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Proposal to Prepare an EIR and Provide Planning Consulting Services for the First and Fourth Street Corridors Mixed -Use Overlay Zone determination of impacts will be based on thresholds of significance developed in accordance with CEQA requirements, the City's environmental guidelines and requirements, and other recently approved environmental documents. Each significant impactwill be numbered, and the corresponding mitigation measures will be correlated. The effectiveness and feasibility of mitigation measures will be discussed, and the level of significance after mitigation will be identified. Subtask 3a: Develop Framework for the Administrative Draft EIR The EIP team will prepare the Administrative Draft EIR to include the following sections: ■ Table of Contents ■ Summary of impacts and mitigation measures ■ Project description (project objectives, project location, project characteristics, scope of project, required approvals, and list of cumulative projects) ■ Environmental Analysis - Environmental setting - Regulatory framework (applicable federal, state, and local plans, policies, and standards) - Environmental impacts (short-term, long-term, direct, and indirect impacts, as well as cumulative impacts) - Mitigation measures (for potentially significant environmental issues) ■ Project Alternatives ■ Long -Term Implications (including growth -inducing, significant unavoidable, and significant irreversible environmental impacts) ■ Organizations and persons consulted/List of EIR preparers ■ References ■ Technical appendices (including the IS/NOP, comments received on the IS/NOP, all technical studies [i.e., Traffic Report and Historical Analysis], and detailed data) The list of key environmental issue areas outlined below is based on EIP's general knowledge about the project area and our understanding of the project. As previously mentioned, it is our intention to prepare a comprehensive Initial Study in order to focus the analysis in the EIR. While the analysis has not yet been conducted, and we do not yet know with certainty which issue areas can also be eliminated from further consideration in the EIR, it is our assumption that the EIR will focus on aesthetics, air quality, biological resources, cultural resources, geology and soils, hazards and hazardous materials, land use/planning, noise, population and housing, public services, recreation, transportation and circulation, and utilities and service systems. Subtask 3b: Technical Analysis Throughout this scope of work, the term project site is used to refer to the entire 200 -acre proposed mixed-use overlay zone. References to the Arnell/Shea and Capital Pacific/Makar sites refer to only those project -specific components of the proposed project. Aesthetics and Shade/Shadow The mixed-use overlay zone would convert the designated land use of a large area of the City from office, commercial, industrial, and residential (and public uses) to mixed-use development. Therefore, the visual character of the project site could change due to the development of a different type of land