of Sycamore Street and 10� Street T-3 The project proponent shall pay all costs to install pedestrian crosswalks and a refuge area at the intersection of Sycamore Street and 10� Street where a roundabout is to be constructed. The project developer shall be required to pay all costs (design, construction, administration Page 86 PlaceWorkr 75A-399 ONE BROADWAY PLAZA PROJECT FIR ADDENDUM CITY OF SANTA ANA 5. Environmental Analysis and inspection) for these mitigation measures, as they ace part of the roundabout as stated in T-2. T-4 Main Street, between 17u Street and the 1-5 ramps, shall have all on -street parking stalls and parking meters removed, and Main Street shall be restriped to provide three northbound and two southbound travel lanes. The project proponent shall pay all costs (design, construction, administration and inspection) associated with these removals and re -striping when building permits are issued. T-5 Main Street, between 17u Street and Civic Center Drive, shall have all on -street parking stalls and parking meters removed and Main Street shall be re -striped to provide a third northbound through lane within the existing right-of-way. The developer shall pay all costs associated with re -striping and removing existing parking meters. T-6 The developer shall pay all costs (acquisition, design, construction, administration and inspection) for providing southbound fight turn lane at the intersection of Main Street and 17u Street. T-7 The developer shall pay all costs (acquisition, design, construction, administration and inspection) for providing southbound right Dun lane at the intersection of Broadway StieeE and 17u Street T-8 Westbound Santa Clara Avenue shall be re -striped at Broadway beef to provide one left turn lane and one shared left turn/right turn lane. The project proponent shall pay all costs (design, construction, administration and inspection) associated with this re -striping when project building permits are issued. T-9 Northbound Grand Avenue from Fruit Street to 14u Street shall be re -striped at Santa Ana Boulevard/1-5 HOV ramps to provide three northbound travel lanes. The project proponent shall pay all costs (design, construction, administration and inspection) associated with this re - striping when project building permits ace issued. T-10 I-5 northbound off ramp shall be re -striped to provide a westbound left turn lane, a shared left turn/right turn lane and a right turn lane at Grand Avenue. The project developer shall pay all costs (design, permitting, construction, administration and inspection) when building permits are issued. T-11 A new traffic signal shall be installed at the intersection of Main Street and 15' Street. Communications cable and conduit required to connect the traffic signal to the City of Santa Ana's Traffic Signal Master System shall be a part of traffic signal installation. The project proponent shall pay all costs (design, construction, administration and inspection) associated with this signalization when project building permits ace issued. T-12 A new traffic signal shall be installed at the intersection of Santa Ana Boulevard and French Street. Communications cable and conduit required to connect the traffic signal to the City of March 2020 Page 87 75A-400 ONE BROADWAY PLAZA PROJECT FIR ADDENDUM CITY OF SANTA ANA 5. Environmental Analysis Santa Ana's Traffic Signal Master System shall be a part of traffic signal installation. The project proponent shall pay all costs (design, construction, administration and inspection) associated with this signalization when building permits are issued. T-13 A new traffic signal shall be installed at the intersection of Sycamore Street and 15' Street. Communications cable and conduit required to connect the traffic signal to the City of Santa Ana's Traffic Signal Master System shall be a part of traffic signal installation. The project proponent shall pay all costs (design, construction, administration and inspection) associated with this signalization when building permits are issued. T-14 The project proponent shall pay the appropriate City Transportation System Improvement Fee to help offset the One Broadway Plaza Projects' impact on the City of Santa Ana street system. T-15 The developef should coordinate with the Ofange County Transportation Authority (OCTA) to identify ways to enhance transit use by tenants of One Broadway Plaza The project developer shall install a bus stop, bus transit of any other transit related improvements if requested by the OCTA. T-16 The project proponent shall satisfy the relevant requirements of the City's TDM Ordinance, including conformity of site plans with facility standards specified in the TDM Ordinance, and submission and implementation of a TDM strategy plan and program. T-17 The project developer shall contribute to neighborhood traffic studies for the six neighborhoods evaluated in Section 3.5.8 of the Certified EIR (including before and after traffic counts) in order to assess any intrusion of project traffic into these neighborhoods. If traffic intrusion attributable to the project is identified, corrective measures will be identified. Depending of the potential impacts, examples of corrective measures could include; forced - turn channelization, semi-diveftefs, diagonal diveftefs and cul-de-sacs. If approved by the neighborhoods per the City's Procedures for Neighborhood Traffic Plans, corrective measures will be implemented at a maximum cost to the developer of $200,000 per neighborhood. The funds to implement the improvements are difectly payable to the City of Santa Ana prior to issuance of building permits. T-18 The project parking garage entrances/exits shall be designed to meet City sight distance standards. A landscaped median shall be constructed at the intersection of Broadway at the parking structure egress to restrict left turn movements from of vehicles exiting on Broadway subject to the review and approval of the City Engineer. The project proponent shall pay all costs associated with this median prior to building permits being issued. T-19 To assure use of onsite parking as intended, the project proponent of their successor will require that all residential and commercial tenants leases specify that residents and employees must park onsite within the One Broadway Plaza parking garage. In addition, the property manager will require that parking personnel patrol adjoining properties on a daily Page 88 PlaceWorkr 75A-401 ONE BROADWAY PLAZA PROJECT FIR ADDENDUM CITY OF SANTA ANA 5. Environmental Analysis basis to enforce such lease provisions. This daily patrol will be performed by a uniformed parking employee driving a utility vehicle that will be signed to identify it as a part of the One Broadway Plaza Management. The areas to be patrolled will be marked on a grid map of the streets surrounding One Broadway Plaza. T-20 The project developer shall provide pedestrian access around the project site during project construction activities and post appropriate signs around the site directing pedestrians to use the sidewalks across the street from the project site. Permanent sidewalks shall be installed around the project site to provide for pedestrians access to the site. T-21 Prior to approval of the project plans, the project proponent will file a Notice of Proposed Construction or Alteration with the FAA. Conditions placed on the project by the FAA will be incorporated in the final design and construction of the project office tower. T-22 Prior to approval of the project plans, the project proponent shall take the project to the Orange County Airport Land Use Commission for a review and consistency determination. T-23 After certification of the project Final FIR, the project proponent shall apply to the Caltrans Aeronautics Department for a State helipad Permit. T-24 There is no mec ure T-24. T-25 Vehicles traveling westbound on Washington Avenue shall be diverted either northbound or southbound at Main Street T-26 Vehicles traveling eastbound on Tenth Street shall be diverted either northbound or southbound at Main Street. March 2020 Page 89 75A-402 ONE BROADWAY PLAZA PROJECT FIR ADDENDUM CITY OF SANTA ANA 5. Environmental Analysis 5.18 TRIBAL CULTURAL RESOURCES 5.18.1 Summary of Previous Environmental Analysis Tribal Cultural Resources was not analyzed as a topic in the prior Certified EIR but was addressed in the Cultural Resources topic. The Certified EIR found that the Approved Project's location in the Santa Ana floodplain and the limited number of Native American remains found or recorded in the immediate area, the potential for finding buried prehistoric remains low. However, the possibility exists of unearthing prehistoric remains with deeper excavations. The Certified EIR implemented mitigation measures CR-5 through CR-8 to reduce the impact of to find to a less than significant level. 5.18.2 Impacts Associated with the Proposed Project Would the Proposed Project: Environmental Issues Substantial Changein Project Requiring Major EIR Revisions Substantial Changein Circum- stances Requiring Major EIR Revisions New Information Showing New orincreased Significant Effects Less Than Significant Impact/No Changesor New Information Requiring Preparation of an EIR No Impact a) Would the project cause a substantial adverse change in the significance of a tribal cultural resource, defined in Public Resources Code § 21074 as either a site, feature, place, cultural landscape that is geographically defined in terms of the size and scope of the landscape, sacred place, or object with cultural value to a California Native American tribe, and that is: (i) Listed or eligible for listing in the California Register of Historical Resources, or in a local register of historical resources as defined in Public Resources Cade X section 5020.1(k), or (ii) A resource determined by the lead agency, in its discretion and supported by substantial evidence, to be significant pursuant to criteria set forth in subdivision (c) of Public Resources Code § 5024.1. In applying the criteria set forth in subdivision (c) of Public Resource Cade § 5024.1, the lead agency shall consider the significance of the resource to a California Native American tribe. Page 90 PlaceWorkr 75A-403 ONE BROADWAY PLAZA PROJECT FIR ADDENDUM CITY OF SANTA ANA 5. Environmental Analysis On March 10, 2020, the City of Santa Ana sent certified tribal consultation letters to 10 Native American contacts notifying them of the Proposed Project pursuant to SB 18. As of March 19, 2020, no tribal consultation requests have been received. Comments: a) Would the project cause a substantial adverse change in the significance of a tribal cultural resource, defined in Public Resources Code section 21074 as either a site, feature, place, cultural landscape that is geographically defined in terms of the size and scope of the landscape, sacred place, or object with cultural value to a California Native American tribe, and that is: (i) Listed or eligible for listing in the California Register of Historical Resources, or in a local register of historical resources as defined in Public Resources Code section 5020.1(k), or (ii) A resource determined by the lead agency, in its discretion and supported by substantial evidence, to be significant pursuant to criteria set forth in subdivision? Less Than Significant Impact/No Changes or New Information Requiring Preparation of an EIR. The Proposed Project amends the existing entitlements of the Approved Project, to allow for residential uses. The Proposed Project would not result in new excavations or earthwork activities that have the potential to unearth tribal cultural resources. As such, the Proposed Project would not have the possibility of unearthing tribal resources. Further on March 10, 2020, the City of Santa Ana sent certified tribal consultation letters pursuant to SB 18. As of March 19, 2020, no tribal consultation requests have been received. No significant new impact or substantial increase in the severity of a previously described impact would occur, and there are no substantial changes in the circumstances, or new information that was not known and could not have been known at the time of the adoption of the Certified EIR with respect to Tribal Cultural Resources and a subsequent EIR is not required. 5.18.3 Adopted Mitigation Measures Applicable to the Proposed Project Refer to the Cultural Resources Section CR-5 through CR-8. 5.19 UTILITIES AND SERVICE SYSTEMS 5.19.1 Summary of Previous Environmental Analysis The Certified EIR determined that the Approved Project would increase the demand for electricity, natural gas, water, and telephone services. The Approved Project would increase the generation of wastewater, soil waste, and runoff. The Certified EIR found that the construction of the Approved Project would fequire the removal of electrical facilities, gas lines, phone lines, and water and sewer lines to allow for Approved Project impfovements. The Approved Pfojectwould install replacement utilities infrastructure and/or pay its fait -share where needed. The Approved Project would contribute a fairsharecontribution to upgrade storm drains. The Approved Project would result in a less than significant impact to telephone service; telephone easements on the Project Site would be consolidated. The Approved Pfojectwas found to create a significant and unavoidable impact with the interference of television signals from area television stations. March 2020 Page 91 75A-404 ONE BROADWAY PLAZA PROJECT FIR ADDENDUM CITY OF SANTA ANA 5. Environmental Analysis The Approved Project would comply with federal, state acid local statutes and regulations for solid waste, including the City's recycling program. The project contractor would be required to recycle demolition and construction debris. The Approved Project was found to result in no impact. 5.19.2 Impacts Associated with the Proposed Project Would the Proposed Project: Less Than Significant Substantial Impact/No Substantial Changein New Changes or Changein Circum- Information New Project stances Showing New Information Requiring Requiring or Increased Requiring Major EIR Major EIR Significant Preparation of Environmental Issues Revisions Revisions Effects an EIR No Impact a) Require or result in the relocation or construction of new or expanded water, wastewater treatment or storm water drainage, electric power, natural gas, or X telecemmunicafions facilities, the construction or relocation of which could cause signifirant environmental effects? b) Have sufficient water supplies available to serve the project from existing enttements and resources or are new or expanded X entitlements needed? c) Result in a determination by the wastewater treatment provider which serves or may serve the project that it has adequate capacity to serve the project's projected X demand in addition to the provider's existing commitments? d) Generate solid waste in excess of State or local standards, or in excess of the capacity of local infrastructure, or otherwise impair X the attainment of solid waste reducfion goals? e) Comply with federal, state, and local management and reduction statutes and X regulafions related to solid waste? This section is partially based on the report prepared by DMc Engineering on March 3, 2020, titled [Plater and Sewer Comparison for the One Broadraay Playa ("Water and Sewer Stud'). The Water and Sewer Study is contained in Appendix C. Page 92 PlaceWorkr 75A-405 ONE BROADWAY PLAZA PROJECT FIR ADDENDUM CITY OF SANTA ANA 5. Environmental Analysis Comments a) Require or result in the relocation or construction of new or expanded water, wastewater treatment or stoma water drainage, electric power, natural gas, or telecommunications facilities, the construction or relocation of which could cause significant environmental effects? Less Than Significant Impact/No Changes or New Information Requiring Preparation of an EIR. Water As with the Approved Project, the Proposed Project would increase water use within the City, thus potentially increasing the need for water treatment services, but would not fequire the construction of new water treatment facilities or the expansion of existing facilities. The Proposed Project would implement appropriate mitigation measures. Therefore, there would be no additional impacts related to construction of water improvements required to serve the Proposed Project. Impacts would remain less than significant and would not require the preparation of a subsequent EIR. Wastewater As with the Approved Project, the Proposed Project would increase wastewater generation, thus potentially increasing the need for wastewater treatment services, but would not require the construction of new water treatment facilities of the expansion of existing facilities. The Proposed Project would implement appropriate mitigation measures. Therefore, there would be no additional impacts related to construction of wastewater improvements required to serve the Proposed Project. Impacts would remain less than significant and would not require the preparation of a subsequent EIR. Stormwater The Proposed Project would not increase the building footprint and would therefore not affect the imperviousness of the Approved Project The Proposed Project would not result in the relocation or construction of new or expanded stormwatef services. Therefore, the Proposed Project would result in a less than significant impact. The Proposed Project would not create a new significant impact or a substantial increase in the severity of previously identified effects that would require the preparation of a subsequent EIR- Electric Power The Certified EIR found that Southern California Edison (SCE) has sufficient capacity to meet the project - generated demand for electricity. The Approved Project would not require electricity services beyond those planned or readily available of a substantial expansion of existing facilities. With the incorporation of identified mitigation measures, the Proposed Project would not require the construction of new energy production or transmission facilities beyond what was approved as part of the Approved Project. No significant new impact or substantial increase in the severity of a previously described impact would occur, and the preparation of a subsequent EIR would not be required. March 2020 Page 93 75A-406 ONE BROADWAY PLAZA PROJECT FIR ADDENDUM CITY OF SANTA ANA 5. Environmental Analysis Natural Gas The Certified EIR found that Southern Califofnia Gas Company would be served by an existing gas main, and the Approved Project would not require natural gas facilities beyond those planned of readily available of a substantial expansion of existing facilities. The Proposed Pfoject would not substantially increase demands beyond the available supply and with implementation of appropriate mitigation to promote conservation of energy, impacts would remain less than significant and the preparation of a subsequent EIR would not be required. Telecommunications As with the Approved Project, the Proposed Project would result in a less than significant impact to telecommunication services. The Proposed Pfoject would be contained within the building envelope of the Approved Project; therefore, the Proposed Project would not disrupt telecommunication lines with construction. A less than significant impact would occur with fegards to telecommunication. The Proposed Pfoject would not create a new significant impact of a substantial increase in the severity of previously identified effects that would fequire the preparation of a subsequent EIR. Television Signals The Proposed Project would be contained within the building envelope of the Approved Project. As such, the Proposed Pfojectwould not add additional building height of expand the buildingwbich may contribute further disrupt television signals. The Proposed Project would therefore result in a less than significant impact. The Proposed Project would comply with identified mitigation measures. The Proposed Project would not create a new significant impact or a substantial increase in the severity of previously identified effects that would require the preparation of a subsequent EIR. b) Have sufficient water supplies available to serve the project from existing entitlements and resources or are new or expanded entitlements needed? Less Than Significant Impact/No Changes or New Information Requiring Preparation of an EIR. There is a 12-inch water line adjacent to the Project Site running along Broadway street. According to the Water and Sewer Study prepared by DMc Engineering (dated March 3, 2020, and contained in Appendix C), shows that the current entitled water demand is estimated to be appfoximately 46,621 gallons per day. The Proposed Project's estimated water demand is 70,171gpd, as outlined in Table 13 below. Page 94 PlaceWorkr 75A-407 ONE BROADWAY PLAZA PROJECT FIR ADDENDUM CITY OF SANTA ANA 5. Environmental Analysis Table 13 Proposed Project Water Demand Land Use Unit Water Demand Factor Project DU, capita or Acreage Daily Water Usage (gpd) Office (commercial) 0.09 gpd/sf 2 259,002 sf 23,311 Apartments (high-rise residential) - 402 units t 110 gpd/capita 3 426 capita 4 46,860 Total Proposed Water Demand 70,171 Total Current Entitled Water Flow (46,621) Project Net Water Demand (Project - Current) +23,550 Notes: ' Nate that the Water and Sewer Study (contained in Appendix C) analyzed up to 415 units. The Proposed Project is 402 units, which would result in reduced impact. 2 Unit Water Demand Factor was taken from the City of Santa Ana Transit Zoning Code EIR(0.09 gpd/sf) 3 Unit Water Demand Factors was taken from the City of Santa Ana Water and Sewer Design Guidelines It 10 gpd/capita) 4 Capacity was assumed at 1 person per bedroom (426 capita) for the 402 apartments The Proposed Project would incorporate Mitigation Measure U-7, which requires the developer to pay their fair share amount for the necessary facilities to accommodate projectrelatedwater supplies, and Mitigation Measure U-10, which requires the project developer to pay all costs for the construction of a new 8-inch waterline. The Department of Public Works has reviewed the Water and Sewer Study and determined that with incorporation of identified mitigation measures no new significant impact would result from the implementation of the Proposed Project. c) Result in a determination by the wastewater treatment provider which serves or may serve the project that it has adequate capacity to serve the project's projected demand in addition to the provider's existing commitments? Less Than Significant Impact/No Changes or New Information Requiring Preparation of an EIR. There is a 15-inch sewer line adjacent to the Project Site and running along N. Broadway. Table 14 below outlines the proposed conditions for wastewater service. Table 14 Proposed Project Wastewater Generation Land Use Unit Water Demand Factor' Project DU, capita or Square Footage Total Average Wastewater Generation d Total Peak Flow Wastewater Generation cfs ' Office (commercial) 0.0765 gpd/sf 259,002 sf 19,814 gpd 0.09 cfs Apartments (residential) 127.5 gpd/unit 402 units 3 51,255 gpd 0.24 cis Total Proposed Wastewater Generation 71,069 gpd 0.33 Total Current Entitled Wastewater Flow (39,628) gpd (0.18) cts Project Net Wastewater Flow (Project - Current) 1 +31,441 gpd 1 +0.15 cfs Notes: ' Unit Water Demand Factorwastaken from the City of Santa Ana Transit Zoning Code EIR(0.0765 gpcVsf&127.5gpd/umt) P Peak Flow= 3' Average Daily Flow 3 Nate that the Water and Sewer Study (contained in Appendix C) analyzed up to 415 units. The Proposed Project is 402 units, which would result in reduced impact. March 2020 Page 95 75A-408 ONE BROADWAY PLAZA PROJECT FIR ADDENDUM CITY OF SANTA ANA 5. Environmental Analysis The Proposed Project would incorporate Mitigation Measure U-10, which requires the project developer to pay all costs for the construction of a new 6-inch sewer line. The Department of Public Works has reviewed the Water and Sewer Study and determined that with incorporation of identified mitigation measures no new significant impact would result from the implementation of the Proposed Project. d) Generate solid waste in excess of State or local standards, or in excess of the capacity of local infrastructure, or otherwise impair the attainment of solid waste reduction goals? Less Than Significant Impact/No Changes or New Information Requiring Preparation of an EIR. The Approved Project would generate 3,397 lbs/day or solid waste. Based on Table 15 below, the Proposed Project would generate approximately 3,214 lbs/day of solid waste, which represents a net decrease of 183 lbs/day of solid waste. As such, the Proposed Project would be within the approved capacity of the Approved Project. The Proposed Project would be required to comply with all local and State standards regulating the production, disposal, recycling, and handling of solid waste (including A13341). The Proposed Project would result in a less than significant impact and would not require the preparation of a subsequent EIR. Table 15 Proposed Project Solid Waste Generation Land Use Solid Waste Generation Factor Project DU or square footage Solid Waste Generation (lbslday) Office (commercial) 0.006 Ibs/sf/day 259,002 sf 1,554 Apartments (high-rise residential) 4lbs/du/day 402 du 1,608 Total Proposed Solid Waste Generation 3,162 Total Current Entitled Solid Waste Generation (3,397) Project Net Solid Waste Generation (Project- Current) (235) Source: CalRecycle, 2019. e) Comply with federal, state, and local management and reduction statutes and regulations related to solid waste? Less Than Significant Impact/No Changes or New Information Requiring Preparation of an EIR. Assembly Bill 341 became effective in July 2012 requires that local jurisdictions divert at least 75 percent of solid waste generated be source reduced, recycled, of composted by the year 2020. Assembly Bill 341 further mandates commercial and multifamily recycling. In 2017, the City diverts 67 percent of its solid waste generated. The City of Santa Ana implements various recycling programs and meets the State's mandated diversion goal (City of Santa Ana 2020). Proposed Project would be consistent with AB 341. The Proposed Project would have less than significant impacts and would not require the preparation of a subsequent EIR. 5.19.3 Adopted Mitigation Measures Applicable to the Proposed Project The following mitigation measures have been carried through from the One Broadway Plaza EIR. These mitigation measures have been incorporated into MMRP for this Addendum. Any modifications to the mitigation measures from the Certified EIR are shown as sail e4aegk for deleted text and bold for new, inserted text. Page 96 PlaceWorkr 75A-409 ONE BROADWAY PLAZA PROJECT FIR ADDENDUM CITY OF SANTA ANA 5. Environmental Analysis U-1 The project developer shall coordinate with SCE prior to construction to determine the exact location of all underground and overhead electrical facilities or taking action which could damage such facilities or interfere with their operations. The Contractor shall protect all electrical facilities and associated structures to be left on the project site from damage. U-2 All new electrical lines shall be placed underground as required by the City of Santa Ana. U-3 The project developer shall coordinate with SCGC prior to construction to determine the exact location of all underground natural gas facilities and take action to prevent damage to these facilities or interference with their operations. The Contractor shall protect all natural gas pipelines and associated structures to be left on the project site from damage. U-4 The project developer shall coordinate with Adelphia (formerly Comcast) prior to construction to determine the exact location of all underground cable facilities or taking action which could damage such facilities or interfere with their operations. The Contractor shall protect all existing cable lines and associated structures to be left on the project site from damage. U-5 The project developer shall coordinate with Pacific Bell prior to construction to determine the exact location of all underground telephone facilities or taking action which could damage such facilities or interfere with their operations. The Contractor shall protect all existing telephone lines and associated structures to be left on the project site from damage. U-6 Prior to the issuance of grading permits, the project developer shall demonstrate to the City of Santa Ana that all construction related waste generated on site would be recycled wherever feasible as the first choice of disposal method, leaving the option of landfill disposal as a last alternative. The proposed commercial use shall incorporate facilities for collection and pick- up of recyclable materials into the design of the project office building. The project developer shall coordinate with City staff to develop appropriate recycling programs for this project. U-7 The project developer shall coordinate with the Santa Ana Water Utility prior to construction to determine the exact location of all existing miderground water facilities and take action to prevent damage to these facilities to be left on the project site or interference with their operations. The project developer shall also pay their fair share amount for the necessary facilities to accommodate projectrelatedwater supplies. U-8 The project developer shall coordinate with CSDOC and the City of Santa Ana Public Works Department prior to construction to determine the exact location of all underground sewer facilities and take action to prevent damage to these facilities or interference with their operations. The Contractor shall protect all sewer lines and associated structures that will be left on the project site from damage. March 2020 Page 97 75A-410 ONE BROADWAY PLAZA PROJECT FIR ADDENDUM CITY OF SANTA ANA 5. Environmental Analysis 1--9 The project developer shall pay their fair share amount, as determined by the City of Santa Ana, to construct the proposed storm drain system serving the project site to Broadway Street in accordance with the City's Master Plan of Drainage. L--10 The project developer shall pay all costs for the construction of a new 8-inch waterline and a 6-inch sewer to be constructed within Washington Avenue and loth Street to replace these lines abandoned in a porfion of Sycamore Street. F��1•rJll��7�1:7� 5.20.1 Summary of Impacts Identified in the Program EIR Wildfire was not analyzed as a topic in the prior One Broadway Plaza Certified EIR; however, it was addressed as part of the Hazards and Hazardous Materials section and was scoped out in the Initial Study. The Initial Study determined that the Project Site is located in an urban area. The Approved Project would not expose people or structures to a significant risk of loss, injury or death involving wildland fires, including wildland fires that occur on land adjacent to urbanized areas of where residences are intermixed with wildlands. The Initial Study further determined that the Project Site is not subject to mudflows due to the flat topography. 5.20.2 Impacts Associated with the Proposed Project If located in or near state responsibility areas or lands classified as very high Eire hazard severity zones, would the Proposed Project: Less Than Significant Substantial Impact/No Substantial Change in New Changes or Changein Circum- Information New Project stances Showing New Information Requiring Requiring orincreased Requiring Major EIR Major EIR Significant Preparation of Environmental Issues Revisions Revisions Effects an EIR No Impact a) Substantially impair an adopted emergency response plan or emergency evacuation X plan? b) Due to slope, prevailing winds, and other factors, exacerbate wildfire risks, and thereby expose project occupants to, X pollutant concentrations from a wildfire or the uncontrolled spread of a wildfire? c) Require the installation or maintenance of associated infrastructure (such as roads, fuel breaks, emergency water sources, power lines or other utilities) that may X exacerbate fire risk or that may result in temporary or ongoing impacts to the environment? Page 98 PlaceWorkr 75A-411 ONE BROADWAY PLAZA PROJECT FIR ADDENDUM CITY OF SANTA ANA 5. Environmental Analysis Less Than Significant Substantial Impact/No Substantial Changein New Changes or Changein Circum- Information New Project stances Showing New Information Requiring Requiring orincreased Requiring Major EIR Major EIR Significant Preparation of Environmental Issues Revisions Revisions Effects an EIR No Impact d) Expose people or structures to significant risks, including downslope or downstream flooding or landslides, as a result of runoff, X post -fire slope instability, or drainage changes? The Project Site (and the City of Santa Ana) is not within or near a Very High Fire Hazard Severity Zone according to CalFire. The Project Site is also not within or near in a State Responsibility Area (SRA). Comments: a) Substantially impair an adopted emergency response plan or emergency evacuation plan? Less Than Significant Impact/No Changes or New Information Requiring Preparation of an EIR. The Initial Study for the Approved Project states that there are no designated emergency evacuation routes in the City. As with the Approved Project, operation of the Proposed Project could interfere with response times of emergency vehicles but after implementation of appropriate mitigation would assure that impacts would remain less than significant. Incorporation of Mitigation Measures PS-1 through PS-9 would ensure that the Proposed Project would result in a less than significant impact to police protection, and fire and emergency services. Specifically, Mitigation Measures PS-8 would ensure that emergency vehicles feceive green lights with preemption detectors m identified intefsections. Therefore, the Proposed Pfojectwould not substantially impact an adopted emergency response plan of emergency evacuation plan. Therefore, the Proposed Project would not create a new significant impact of a substantial mcfease in the severity of previously identified effects that would fequine the preparation of a subsequent EIR. b) Due to slope, prevailing winds, and other factors, exacerbate wildfire risks, and thereby expose project occupants to, pollutant concentrations from a wildfire or the uncontrolled spread of a wildfire? No Impact. The Proposed Project is located in an urban environment and is suffounded by existing development. There are no wildland areas, nor wildland interface areas located in the vicinity. Consequently, no wildland fires would affect, or be affected by implementation of the Proposed Project No impact would occur for the Proposed Project and no changes of new information would require preparation of a subsequent EIR. March 2020 Page 99 75A-412 ONE BROADWAY PLAZA PROJECT FIR ADDENDUM CITY OF SANTA ANA 5. Environmental Analysis c) Require the installation or maintenance of associated infrastructure (such as roads, fuel breaks, emergency water sources, power lines or other utilities) that may exacerbate fire risk or that may result in temporary or ongoing impacts to the environment? No Impact. The Proposed Project is located in an urban environment and is surrounded by existing development. Installation or maintenance of associated infrastructures would not exacerbate fire risk of result in temporary ongoing impacts to the environment as wildland nor wildland interface areas exist at of around the Project Site area. No impact would occur for the Proposed Project and no changes or new information would require preparation of a subsequent EIR d) Expose people or structures to significant risks, including downslope or downstream flooding or landslides, as a result of runoff, post -fire slope instability, or drainage changes? Less Than Significant Impact/No Changes or New Information Requiring Preparation of an EIR. As discussed in the Certified EIR, the Project Site is flat and located in an urbanized area. The Project Site is not subject to landslides or slope instability. The Project Site is not located in or adjacent to wildland area. As with the Approved Project, adherence to appropriate mitigation would assure that impacts related to runoff and drainage changes for the Proposed Project would remain less than significant. As documented in this analysis, the Proposed Project would not result in new significant impacts or a substantial increase in the severity of previously identified effects and is consistent with the Certified EIR and would not require the preparation of a subsequent EIR. 5.20.3 Adopted Mitigation Measures Applicable to the Proposed Project Refer to Mitigation Measure PS-1 through PS-9 under the Section 5.15, Public Services. Page 100 PlaceWorkr 75A-413 ONE BROADWAY PLAZA PROJECT FIR ADDENDUM CITY OF SANTA ANA 5. Environmental Analysis 5.21 MANDATORY FINDINGS OF SIGNIFICANCE Less Than Significant Substantial Impact/No Substantial Changein New Changes or Change in Circum- Information New Project stances Showing New Information Requiring Requiring orincreased Requiring Major EIR Major EIR Significant Preparation of Environmental Issues Revisions Revisions Effects an EIR No Impact a) Does the project have the potential to substantially degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self- sustaining levels, threaten to eliminate a X planter animal community, substantially reduce the number or rested the range of a rare or endangered plant or animal or eliminate important examples of the major pededs of California history or prehistory? b) Does the project have impacts that are individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in X connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects.) c) Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or X indirectly? Comments: a) Does the project have the potential to substantially degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, substantially reduce the number or restrict the range of a raze or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? Less Than Significant Impact/No Changes or New Information Requiring Preparation of an EIR. The Project Site does not contain any significant biological fesources. As demonstrated in this Addendum, the Proposed Project would not result in new significant impacts to biological of cultural resources, nor would it substantially incfease the severity of impacts evaluated and determined in the Certified EIR. Because the Proposed Project would not meet any of the criteria identified in Section 15162 of the State CEQA Guidelines requiring preparation of a subsequent of supplemental EIR, an Addendum to the Certified EIR is the appropriate document type for the Proposed Pfoject. March 2020 Page 101 75A-414 ONE BROADWAY PLAZA PROJECT FIR ADDENDUM CITY OF SANTA ANA 5. Environmental Analysis b) Does the project have impacts that are individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects.) Less Than Significant Impact/No Changes or New Information Requiring Preparation of an EIR. With approval of the discretionary requests, the Proposed Project would be consistent with the amount of development planned for the Project Site. Tberefore, the Proposed Project will not result in any new cumulatively considerable impacts of substantially increase the severity of the cumulative effects previously disclosed in the Certified EIR As demonstrated in this Addendum, the Proposed Project would not result in new significant impacts, nor would it substantially increase the severity of impacts evaluated and determined in the Certified EIR. Because the Proposed Project would not meet any of the criteria identified in Section 15162 of the State CEQA Guidelines requiring preparation of a subsequent or supplemental EIR, an Addendum to the Certified EIR is the appropriate document type for the Proposed Project. c) Does the project have environmental effects, which will cause substantial adverse effects on human beings, either directly or indirectly? Less Than Significant Impact/No Changes or New Information Requiring Preparation of an EIR. As demonstrated in this Addendum, the Proposed Project would not result in new significant impacts, nor would it substantially increase the severity of impacts evaluated mid determined in the Certified EIR. Because the Proposed Project would not meet any of the criteria identified in Section 15162 of the State CEQA Guidelines fequiring preparation of a subsequent of supplemental EIR, an Addendum to the Certified EIR is the appropriate document type for the Proposed Pfoject Page 102 PlaceWorkr 75A-415 6. List of Preparers 6.1 CITY OF SANTA ANA Planning and Building Agency, Planning Division Vince C. Fregoso, A1CP Planning Manager Public Works Agency Nabil Saba Mir T Fattabi, MsCE, P.E. 6.2 PLACEWORKS William Halligan, Esq. Mariana Zimmermann Gina Froelich Cary Nakama Executive Director Consultant Engineer Managing Principal, Environmental Services Associate Senior Editor Graphic Artist March 2020 Page 103 75A-416 ONE BROADWAY PLAZA PROJECT FIR ADDENDUM CITY OF SANTA ANA 6. List of Preparers Tbispage intentionally leftblank- Page 104 PlaceWorkr 75A-417 7. References California Air Resources Board (GARB). 2010, August. Staff Report Proposed Regional Greenhouse Gas Emission Reduction Targets for Automobiles and Light Trucks Pursuant to Senate Bill 375. 2017, November. California's 2017 Climate Change Scoping Plan: The Strategy for Achieving California's 2030 Greenhouse Gas Target. https://w .arb.ca.gov/cc/scopingplan/2030sp_pp_fmal.pdf. . 2018, February. Proposed Update to the SB 375 Greenhouse Gas Emission Reduction Targets. https://w.arb.cagov/cc/sb375/sb375_target_update_fmal_staff fepoft_feb20l8.pdf. California Department of Conservation (DOC). 1998, April 15. Earthquake Zones of Required Investigation Orange Quadrangle. 2020, February 20 (accessed). Fault Activity Map of California (2010) https://maps.conservation.ca.gov/cgs/fam/ California Department of Forestry & Fire Protection (CalFire). 2011, October. Very High Fire Hazard Severity Zones in I.RA. https://osfm.fue.m.gov/media/6739/fhszl_map30.pdf. California Department of Resources Recycling and Recovery (CalRecycle). 2019. Estimated Solid Waste Generation Rates. https://w 2.cahecycle.ca.gov/WasteCharactefization/General/Rates. California Department of Toxic Substances Control (DTSC). 2020, February 26 (accessed). EnviroStor. https://w .envirostof.dtsc.ca.gov/public/map/ Dolinka Group, LLC. 2014, February 27. Residential Development School Fee Justification Study. Santa Ana Unified School District. Orange County TreasurerTaxCollector. 2019. Treasurer -Tax Collector. http://tax.ocgov.com/tc eb/map_&sclairner_ma .asp Santa Ana, City of. 2020, March 2 (accessed). Santa Ana Recycles — You Make the Difference! https://w .smta-ma.org/green/recycling-programs 2020, February 3. Santa Ana Register of Historic Properties. https://wcvcv Santa- ana.org/sites/default/files/pb/documents/SA Register of Historic Properties 2.3.20.pdf . 2019, July. City Budget Detail. https://w .santa-ma.org/sites/default/files/fmmc /budget/2019- 2020/ e-Budget%20Book_0.pdf March 2020 Page 105 75A-418 ONE BROADWAY PLAZA PROJECT FIR ADDENDUM CITY OF SANTA ANA 7. References . 2017, March 16. Final 2016 Air Quality Management Plan. http://w .agmd.gov/docs/default- source/clean-air-plans/air-quality-management-plans /2016-air-quality-management-plan/fmal-2016- aqmp / fmal2016agmp.pdfls fvrsn=l5. 2013, February. Final 2012 Air Quality Management Plan. https://w .aqmd.gov/home/air- quality/clem-air-plans/aif-quality mgt plan1final-2012-air-quality-management-plan 1982, September 20 (adopted). City of Santa Ana General Plan. Southern California Association of Governments (SCAG). 2016a, April. The 2016-2040 Regional Transportation Plan/Sustainable Communities Strategy (RTP/SCS). http: / /s cagctpscs.net/Documents / 2016/fmal/f20l6RTPSCS.pdf 2016b. Demographics and Growth Forecast. 2016-2040 RTP/SCS Appendix. http: / /s mgrtpscs.net/Documents /2016/ fmal/f20l6RTPSCS_D=ograpliicsGrowthFofecast.pdf State Water Resources Control Board (SWRCB). 2020, February 26 (accessed). GeoTracker. http://geotracker.waterboards.ca.gov/. US Environmental Protection Agency (USEPA). 2009, December. EPA: Greenhouse Gases Threaten Public Health and the Environment Science ovetwhelmingiy shows greenhouse gas concentrations at unprecedented levels due to human activity. https://arcliive.epa.gov/epapages/newsroom mcliive/newsreleases/08dlla451131bca58525768500 5bf252.htm1. US Environmental Protection Agency (USEPA). 2019 (version). EJSCREEN. https://cjscreen.epa.gov/mappef/. U.S. Fish and Wildlife Service. 2020, February 21 (accessed). National Wetlands Inventory, Surface Waters and Wetlands. https://www.fws.gov/wetlands/data/Mapper.ht" Page 106 PlaceWorkr 75A-419 ONE BROADWAY PLAZA PROJECT FIR ADDENDUM CITY OF SANTA ANA Appendix Appendix A Air Quality / Greenhouse Gas Memo March 2020 7 5A-420 ONE BROADWAY PLAZA PROJECT FIR ADDENDUM CITY OF SANTA ANA Appendix Tbisliage intenkanally Left blank. 75A-421 Placework< ONE BROADWAY PLAZA PROJECT FIR ADDENDUM CITY OF SANTA ANA Appendix Appendix B Project Trip Generation Memo March 2020 7 5A-422 ONE BROADWAY PLAZA PROJECT FIR ADDENDUM CITY OF SANTA ANA Appendix Tbisliage intentionally Left blank. 75A-423 Placework< ONE BROADWAY PLAZA PROJECT FIR ADDENDUM CITY OF SANTA ANA Appendix Appendix C Water and Sewer Studies March 2020 7 5A-424 ONE BROADWAY PLAZA PROJECT FIR ADDENDUM CITY OF SANTA ANA Appendix Tbisliage intentionally Left blank. 75A-425 Placework< EXHIBIT 3 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA ANA APPROVING GENERAL PLAN AMENDMENT NO. 2020-01 AMENDING THE ONE BROADWAY PLAZA LAND USE ELEMENT FOR THE PROPERTY LOCATED AT 1109 NORTH BROADWAY WHEREAS, Article 5 of Chapter 3 of Division 1 of Title 7 (commencing with Section 65300) of the Government Code requires the City to prepare and adopt a comprehensive, long-term general plan for the physical development of the City; and WHEREAS, on February 2, 1998, the City of Santa Ana adopted the Land Use Element of the General Plan, which has since been amended from time to time; and WHEREAS, Mike Harrah and Caribou Industries ("Applicant") seeks to develop One Broadway Plaza as a mixed -use development Project ("proposed Project"), originally proposed as a 37-story, 518,000 square foot office tower project on a 4.34- acre site at 1109 North Broadway in Santa Ana, California ("Project Site"); and WHEREAS, due to shifting economic conditions, the Applicant has proposed modifications to the original proposal that was adopted by City Council in 2004 and approved via a citywide referendum in April 2005; and WHEREAS, the Project as currently proposed now entails the construction of a (1) 37-story, 518,000 square foot tower that will include office, commercial and residential uses; and (2) a nine -story (one underground), 2,463 space parking structure for the project, and; (3) redevelopment of the remaining structures on the site for office and commercial uses. (4)approval of General Plan Amendment No. 2020-01, which would maintain the Project Site's existing land use designation of One Broadway Plaza District Center (OBPDC) but allow residential uses on the site; and (5) approval of Zoning Ordinance Amendment No. 2020-02, which would modify the Specific Development No. 75 (SD-75) zoning of the Project Site to allow residential uses; and WHEREAS, the requested General Plan Amendment would update text portions of the City's Land Use Element to reflect this change in order to allow for development of the mixed -use Project; and #35679v1 Resolution No. 2020-xx Page 1 of 8 75A-426 WHEREAS, Addendum to Environmental Impact Report No. 1999-01 ("2020 Addendum to EIR") analyzed the impacts related to the proposed amendment to the General Plan Land Use Element; and WHEREAS, on March 10, 2020, the City invited recognized Native American tribes to engage in consultation regarding the proposed General Plan Amendment pursuant to Government Code Section 65352.3; and WHEREAS, on March 30, 2020, the Planning Commission held a public hearing for consideration of General Plan Amendment No. 2020-01, at which time all persons wishing to testify were heard and the Project was fully considered; said meeting was adjourned to April 2, 2020, at which time the Planning Commission recommended that the City Council approve the proposed general plan amendment; and, 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. CALIFORNIA ENVIRONMENTAL QUALITY ACT: In accordance with the California Environmental Quality Act ("CEQA") and the CEQA Guidelines, the following environmental documents have been prepared and made available to the public: Final Environmental Impact Report No. 1999-01 for the One Broadway Plaza Project, the Mitigation Monitoring and Reporting Program (MMRP) and the 2020 Addendum to the EIR. The City Council has reviewed and considered the information contained in these documents and the administrative record for the Project, including all oral and written comments received. Based on the foregoing, the City Council finds that the 2020 Addendum to the EIR contains a complete and accurate reporting of the environmental impacts associated with the Project, has been completed in compliance with CEQA, and reflects the independent judgment of the City. The City Council further recommends that no evidence of new significant impacts or any new information of "substantial importance", as defined by State CEQA Guidelines has been received by the City that would require re -circulation of the EIR. Therefore, the City Council adopts the 2020 Addendum to the EIR and re -adopts the MMRP. SECTION 2. GENERAL PLAN AMENDMENT: The General Plan Amendment consists of amendments to the Land Use Element and text updates, as shown in Exhibit A, attached hereto and incorporated herein by reference. SECTION 3. LOCATION OF DOCUMENTS: The General Plan Amendment, 2020 Addendum to the Environmental Impact Report and all supporting documents are on file and available for public review online and at Santa Ana City Hall, 20 Civic Center Plaza, Santa Ana, California 92702. #356790 Resolution No. 2020-xx Page 2 of 8 75A-427 SECTION 4. GENERAL PLAN CONSISTENCY: The City Council hereby finds that the proposed General Plan Amendment 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 authorized by the General Plan Amendment, and the General Plan Amendment itself, are compatible with the goals/objectives, policies, general land uses, and programs specified in the General Plan, for the following reasons: The existing General Plan land use designation for the project is One Broadway Plaza District Center (OBPDC), which allows business and professional offices as well as commercial uses with a floor area ratio of 2.9. In order to facilitate the construction of a mixed -use project, the proposed amendment maintains the OPBDC designation but is amended to also allow residential uses. ii. The proposed Project will support several goals/objectives and policies of the General Plan. Housing Element (HE) Goal 2: to 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. HE Policy 2.2 District Centers. 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. HE Policy 2.4 to facilitate diverse types, prices and sizes of housing. Housing Element (HE) Goal 4: to provide adequate rental and ownership housing opportunities and supportive services. The Project will provide up to 415 rental housing units. The amendment will provide a residential development that will support a mixed -use environment. Land Use (LU) Element Goal 1: to promote a balance of land uses to address basic community needs. LU Policy 1.2 Maintain and foster a variety of residential land uses in the City. LU Policy 4.3 Support land uses which provide community and regional #356790 Resolution No. 2020-xx Page 3 of 8 75A-428 #356790 economic and service benefits. LU Policy 4.4 Encourage the development of projects which promote the City's image as a regional activity center. LU Policy 5.5 Encourage development which is compatible with, and supportive of surrounding land uses. LU Policy 5.7 Anticipate that the intensity of new development will not exceed available infrastructure capacity. Land Use (LU) Element Goal 6: to reduce residential overcrowding to promote public health and safety. The Project is within '/2 mile of existing transportation infrastructure such as the Santa Ana (1-5) freeway and State Route 22 (SR 22) highway which provide vehicular access to the region; the Orange County Transportation Agency bus routes along Main Street which connects to the Santa Ana Regional Transportation Center and the Anaheim Regional Intermodal Center which provides rail service throughout California; and the project is in close proximity to the Santiago Creek Bike Trail which connects to regional bike trails. Broadway and Main Street are within a major urban corridor that has cultural, educational, employment and retail destinations (Bowers Museum, Discovery Science Center, Main Place Mall, and in the City of Orange the Children's Hospital of Orange County and St. Joseph's Hospital of Orange County). Therefore, the residential development would be within close proximity to major employment centers and retail establishments. The Project will also provide an additional housing option for those seeking housing within the jobs rich central area of the City. The development will complement the nearby mid -rise office buildings located along Broadway and Main Street to the east of the site. The residential use is consistent with the residential uses in the surrounding areas. Urban Design (UD) Element, Goal 1: to improve the physical appearance of the City through development of districts that project a sense of place, positive community image, and quality environment. UD Policy 1.1. New development and redevelopment must have the highest quality design, materials, finishes and construction. UD Policy 1.11 Visual and physical links between districts, nodes, and significant sites, landmarks and other points of interest, are to be provided in all public and private projects. The building will be of high quality design and include high quality materials such as decorative glass and metal panels/accents. The Resolution No. 2020-xx Page 4 of 8 75A-429 building is designed with a major courtyard at the ground level to enhance the experience of the building. The Project is adjacent to Main Street, which is identified as a major path in the General Plan and is an opportunity to establishment a cohesive, height intensity, mixed activity center with a strong presence in the region. The new development will include public art, convey a sense of place, and contribute to the urban image for the City. Finally, the Project promotes elements of a Gateway into Downtown by developing the site with a building with attractive architectural features, projecting a positive image for the City of Santa Ana. C. The proposed General Plan Amendment will not adversely affect the public health, safety, and welfare in that the General Plan Amendment 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 5. INDEMNIFICATION. 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 6. CITY COUNCIL ACTION: The City Council hereby takes the following action: 1. The City Council approves General Plan Amendment No. 2020-01 as set forth in Exhibit A, attached hereto and incorporated herein by reference, subject to compliance with the adopted Mitigation Monitoring and Reporting Program, and upon satisfaction of the conditions set forth below: #356790 Resolution No. 2020-xx Page 5 of 8 75A-430 A. Subject to compliance with the Mitigation Monitoring and Reporting Program, the Land Use Element map and text shall be amended to read as set forth in Exhibit A, attached hereto and incorporated herein by reference. B. The General Plan Amendment shall not take effect unless and until Zoning Ordinance Amendment No. 2020-02 is approved by the City Council. SECTION 7. EXECUTION OF RESOLUTION. The Mayor shall sign this Resolution and the City Clerk attest and certify to the adoption thereof. ADOPTED this day of 12020. APPROVED AS TO FORM: Sonia R. Carvalho City Attorney LIN Lisa Storck Assistant City Attorney AYES: Councilmembers NOES: Councilmembers ABSTAIN: Councilmembers #356790 Miguel A. Pulido Mayor Resolution No. 2020-xx Page 6 of 8 75A-431 CERTIFICATE OF ATTESTATION AND ORIGINALITY I, Daisy Gomez, Clerk of the Council, do hereby attest to and certify the attached Resolution No. 2020- to be the original resolution adopted by the City Council of the City of Santa Ana on 12020. Date: #35679vl Clerk of the Council City of Santa Ana Resolution No. 2020-xx Page 7 of 8 75A-432 #35679v1 EXHIBIT A GENERAL PLAN AMENDMENT Resolution No. 2020-xx Page 8 of 8 75A-433 City of Santa Ana General Plan Land Use Element 1998 City of Santa Ana Planning Division Adopted February 2, 1998 (Reformatted January 2010) The following is a chronology of the approved general plan amendments that have been incorporated into this document since the comprehensive update of the General Plan Land Use Element adopted by the Santa Ana City Council February 2, 1998 (GPA 1997- 05): GPA 2020-01 (Pending) GPA 201&04 (December 31, 2019) GPA 2018 06 (November 19, 2019) GPA 201902 (October 1, 2019) GPA 2019 01 4, 2019) GPA 2017-03 (June 4, 2019) GPA 2018 05 (December 4, 2018) GPA 2018 03 (September 18, 2018) GPA 2018-02(May 15, 2018) GPA 201501(May 15, 2018) GPA 2017-02 (December 19,2017) GPA 2017-01 (June 20, 2017) GPA 2016 03 (February 21, 2017) GPA 2016 02 (May 17, 2016) GPA 2016 01 (Apnl 19, 2016) GPA 201503 (Febmary 2, 2016) GPA 201402 (October 21, 2014) GPA 201401 (June 3, 2014) GPA 2011-03 (March 19, 2012f GPA 2011-02 (June 6, 2011) GPA 201001(June 7, 2010) GPA 200&02 (July 20, 2009) GPA 2007-03 (May 18, 2009) GPA 200403 (February 2, M) GPA 2008 01 (May 5, 2008) GPA 2007-02 (June 18, 2007) GPA 2007-01 (Mamh 19, 2007) GPA 2006 01 (October 2, 2006) GPA 200501 (December 5, 2005) GPA 200502 (October 17, 2005) GPA 200401 (April 5, 2005, as passed b7 the voters of Sarta Ana) GPA 200404 (July 19, 2004) GPA 200406 (July 6, 2004) GPA 2003-02 (June 16, 2003) GPA 2003-01 (February 18, 2003) GPA 2002-01 (September 3, 2002) GPA 200203(August 19, 2002) GPA 2001-03 (February 19, 2002) GPA 2001-02 (January 7, 2002) GPA 200509 (May 7, 2001) GPA 200508 (February 5, 2001) GPA 200803 (December 4, 2000) GPA 2000 02 (November 20, 2000 GPA 19S02(October 18, 1999) GPA 19SOI (August 16, 1999 GPA 199804(October 5, 199B) GPA 1998 05 (September 21, 199f GPA 199801 (May 4,1998) 75A-434 LAND USE ELEMENT LAND USE PLAN The Land Use Plan is comprised of three components that direct and regulate land use in Santa Ana. These include a Land Use Map, development intensity standards, and adopted Specific Plans. These key components establish a framework for land use and development in the City. The Land Use Plan indicates the location, types, and extent ofdevelopment and land uses throughout Santa Ana. It consists of a map which designates land use categories and their relative location, as well as development intensity standards for each category. The Land Use Plan is further supported by Specific Plans which correlate to the Land Use Plan. DEVELOPMENT INTENSITY STANDARDS As required by State law, the Land Use Element also establishes standards for development intensity. These standards ensure that the types of development permitted under each land use designation are well understood by the property owner, decision -makers, developer, and the general public. Development intensity refers to the size or degree of development possible within a particular land use category. The development intensity standard used for nonresidential development is floor area ratio, which is the ratio of the building's floor area to the total area of the lot on which the building is located. The development intensity standard for residential developments is "units per acre" which is a measure of the number of units allowed for each acre of land - with the exception of Metro East District Center, Transit Village District Center, Downtown District Center, Harbor Corridor District Center, Heritage District Center, 2525 North Main District Center, One Broadway Plaza District Center and Urban Neighborhood areas. To encourage a dynamic mixture of residential, office and commercial uses, within these areas both building intensity and residential density is based on floor area ratio and zoning development standards. In calculating either the allowable floor area or the allowable residential density, it is the City's policy to not allow upward rounding. The Land Use Plan is illustrated in Exhibit 2. Additional information concerning the Land Use Plan and the land use designations is provided in Table 1 (Land Use Development Intensity Standards), and in the Appendix. CITY OF SANTA ANA GENERAL PLAN 75A-435 75 LAND USE ELEMENT Table 1 Development Intensity Standards Land Use Designation DesignationsResidential Land Use Density/Intensity Standards (du/acre - FAH)' Low Density Residential (LR-7) 7 du/acre Low -Medium Density Residential (LMR-11) 11 du/acre Medium Density Residential (MR-15) DesignationsMixed Use Land Use District Centerz(DC) 15 du/acre Other District Center (Midtown, MacArthur Place, etc.) 90 du/acre and FAR 1.0-2.0 2525 North Main District Center FAR 1.43 Heritage District Center FAR 1.7 Downtown District Center FAR 3.0 Metro East District Center FAR 3.0 Transit Village District Center FAR 5.0 Harbor Corridor District Center FAR 5.0 One Broadway Plaza District Center QBPDJC FAR 2.9 Urban Neighborhood Transit Zoning Code Area/ Segerstrom, First, Fifth & 1 T1 Corridor FAR 0.5-1.60 Harbor Corridor FAR 3.0 Metro East DesignationsCommercial Land Use Professional and Administrative Office (PAO) FAR 0.75-1.5 FAR 0.5-1.0 General Commercial (GC) FAR 0.5-1.0 DesignationsIndustrial Land Use Industrial (IND) Other Land use Designations Institutional (INS) FAR 0.45 FAR 0.5 Open Space (0) FAR 0.2 Notes: ' The intensity standards shown refer to the theoretical maximum amount of development permitted for each land use designation (du -dwelling units; FAR -floor area ratio). Development must also adhere to zoning regulations, and/or specific plan requirements. The District Center and Urban Neighborhood land use designations permit both residential and non-residential development. ' One Broadway Plaza District Center land use designation permits residential, office, restaurant and ancillary retail for a master Planned development. GOMv.MMeFno ---m Ease. R_9.6. •ee '--'---- __--'-' RION IN e' Rd e ate d ... *P MBBtff 918HROd &Yel-----'. Commercial intensities may vary. Baseline FAR is 0.5. Specific areas allowing greater intensities are indicated in Exhibit A-3. `Refer to Appendix for description of Land Use designations. 76 7 5A-436 CITY OF SANTA ANA GENERAL PLAN LAND USE ELEMENT LAND USE PLAN IMPLEMENTATION To effectively achieve the broad range of goals outlined for the City's future growth and development, a variety of plans, programs, and regulations must be relied upon. This section of the Element discusses these tools, and how they correlate with implementation of the City's land use goals. DEVELOPMENT INTENSITY STANDARDS Table A-1 summarizes the development intensity standard for each of the General Plan designations, and provides land use distribution by acreage for the land use. The intensity standards for the categories permitting residential development are expressed in density, measured in "units per acre," or floor area ratio and zoning development standards in the case of certain Mixed Use land use designations. The intensity standards for non-residential development are expressed as "floor area ratio" or FAR. The FAR concept is illustrated in Exhibit A-3. The intensity standards in concert with the zoning and development standards regulate the massing, form and building size. Table A-1 Development Intensity Standards Land Use DesignationsResidential Land Use I Density/Intensity Standards Low Density 7 du/acre Low -Medium Density 11 du/acre Medium Density15 DesignationsMixed Use Land Use District Center du/acre Other District Centers Midtown, etc. 90 du/acre and FAR 1.0-2.0 2525 North Main District Center FAR 1.43 Heritage District Center FAR 1.7 Downtown District Center FAR 3.0 Metro East District Center FAR 3.0 Transit Village District Center FAR 5.0 Harbor Corridor District Center FAR 5.0 One Broadway Plaza District Center FAR 2.9 Urban Neighborhood Transit Zoning Code Area/ Se erstrom, First, Fifth & 17" Corridor FAR 0.5-1.80 Harbor Corridor FAR 3.0 Metro East DesignationsCommercial Land Use FAR 0.75-1.5 Professional/Admin. Office FAR 0.5-1.0 General Commercial FAR 0.5-1.0 DesignationsIndustrial Land Use Industrial Other Land Use Designations Institutional FAR 0.45 FAR 0.5 Open Space FAR 0.2 Notes: do - dwelling unit, FAR -floor area ratio CITY OF SANTA ANA GENERAL PLAN 7 5A-437 " 11 LAND USE ELEMENT Residential The Land Use Plan provides for three distinct residential land use designations. Residential development is also permitted in threetwe other designations: District Center, One Broadway Plaza District Centre, and Urban Neighborhood. The Santa Ana Land Use Plan includes the following residential land use designations: The Low Density Residential (LR-7) designation applies to those areas of the City which are developed with lower density residential land uses. The allowable maximum development intensity is 7 units per acre. Development in this category is characterized primarily by single-family homes. This designation applies to a large proportion of the City (6,468.1 acres) representing 47 percent of the City's total land area. The Low -Medium Density Residential (LMR-11) designation applies to those sections of the City which are developed with residential uses at permitted densities of up to 11 units per acre. The land area included in this designation is approximately 421.6 acres. The great majority of the land designated as Low -Medium Density Residential is located in the westerly portion of the City, north and south of First Street. Properties with this designation are typically characterized by mobile home parks, a mixture of duplexes and single family residences, or small lot subdivisions. The Medium Density Residential (MR-15) designation applies to those sections of the City which are developed with residential uses at densities of up to 15 units per acre. Development in this designation is characterized by duplexes, apartments, or a combination of both. A total of 364.7 acres is designated as Medium Density Residential. The designation applies to areas located in the vicinity of downtown, areas north and south of MacArthur Boulevard, and in other areas where there are established multiple -family development projects. CITY OF SANTA ANA GENERAL PLAN 7 5A— w 3 Q A-19 LAND USE ELEMENT The General Commercial (GC) district applies to commercial corridors in Santa Ana including those located along Main Street, Seventeenth Street, Harbor Boulevard, and other major arterial roadways in the City. The intensity standard applicable to this designation is a floor area ratio of0.5 -1.0, though most General Commercial districts have a FAR of 0.5. A total of 859.6acres of land is included in this designation. General Commercial districts are key components in the economic development of the City. They provide highly visible and accessible commercial development along the City's arterial transportation corridors. In addition, General Commercial land uses provide important neighborhood facilities and services, including shopping, recreation, cultural and entertainment activities, employment, and education. The districts also provide support facilities and services for industrial areas including office and retail, restaurants and various other services. The General Commercial development standards are based upon the character and intensity of development, as well as the degree of access and market demand for these properties. The relationships to adjacent land uses, are also considered. Uses typically located in this district are: • Business and professional offices; • Retail and service establishments; • Recreational, cultural, and entertainment uses; and • Vocational schools. General Commercial Districts have a floor area ratio of0.5 with the exception of the Mid -town area which has an floor area ratio of up to 1.0. CITY OF SANTA ANA GENERAL PLAN 7 5A-439 A 21 LAND USE ELEMENT The South Coast Metro District serves as a regional retail shopping area which includes a range of commercial services and office projects. The MacArthur Place District Center contains an existing office/hotel complex and a proposed major mixed use project which will include professional offices, supporting commercial, and mid and high-rise residential components. The Metro East District is envisioned as a vibrant urban village with a balance of office, residential, and service uses. Pedestrian and transportation linkages are key in this urban setting. The Transit Village District is envisioned as a vibrant intense urban village with a balance of employment centers, residential and service uses. Pedestrian and transit linkages to the Santa Ana Regional Transportation Center is key in this district. The Harbor Corridor Mixed Use Transit Corridor creates a vision for a more livable, sustainable setting through higher intensity housing and mixed use development, convenient access to transit, complete streets, and amenities that promotes active lifestyles. The Heritage District allows for mixed use development with higher density residential and supportive commercial and office uses within proximity to surrounding employment centers. The 2525 North Main District allows for higher density residential development along the North Main Street corridor, in proximity to employment centers, the MainPlace Mall, and cultural destinations. District Centers are considered to be the City's "major development areas." The most intense development in the City is targeted to these areas. The Tustin Avenue corridor is a major development area even though it is not a designated District Center. This area has developed over the years as a prime office corridor and employment area. The PAO designation facilitates the continued development of this area with high intensity, high quality regional office projects. The One Broadway Plaza District Center (OBPDC) is a distinct land use that is envisioned as a Maier activity center with a landmark mixed -use tower, which will include residential, professional office, and commercial uses. The district will be a focal point in the downtown area serving the Civic Center complex, Downtown, and Midtown urban areas. The Urban Neighborhood (UN) land use designation applies to primarily residential areas with pedestrian oriented commercial uses, schools and small parks. The Urban Neighborhood allows for a mix of residential uses and housing types, such as mid to low rise multiple family, townhouses and single family dwellings; with some opportunities for live -work, neighborhood CITY OF SANTA ANA GENERAL PLAN 7 5A-440 A-23 LAND USE ELEMENT As indicated in Table A-4, between 77,122 to 96,406 housing units are allowed by the Land Use Plan. The additional units which presently exist in the City beyond the maximum number permitted under the theoretical buildout scenario are a reflection of the higher density multiple -family developments constructed in the 1970's and 1980's. However, the purpose of the Land Use Plan as it applies to the residential areas is to preserve and maintain the stability of existing neighborhoods, regardless ofthe character of development. The intent ofthe Plan is not to create any displacement, nor decrease existing development densities. Rather, it is to ensure a safe, healthy, and livable environment for City residents. Existing residential development entitlements are protected through this Land Use Element, applicable Zoning regulations, and sections of the City code pertaining to legal nonconforming uses. The Land Use Element's implementation may result in an increase in the amount of commercial, office, and industrial development in the City. As indicated in Table A-4, up to "�;,q q§,9or31,679,905 square feet of commercial; and office, and 42,199,991 square feet of industrial development are possible under the effective capacity parameters of Land Use Plan. A-34 7 5A-441 CITY OF SANTA ANA GENERAL PLAN LAND USE ELEMENT Table A-4 Land Use Plan Build -out Capacities Intensity/ Effective Buildout' Theoretical Land Use Residential Acres Oensi Bufldout Low Density Residential LR-7 6,468.1 7 du/ac 45,276 du Low Medium Density Residential LMR-11 421.6 11 du/ac 4,638 du Medium Density Residential MR-15 364.7 15 du/ac 5,471 du Subtotal Mixed Use 7,254.4 Non Res. 96,821 do' 85-485� Res. Non -Res. 55,385 du Res. District Center Other' DC 309.5 90 du/ac FAR 1.0-2.0 71,955,583 sf 3,017 du 23,764,534 si 3,017 du 2525 North Main DC 5.9 FAR 1.43 256 du 256 du Heritage DC 18.8 FAR 1.7 54,090 sf 1,221 du 54,090 sf 1,221 du Downtown DC 62.5 FAR 3.0 2,057,824 sf 1,661du 2,057,824 sf 1,661 du Metro East DC 113.9 FAR 0.75- 3.0 2,464,776 sf 5,037 du 2,464,776 sl 5,037 du Transit Village DC 51.4 FAR 5.0 402,864 sf 2,761 du 402,864 sf 2,761 du Harbor Corridor DC 125.0 FAR 5.0 1,836,155 sf 2,029 du 1,836,155 si 2,029 du One Broadway Plaza District Ctr3 OBP C 4_3 FAR 2.9 310.000 sf 415 du 310,000s 415 du Urban Neighborhood UN 317.0 FAR 0.5-3.0 1,656,955 sf 5,755 du 1,656,955 sf 5,755 du Subtotal 1 008.3 20.738.247 sf 22,152 du 32,547,198 sf 22,152 du Commercial 440 $ III ALTO CIA] o. 4 ]fie] J..3&324-,=slj 4 ]fie] A.. Professional & Admin. Office PAO 594.9 FAR 0.5-1.0 12,956,922 sf 25,913,844 s General Commercial GC 859.6 FAR 0.5-1.0 18,722,983 sf 37,445,967 s 96Rp1; �.' F-AR-24 543,383 of 1 454.5 31,679,905 sf 63,359,811 s Subtotal 4,458.8 02,223,098 94 Industrial I IND 1 2,152.8 FAR 0.45 1 42,199,991 sf 1 42,199,991 s Other Institutional I INS 1 800.61 FAR 02-0.5 1 6,974,740 sf 17,436,850 s Open Space OS 1,010.9 FAR 0.2 8,806,961 sf 8,806,961 s Subtotal 1,811.5 15,781,701 at 1 26,243,811 s FAR=floor area ratio; d.u.=dwelling unit; s.f.=square feet (of floor area). Acreage shown in table does not include roads in right-of-way. ' Effective capacity for non-residential development assumes development possible underthe lower range of FAR intensity standards with the exception of the Metro East District Center, Transit Village District Center, Downtown District Center, Heritage District Center, and Urban Neighborhood areas. The Harbor Corridor District Center, Metro East District Center, Transit Village District Center, Downtown District Center, and Urban Neighborhood areas allow a range of intensity for mixture of residential and non-residential development based on the zoning development standards. Residential effective capacity was calculated by adding the 22 15224,737 uhits possible in the District Center and Urban Neighborhood with the existing 74,669 (Census 2000) housing units. ' Land use designation permits both residential and non-residential development. Build -out assumes 90% of land area will be developed as commercial and 10%will be developed as residential; with the exception of Town and Country Manor project intended for continuum of care and housing seniors. 3 Land use designation permits high intensity office development with ancillary retail use. This table has bearrrevised to cormsoond with the GIS Land Use Mao illustrated in Exhibit 2. A-36 7 5A-442 CITY OF SANTA ANA GENERAL PLAN Exhibit 4 LS 3.23.20 ORDINANCE NO. NS-XXXX AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SANTA ANA APPROVING AN AMENDMENT TO THE PROVISIONS OF SPECIFIC DEVELOPMENT NO. 75 (SD- 75) TO ALLOW RESIDENTIAL USES AND TO APPROVE RESIDENTIAL DEVELOPMENT STANDARDS FOR THE ONE BROADWAY PLAZA MIXED -USE DEVELOPMENT AT 1109 NORTH BROADWAY THE CITY COUNCIL OF THE CITY OF SANTA ANA DOES ORDAIN AS FOLLOWS: Section 1. The City Council of the City of Santa Ana hereby finds, determines and declares as follows: A. On July 6, 2004, the City Council approved the Specific Development No. 75 zoning designation to allow the development of a 37-story office and commercial office tower at 1109 North Broadway. B. The Specific Development No. 75 (SD-75) zoning became effective on April 5, 2005, after a citywide referendum to overturn the City's approval was defeated. C. Over the past 16 years, the developer has made several attempts to construct the entitled office tower. Due to various economic conditions and constraints, the tower has yet to be built. D. In January 2020, the developer submitted a revised plan that would reduce the overall office square footage in the tower and replace it with residential units. E. The proposed amendment would allow up to 415 residential units within the tower and adopt a series of residential development standards for the project. F. The Planning Commission held a duly noticed public hearing regarding this ordinance on March 30, 2020, which was adjourned to April 2, 2020. At the April 2, 2020 meeting, the Planning Commission recommended that the City Council adopt the amended ordinance with added conditions to the SD-75 document requiring a project labor agreement be approved for the project, added the Logan Neighborhood to the list of neighborhoods requiring a Traffic Mitigation Plan and increased the fee for the Traffic Mitigation Plans from $200,000 to $300,000 per neighborhood, and required park fees collected from the project be spent within the district that the site is located within. Ordinance No. NS-XXXX Page 1 of 3 75A-443 G. The City Council held a duly noticed public hearing on this ordinance on April 21, 2020, and has considered all testimony presented thereto. Section 2. Pursuant to the California Environmental Quality Act ("CEQA") and the State CEQA Guidelines section 15164, lead agencies are required 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 2004 EIR and the 2020 Addendum, and finds that these documents taken together contain a complete and accurate reporting of all of the potential environmental impacts associated with the proposed development. The City Council further finds that the 2020 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. 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 4. The City Council hereby approves and adopts the amendments to Specific Development No. 75 (SD-75), attached hereto and incorporated herein as Exhibit A. Section 5. If any section, subsection, sentence, clause, phrase or portion of this ordinance is for any reason held to be invalid or unconstitutional by the decision of any Ordinance No. NS-XXXX Page 2 of 3 75A-444 court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this ordinance. The City Council of the City of Santa Ana hereby declares that it would have adopted this ordinance and each section, subsection, sentence, clause phrase or portion thereof irrespective of the fact that any one or more sections, subsections, sentences, clauses, phrases, or portions be declared invalid or unconstitutional. ADOPTED this day of 12020. Miguel A. Pulido Mayor APPROVED AS TO FORM: Sonia R. Carvalho City Attorney By:� Lisa Storck Assistant City Attorney AYES: Councilmembers NOES: Councilmembers ABSTAIN: Councilmembers 1►[��:7X.y�►��Z.1iR.71I 11 Oi1T-M CERTIFICATE OF ATTESTATION AND ORIGINALITY I, DAISY GOMEZ, Clerk of the Council, do hereby attest to and certify that the attached Ordinance No. NS-XXXX to be the original ordinance adopted by the City Council of the City of Santa Ana on , 2020, and that said ordinance was published in accordance with the Charter of the City of Santa Ana. Date: Clerk of the Council City of Santa Ana Ordinance No. NS-XXXX Page 3 of 3 75A-445 One Broadway Plaza Specific Development District (SD-75) Ir11.1Mel 0K.1►rr:11►rK SECTION 1. Applicability of Ordinance SECTION 2. Purpose SECTION 3. Goals, Objectives and Policies SECTION 4. Permitted Improvements SECTION 5. Permitted Uses SECTION 6. Conditionally Permitted Uses SECTION 7. Development Standards 1. Floor Area Ratio 2. Parcel Size 3. Building Envelopes 4. Office Tower a. General Requirements b. Building Setbacks c. Building Height d. Screening e. Elevations f. Signs 5. Parking Structure a. General Requirements b. Building Setbacks c. Building Height d. Screening e. Elevations f. Landscaping g. Signs 6. Parking and Circulation 7. Plaza Design 8. Public Art 9. Residential 75Ar446 One Broadway Plaza Specific Development District (SD-75) SECTION 1 APPLICABILITY OF ORDINANCE The specific development zoning district, as authorized by Chapter 41, Division 26, of the Santa Ana Municipal Code, is specifically subject to the regulations contained in this ordinance for the express purpose of establishing use district regulations. All other applicable chapters, articles and sections of the Santa Ana Municipal Code shall apply unless expressly waived or superseded by this ordinance. Use district regulations established in Chapter 41, Article III, of the Santa Ana Municipal Code for zoning districts other than the SD zoning district may be incorporated herein by reference. SECTION 2 PURPOSE The Specific Development No. 75 (SD-75) use district regulations are hereby established for the express purpose of protecting the health, safety and general welfare of the City by encouraging the use of innovative planning concepts and principles and promoting and enhancing the value of properties and encourage orderly development. The SD-75 regulations will establish a professional district that will exclusively entitle a 37-story, 518,003 square foot office and residential tower at the northeast corner of Tenth Street and Broadway with a historic setting further north along Broadway to Washington Avenue. This area will be primarily a professional office district with support services and eating establishments. SECTION 3 GOALS, OBJECTIVES AND POLICIES The One Broadway Plaza Specific Development District is located within the midtown area of the City. The One Broadway Plaza Specific Development District encompasses a large established city block bounded by Washington Avenue to the north, Tenth Street to the south, Sycamore Street to the east and Broadway to the west. The One Broadway Plaza Specific Development District maintains a historic character along the northwest portion of the district, with a number of buildings dating from the early years of development in Santa Ana. The project site is surrounded by the Civic/Professional, Financial, and the Community Specialty Retail zones of the Midtown Specific Plan. The One Broadway Plaza mixed -use tower is intended to be a major landmark in the midtown section of the City of Santa Ana. In addition, the various activities planned for this site will result in the project becoming a 75Ar447 node, or place of activity. The objectives of the One Broadway Plaza specific development plan include the following: • A landmark office and residential project along Broadway at the center of the Midtown Specific Plan. • Maintain the existing streetscape pattern including sidewalk design, mature palm trees and historic light fixtures. • Maintain the scale and character established by the existing historic structures along the north end of the district. • Maintain large open setbacks adjacent to Broadway. • Encourage revitalization of existing properties for a variety of professional office and similar uses. • Enhance the pedestrian experience through the development of new plaza areas and water features at the intersection of Sycamore Street and Tenth Street and Broadway and Tenth Street. SECTION 4 PERMITTED IMPROVEMENTS Improvements permitted on the project site include either one of the following: 1. An iconic tower of no less than 493 feet tall, approximately 37 stories, 518,300 square feet of building area with a destination restaurant at the top two levels of the tower. a. The project site shall be no less than 4.339 acres b. A nine level (one subterranean and eight above grade), 78- foot-high parking structure, with a minimum of 2,463 parking spaces. c. The renovation and rehabilitation of four existing structures located to the north of the office tower. The structures are those addressed as 1103, 1111, 1115-17 and 1211 North Broadway. 2. All other permitted improvements shall comply with the Midtown Specific Plan, Chapter 7, Broadway Corridor District, Development Standards. SECTION 5 PERMITTED USES The category of permitted land uses to be included within the project include: Professional and business offices, banks and similar financial institutions, service and commercial retail uses and restaurants, and residential apartments. If a use is for any reason omitted from those 75A448 specified as permissible, or if an ambiguity arises concerning the classification of a particular use, the determination shall be at the discretion of the Planning Manager. Professional, business and administrative offices and services, including but not limited to employment agencies, advertising agencies, escrow agencies, accountants, insurance, attorneys, architects, engineers, planners and other similar uses. 2. Banks, finance, insurance and real estate offices. 3. Service and commercial retail uses which shall be limited to: a. Bookstores b. Stationery shops c. Gift stores d. Dry cleaner e. Hair salon f. Travel agent g. Copy center h. Mail/postal center i. Tailor j. Shoe repair k. Art supply I. Office supply 4. Cafes and restaurants, except fast food and/or take out restaurants 5. Florists 6. Pharmacies 7. Day care facilities 8. Museums, libraries and galleries 9. Artists' studios iGMJi RIIIi n"Il Siy6i 04ii09FiM SECTION 6 CONDITIONALLY PERMITTED USES The following uses are permitted upon the approval of a conditional use permit in accordance with the Santa Ana Municipal code: Nightclubs, bars and indoor entertainment uses whether freestanding or part of another permitted or conditionally permitted use, except adult entertainment businesses 75AA49 2. Establishments selling or serving alcoholic beverages 3. Coffee houses 4. Banquet facilities 5. Uses open after midnight to 5:00 a.m. 6. Helipads 7. Fast food and/or take out restaurants SECTION 7 DEVELOPMENT STANDARDS The One Broadway Plaza Specific Development District is intended to allow the development of a landmark mixed -use office and residential tower and affiliated parking garage while maintaining some of the historic structures located on the northwest side of the district. The following general development standards are applicable to this project: Floor Area Ratio (F.A.R.) The required floor area ratio for the project site shall be 2.9, or 530,487 square feet of development. The FAR is calculated by dividing the total square footage of the building plus the existing structures to remain by the total square footage of the project site. Consistent with the General Plan, the parking structure is not included in the FAR calculation. This FAR includes the proposed tower (518,003 square feet) and the structures that will remain on the project site (12,484 square feet). The FAR for the existing structures shall remain at 0.5 or less. 2. Parcel Size The One Broadway Plaza parcel size shall be 4.339 acres. Subdivision of the parcel is not permitted. 3. Building Envelopes Height and yard areas established for the existing structures and the mixed -use tower define the permitted building envelopes in the One Broadway Plaza Specific Development District. With the exceptions of the tower and parking structure, all buildings shall maintain a lower scale character no taller than 35 feet or 3-stories, whichever is less. 4. Mixed -Use Tower The basic form, size and location of the tower as illustrated in the applicant's plans are hereby approved. In order to address certain outstanding details, however, revised plans conforming with Section 75A. 450 7-4-e-iii of this ordinance shall be submitted to and be approved by the Planning Commission prior to issuance of any building permits. a. General Requirements i. The structure shall remain consistent with the approved site plan as shown in Exhibit 1. b. Building Setbacks Setbacks at ground level are established to enhance pedestrian space throughout the district, create compatible relationships between existing and future building street elevations and recognize opportunities to create new open space resources, such as plazas, pedestrian ways and landscaped areas. The front yard is one of the most important characteristics of Broadway and maintenance of these landscaped open spaces is crucial to preserving the streetscape. Major setback conditions are discussed below by street: i. Broadway: The One Broadway Plaza structure shall maintain a building setback of 20 feet. This setback area may include hardscape as shown on the approved plaza plan. For existing buildings, a setback of 20 feet shall be maintained. The existing structure at 1111 North Broadway shall maintain a minimum setback of 15 feet. ii. Tenth Street: A 12-foot building setback shall be required for the structure. Hardscape, landscape and water features shall be provided in the required setback as shown on the applicant's Landscape Plan dated February 4, 2004 (Exhibit 2). iii. Washington Avenue: The 15-foot landscaped setback for the existing structure shall be maintained. c. Building Height The approved height for the structure is approximately 493 feet. Modifications to the structure's approved building height or number of stories, which represent either an increase or decrease, shall not be allowed. The existing buildings along Broadway shall maintain their existing height and shall not exceed 35 feet. 75AA51 d. Screening All appurtenances shall be located outside any required setback and shall be screened from view. e. Elevations i. Exterior elevations shall incorporate a translucent, non - reflective glass in a blueish tone consistent with the materials board sample provided by the applicant and as approved by the Planning Commission and City Council. ii. The structural system of the building shall be visible from the exterior elevations consistent with the plans approved by the Planning Commission and City Council. iii. Incorporate an arcade or ground level "skirt" to provide a transition between the tower and pedestrian level. Plans satisfying this requirement shall be submitted to and must be approved by the Planning Commission prior to the issuance of any building permit. 5. Parking Structure The basic form, size and location of the parking structure as illustrated in the applicant's plans are hereby approved. In order to address certain outstanding details, however, revised parking structure plans shall be submitted to and be approved by the Planning Commission prior to issuance of any building permits. The revised plans shall comply with the following: a. General Requirements i. No parking areas above or below grade shall encroach into required setbacks. ii. Subterranean levels shall use offset sloping ramps to allow for open and unobstructed visibility for floor surveillance. iii. The parking structure shall maintain a minimum vertical clearance of 11 feet on the street level, with the exception of the entry at Sycamore Street. The entry area shall maintain a vertical clearance of 21 feet to facilitate the loading and unloading function as well as allow trash truck access. iv. On all other levels, the parking structure shall maintain a minimum vertical clearance of eight feet, two inches. 75A, 452 v. Glare from the parking structure lighting shall not be visible from the plaza level or any public right-of-way. vi. The ceiling of all parking levels shall be painted white and be maintained to improve illumination and enhance safety within the parking structure. vii. The parking structure shall be completed, shall have been finaled by the Building Division and be fully operational prior to any occupancy of any building or use, or portion thereof, for which the structure provides parking. viii. The parking structure shall contain a minimum of 2,463 parking spaces, which are allocated as follows: a) 600 spaces for the office tower b) 934 spaces for the residential component, including 830 for the apartments (2 spaces per unit) plus 104 spaces for guest parking (25 spaces per unit) c) 50 spaces for ground level retail uses (10,000 square feet) d) 180 spaces for restaurant uses (18,000 square feet) e) 29 spaces for offices uses within existing buildings (9,627 square feet) f) 29 spaces for restaurant uses within existing buildings (2,857 square feet) g) 30 spaces to replace parking displaced on Sycamore Street h) 100 spaces to replace parking displaced on Main Street i) 110 spaces to replace existing surface parking lot for 1200 N. Main Street j) 12 spaces to replace existing surface parking lot for 1111 N. Broadway k) The remaining 389 parking spaces may be used for other uses in the area b. Building Setbacks Broadway: The minimum required setback for the parking structure is 124 feet as measured from the property line. ii. Washington Avenue: A landscaped setback of 15 feet shall be required. 75A$453 iii. Sycamore Street: There shall be no setback requirement. iv. Tenth Street: The minimum required setback is 145 feet as measured from the property line to the entrance to the parking structure. c. Building Height The maximum allowable height of the parking structure is 78 feet. d. Screening All appurtenances shall be located outside any required setback and shall be screened from view. e. Elevations The north and east elevations shall incorporate architectural cues and proportions found along Main Street to create an architectural screen as a visual enhancement to the existing commercial corridor. ii. Exterior walls shall exhibit horizontal rather that sloping design elements. iii. The exterior of the parking structure shall be painted a soft, earth tone color as approved by the Planning Division. Brighter and darker colors, including dark green, shall be prohibited. iv. Decorative grillwork or landscape materials shall be placed between wall and floor of the higher parking level. v. Elevators shall be located so they are visible to the public. The elevator cabs shall have glass facing the public view. vi. The parking structure shall comply with the Santa Ana Municipal Code sections pertaining to the Police Department's Security requirements, including parking lot lighting levels. vii. The parking structure shall comply with the Santa Ana Police Department's parking structure design guidelines. 75A9.454 f. Landscaping: i. Landscaping planters incorporated into the parking structure shall have a minimum planter dimension of 4-feet wide and 4- feet deep. An internal drainage system and waterproofing of the planters shall be provided along with an automatic drip - type irrigation system. ii. A trellis shall be incorporated into the north and west building elevations where blank walls occur on the structure. The trellis material shall be constructed of decorative and durable materials and shall cover a minimum of 60 percent of the blank wall. The trellis details shall be included in the project landscape plan and be approved prior to building permit issuance. iii. Canary Island Pines, Deodar Cedars and River She -Oaks shall be planted along the Broadway and Washington Avenue elevations. The trees shall be planted at a minimum of 30 feet on center as shown on a landscape plan to be approved by the City's Landscape Development Associate prior to the issuance of building permits for the parking structure. The landscape plan shall be fully implemented prior to the issuance of any certificate of occupancy. iv. The size of the trees to screen the parking structure along Washington Avenue and Broadway shall be a minimum 120- inch box tree. g. Signs i. All signage shall comply with the Santa Ana Municipal Code. ii. Prior to issuance of any sign permits or certificates of occupancy for any building or portion thereof, a comprehensive sign program for the entire site, including directional signs and graphics for the parking structure, shall be submitted to and be approved by the Planning Commission. 6. Parking/Circulation A student drop-off area shall be created in the parking lot of 920 North Main Street for the exclusive use of the Orange County High School of the Arts. The minimum standards for this function include: 75At"455 a. Prior to issuance of any building permits, construct a raised center median on Main Street per a Street Improvement Plan to be approved by the Public Works Agency. b. Prior to issuance of any building permits, construct a two-way drop-off zone. Each lane shall have a minimum width of 18 feet. A yellow line approximately one foot in width shall be painted to separate the two drive-thru lanes. The plans shall be submitted to the Planning Division and Public Works Agency for approval. c. Prior to issuance of any building permits, install a hedge and 36- inch tall fence to direct students towards the Main Street and Sycamore Street public sidewalks in order to avoid illegal pedestrian crosswalk movements onto Tenth Street. d. Prior to submittal into building plan check, revise the site plan to depict and note the removal of the existing parking stalls and meters on Main Street consistent with the mitigation measures contained in the Final EIR. e. Prior to submittal into building plan check, revise the site plan to depict and note the restriping of Main Street to provide three northbound and two southbound travel lanes. f. All loading zone areas must provide a minimum 6-inch raised curb around the perimeter of each area. g. The proposed roundabout and water feature details must be included as part of the Plaza Plan referenced in Section 7-7 of this ordinance. Prior to the issuance of any certificate of occupancy, all water feature and roundabout improvements must be completed. h. Prior to issuance of any certificate of occupancy, close off the existing curb and gutter serving the trash collection area between 1200 South Main Street and the OCHSA. The curb and gutter shall be replaced with a new curb, gutter and sidewalk. i. Prior to submittal into building plan check, revise the site plan to depict and note the left turn ingress (Sycamore Street - southbound) into the school drop-off zone. j. Prior to submittal into building plan check, revise the site plan to depict and note wheel chair accessibility ramps at the Broadway egress exit. 75At-456 k. Prior to submittal into building plan check, revise the site plan to depict and note the replacement of the painted striped "No Access Zone" to be replaced with a raised median barrier with decorative pavement for the eastern and western portions of Tenth Street. I. Prior to submittal into building plan check, revise the site plan to depict and note the modifications of the signals at the Main/Washington, Main/Tenth, Washington/Sycamore, Broadway/Washington and Broadway/Tenth intersections. m. Prior to the issuance of any building permit, install a raised median at the Broadway egress as determined by the Public Works Agency. 7. Plaza Design Prior to issuance of any building permits, a detailed Plaza Plan shall be submitted to and approved by the Planning Commission. a. The overall plaza design theme shall incorporate a minimum of three major pedestrian -level water features and two water elements adjacent to the proposed building. b. The plaza landscape palette must include a minimum of four (4) tree species, to be approved by the Landscape Development Associate prior to the issuance of any building permit. The minimum established size for palm trees shall be 30 feet brown trunk height. Non -palm tree species shall be a minimum of 20 feet in height and 60-inch box. c. Land uses such as retail, office or other services shall be incorporated within the plaza level pursuant to the approved site plan. Exterior kiosks, carts or other temporary outdoor uses are not allowed unless specifically submitted to and approved by the Planning Commission. d. The plaza shall incorporate seating, benches and landscaping to provide visual interest and additional amenities within the plaza. e. Pedestrian amenities shall be provided such as lighting, planters, drinking fountains, unit pavers, and bicycle racks. f. The color and appearance of the plaza furniture products and other elements must complement the overall plaza design and tower architecture. 75Atz457 g. Benches and pedestrian seating shall be made of a durable material such as concrete or painted iron and be designed to minimize effects from vandalism, skateboarding and weather. h. Trash receptacles should be located in high -activity areas, such as plazas and other public open spaces. The style shall be compatible with other plaza furnishings. i. Bike racks shall be provided at key activity locations on the plaza level. j. All street furniture surfaces, pedestrian -level walls and amenities shall incorporate graffiti resistant coatings. k. Soft as well as hard surfaced areas shall be incorporated into the Plaza Plan. Plaza area paving shall consist of unit pavers. I. One linear foot of seating shall be provided for every 60 square feet of plaza area. Seating may include benches, low seating walls, steps, planter edges or fountains. The seating shall be designed to discourage sleeping. m. Lighting height in the plaza area should be at a pedestrian scale. A range between 16 feet and 22 feet in the plaza area should be fully illuminated from dusk until dawn. The overall lighting shall be maintained at one -foot candle and incorporate other pedestrian - oriented lights, such as lighted bollards. Uplighting of trees and other site features is also required. n. The required Plaza Plan shall include adequate provisions for the on -going maintenance of all plaza and roundabout improvements. o. The required Plaza Plan shall include design details, materials and provisions for the on -going maintenance for all interior public areas within the office tower, including but not limited to the ground floor and basement area lobbies. 8. Public Art a. Public art valued at one percent of the office tower valuation is required. The cost of any water feature or portion thereof shall not be included for purposes of complying with the public art requirement. Public art may be comprised of multiple art pieces, however, at least one such art piece shall be placed at the southwest corner of the project site adjacent to Broadway and Tenth Street. The public art should invite participation and interaction, inspire, add local meaning, interpret the community by revealing its culture or history, and/or capture or reinforce the 75At-3458 unique character of the new place. A comprehensive Public Art Plan indicating compliance with this requirement, and which proposes specific pieces of art for specific locations or applications, shall be submitted to the Planning Commission for review and approval prior to issuance of any building permits. All public art approved by the Planning Commission in the Public Art Plan shall be completely installed prior to the issuance of any certificates of occupancy for the project. b. Art should be sited to complement features such as plaza or architectural components so that the art is an integral part of the One Broadway Plaza development site. c. Public art should be constructed using durable materials and finishes including but not limited to stone or metal. d. No art piece provided pursuant to the public art requirement, including an art piece such as a mural that may be proposed on the south elevation of the parking structure at the Sycamore Street entrance, shall include advertising of any type, including but not limited to products, services or businesses. e. All public art provided pursuant to the public art requirement shall be properly maintained at all times, be free of any graffiti and shall not incorporate any flashing or distracting form of illumination. f. All art pieces approved and installed pursuant to the Public Art Plan shall remain on the project site and may not be removed without the approval of the Planning Commission. 9. Residential a. Provide the dimensions of the tower on the site plan to ensure consistency with the approved (2005) plans. b. Revise the site plan to accurately depict the existing pick-up and drop-off area for the Orange County School of the Arts. c. The site plan shows painted medians at the Sycamore Street entrance. Coordinate with the Public Works Agency on this alteration to the approved site plan. d. A minimum of 200,000 net square feet shall be devoted to office uses, with the remaining square footage dedicated to residential. 75A.4459 e. A minimum of two parking spaces per unit are required. Further, the residential parking must be located behind security gates to separate residential and commercial parking. f. Please verify that the scale of the plans is accurate. g. A maximum of 80 percent of the project can consist of studio and one -bedroom units, with a minimum of 20 percent of the units needing to be two and three -bedroom units. h. The minimum unit size of any unit shall be 500 square feet. i. A washer and dryer shall be provided within each unit. j. In -unit bulk storage spaces of at least 100 cubic feet per unit with a minimum dimension of 3 feet in each direction shall be provided. k. Recessed entry's that are a minimum of eight inches shall be provided. The recessed entries shall also include decorative molding around the recess to further define the entry. I. Interior hallway corridors that are a minimum width of 5-feet shall be provided. m. Prior to submittal into building plan check, submit a Trash Disposal Plan for review. The Plan shall depict how trash removal will be accomplished for the residential units. If a chute system will be utilized, show the maximum travel distances within each floor from unit entries to the nearest elevator and trash chute. n. Depict the mail and storage area(s). Mail/storage areas shall be located adjacent to residential lobbies and elevators for convenience access. o. Revise Sheet A-4 to correctly identify the activity occurring on the floor (Lounge/Food Court). p. Identify on plans where public water meters are proposed, as well as rooms or areas where any/all private utility meters will be located. q. Prior to submittal into building plan check, submit an Elevator Plan for the project. Separate elevator access and egress shall be provided for each component (residential and office). 75A -5460 r. Prior to submittal into building plan check, submit a Residential Amenity Plan for review. The plan shall depict common amenities such as a Club Room/Library and a Business Center, and interior amenities such as appliances, kitchen cabinet finishes and bathroom finishes. At a minimum, the cabinetry shall be stain grade and counter tops shall be made of granite or similar stone material. s. The Lounge area shall incorporate a commercial kitchen that will be made available to residents of the tower. t. Storage facilities at a rate of 256 cubic feet per unit shall be provided u. Bicycle parking facilities shall be provided and designed per the City's residential and office standards. 75A"461 EXHIBIT 5 MUTUAL DECLARATION OF ACKNOWLEDGMENT AND ACCEPTANCE OF APPROVAL CONDITIONS At its _ 2020, meeting, the City Council of the City of Santa Ana voted _ to approve ADDENDUM TO CERTIFIED EIR NO. 1999-01, GENERAL PLAN AMENDMENT NO. 2020-01 AND ZONING ORDINANCE AMENDMENT NO. 2020-02 FOR THE ONE BROADWAY PLAZA MIXED -USE TOWER LOCATED AT 1109 NORTH BROADWAY and as documented by City Council Resolution Numbers ____ and and by Ordinance Number incorporated herein by reference, subject to the conditions listed below to be executed and completed by the Applicant/Property Owner of the real property and of the development project: 1. A Neighborhood Traffic and Mitigation Study shall be completed for a seventh neighborhood, the Logan Neighborhood. 2. A total of $300,000 per neighborhood shall be paid for the Neighborhood Traffic and Mitigation studies ($2.1 million total). A total of $100,000 shall be paid 60 days prior to issuance of building permits in order to commence the traffic studies. 3. Developer shall have one year from the effective date of the ordinance approving the amendment to SD-75 zoning document to acquire the real property at the 17th/Broadway and 17th/Main intersections as identified in the mitigation monitoring program and transfer title of said real property to the City, except as to the roundabout, for which Developer shall secure and transfer to City an easement (or other right to construct, maintain and use the property as a roundabout). City shall accept transfer of this title and easement. 4. Prior to issuance of building permits, the applicant shall enter into project labor agreements with the LA/OC Building and Construction Trades Council and the Southwest Regional Council of Carpenters. Further, the unions shall prioritize local workforce labor from Santa Ana residents. 75A-462 I am/We are the applicant(s), and the owner(s), or the duly authorized representative(s) of the owner(s), respectively, of the project and real property that is the subject of the above City approvals and actions. I am/We are aware of, understand, and accept, all the provisions and conditions imposed upon the project and real property that is the subject of the above application(s), and also understand that noncompliance with said provisions and conditions shall constitute grounds for the immediate suspension or revocation of any construction or occupancy permits and approvals issued and granted as a result of said approvals. I am/We are aware of, understand, and accept, the City will not issue any construction or building unless the property owner and applicant have executed and filed this Acceptance Form to indicate awareness and acceptance of these conditions of approval. I/We certify and declare under penalty of perjury that the foregoing is true and correct. Applicant Signature: Printed Name: Owner Signature: Printed Name: Date Date 75A-463 City Acknowledgement and Commitment to Allocation of Project Park Fees At the time of collection, the City Council in approving this project will allocate the Park fees collected from the project and shall be spent within the Park District that the site is located in. City Manager Signature: Printed Name: Date 75A-464 EXHIBIT 6 2004 Final EIR One Broadway Plaza You may access this document by visiting: https://www.santa-ana.org/pb/planning-division/major-planning-projects-and- documents/one-broadway-plaza 75A-465