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HomeMy WebLinkAbout2010-024 - The Final Environmental Impact Report No. 2006-02RESOLUTION NO. 2010-024 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA ANA CERTIFYING THE FINAL ENVIRONMENTAL IMPACT REPORT NO. 2006-02 PREPARED FOR THE PROPOSED TRANSIT ZONING CODE (SD NO. 84) AND THE PROPOSED REDEVELOPMENT OF PROPERTIES OWNED BY THE SANTA ANA REDEVELOPMENT AGENCY IN THE STATION DISTRICT, ADOPTING A MITIGATION MONITORING AND REPORTING PROGRAM, AND ADOPTING CEQA FINDINGS OF FACT AND A STATEMENT OF OVERRIDING CONSIDERATIONS BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF SANTA ANA AS FOLLOWS: Section 1. The City Council of the City of Santa Ana hereby finds, determines and declares as follows: A. In compliance with the California Environmental Quality Act (CEQA) (Public Resources Code § 21000 et seq.) and Title XIV, California Code of Regulations, Section 15000 et. seq. (CEQA Guidelines), the City of Santa Ana has prepared an Environmental Impact Report (EIR) to analyze the environmental impacts of the Transit Zoning Code (SD No. 84) and the redevelopment of parcels owned by the Santa Ana Redevelopment Agency (Agency) in the Station District, which would be developed with a maximum of 220 residential units by the Agency and the Related Companies of California, LLC and Griffin Realty Corporation, a California Corporation (the Developer Project). B. In compliance with CEQA and CEQA Guidelines Sections 15063 and 15082, the City prepared an Initial Study and Notice of Preparation (NOP) of a Draft EIR, which was distributed to the Office of Planning and Research, all responsible and trustee agencies, and other interested parties on July 20, 2006. C. The City held public scoping meetings on the Draft EIR on August 10, 2006 at the Santa Ana Regional Transportation Center. D. In compliance with CEQA and CEQA Guidelines Section 15087, the City provided public notice of the availability of the Draft EIR and sent a notice of completion to the Office of Planning and Research on February 2, 2010, which began a 45-day public review period. E. Prior to the close of the public comment period and in response to comments received during that period, the City amended Draft EIR to evaluate three additional alternatives to the proposed Developer Project and recirculated a portion of the EIR, including the analysis of all alternatives (EIR, Chapter 5.0, Alternatives) and a financial analysis of the Resolution No. 2010-024 Page 1 of 130 proposed Developer Project and the three alternative development scenario (EIR, Appendix J), for public review for 45 days, thereby extending the public review period until April 12, 201 O. F. The City conducted two public meetings before the Planning Commission on February 22, 2010 and March 22, 2010 to allow the public to provide oral testimony on the Draft EIR. G. The City has conducted extensive outreach efforts throughout the process of drafting the Transit Zoning Code and in conjunction with the proposal to develop Agency-owned properties, and has worked diligently on an on- going basis with a coalition of numerous community groups and organizations to obtain input on the proposed development and planning effort. H. The City prepared a Final EIR, which includes all comments and recommendations received on the Draft EIR, a list of persons, organizations, and public agencies commenting on the Draft EIR, the City's written responses to significant environmental points raised in the review and consultation process, the Draft EIR and revisions to the Draft EIR. I. The City provided written responses to all agencies and members of the public commenting on the Draft EIR at least ten days prior to certification of the EIR. J. The Planning Commission of the City of Santa Ana (Planning Commission) held a duly noticed Adjourned Regular Meeting on May 27, 2010 to consider recommending to the City Council of Santa Ana certification of Final Environmental Impact Report No. 2006-02; General Plan Amendment No. 2010-01 ; Zoning Ordinance Amendment No. 2010- 01 and Amendment Application No. 2005-09 for Specific Development No. 84, the Transit Zoning Code. K. The Planning Commission at its May 27, 201 O Adjourned Regular Meeting considered all testimony, written and oral. L. The Planning Commission at its May 27, 201 O Adjourned Regular Meeting recommend that the City Council take the following actions by a vote of 5:0 (Betancourt abstained, Yrarrazaval absent): 1. Adopt a resolution certifying the Final Environmental Impact Report No. 2006-02, prepared for the proposed Transit Zoning Code (SD No. 84) and the proposed redevelopment of properties owned by the Santa Ana Redevelopment Agency in the Station District (collectively, the Proposed Project); adopting a Mitigation Monitoring And Reporting Program, adopting the CEQA Facts, Findings and a Statement Of Overriding Considerations; and approving the Proposed Project. 2. Adopt a resolution approving General Plan Amendment No. 2010- 01 . Resolution No. 2010-024 Page 2 of 130 3. Adopt an ordinance approving amendments to various zoning provisions of Santa Ana Municipal Code Chapter 41 (ZOA No. 2010-01). 4. Adopt an ordinance approving the creation of Specific Development No. 84, approving the rezoning of properties from various zones to Specific Development No. 84, repealing Specific Development No. 30, 37, 47 and 71 , and amending the height exemption areas map (AA No. 2005-09). 5. Adopt a resolution approving Transit Zoning Code Architectural Style Guidelines and Transit Zoning Code Street Network Concepts. M. The City Council of the City of Santa Ana held a duly noticed public hearing on the above said actions on June 7, 2010, and at that time, considered all testimony, written and oral, including all oral and written testimony received at the May 27, 201 O Planning Commission Hearing. N. At said public hearing, a Supplemental Staff Report dated June 7, 201 O from the Executive Director of Planning and Building Agency to the City Manager (the SSR) was presented to the City Council which contained the following: 1. Amendment to the General Plan Land Use Element as to Flood Control. 2. Amendment to the TZC Street Network Concepts as to bus/transit stops. 3. Supplemental Responses to Comments to the Draft EIR. 4. Amendments to the Findings of Fact 5. Additions to the Mitigation Monitoring and Reporting Plan. The contents of the SSR were to be integrated into all of the applicable referenced documents and be considered part of the record. O. The City has prepared Findings of Fact in compliance with Public Resources Code Sections 21081 and 21081.5 and CEQA Guidelines Section 15091 for every significant impact of the Transit Zoning Code (SD No. 84) and the Developer Project and for each alternative evaluated in the EIR, including an explanation of the rationale for each finding. P. The Transit Zoning Code (SD No. 84) and the Developer Project will have significant impacts that cannot be mitigated to below the level of significance. O. The City has prepared a Statement of Overriding Considerations in compliance with Public Resources Code Sections 21081 and CEQA Guidelines Section 15093, which finds that specific economic, legal, social, technological or other benefits of the Transit Zoning Code (SD No. 84) and the Developer Project outweigh the significant and unavoidable impacts identified in the EIR. Resolution No. 2010-024 Page 3 of 130 R. The City has prepared a Mitigation Monitoring and Reporting Program in compliance with Public Resources Code Sections 21081.6 and CEQA Guidelines Section 15097 to ensure compliance with the mitigation measures identified in the EIR during project implementation and operation. Section 2. The City Council of the City of Santa Ana further finds, determines and declares as follows: A. The City Council certifies that: 1) The Final EIR has been completed in compliance with CEQA. 2) The Final EIR was presented to the City Council of the City of Santa Ana, which reviewed and considered the information contained in the Final EIR prior to approving the project. 3) The Final EIR reflects the City of Santa Ana's independent judgment and analysis. B. The City Council adopts the Findings of Fact and Statement of Overriding Considerations, attached to this Resolution as "Exhibit A" as admended by the SSR. C. The City Council adopts the Mitigation Monitoring and Reporting Program, attached to this Resolution as "Exhibit B" as amended by the SSR. D. All attached documents, including the Mitigation Monitoring and Reporting Program, the CEQA Findings of Fact and the Statement of Overriding Considerations, are hereby incorporated by reference as though set forth in full. Section 3. Pursuant to Title XIV, California Code of Regulations (CCR), Section 753.5(c)(1), the City Council has determined that, after considering the record as a whole, there is no evidence that the Transit Zoning Code (SD No. 84) or the Developer Project will have the potential for any adverse effect on wildlife resources or the ecological habitat upon which wildlife resources depend. The Transit Zoning Code (SD No. 84) and the Developer Project exist in an urban environment characterized by paved concrete, roadways, surrounding buildings and human activity. Therefore, pursuant to Fish and Game Code § 711 .4(c)(2) and Title XIV, CCR § 753.5, the payment of Fish and Game Department filing fees is not required in conjunction with this project. Section 4. This Resolution shall take effect immediately after its adoption by the City Council, and the Clerk of the Council shall attest to and certify the vote adopting this Resolution. Resolution No. 2010-024 Page 4 of 130 ADOPTED this 7th day of June, 201 O. APP ED FO By: Jo .Fletcher orney a os Bustamante.' C ' AYES: Councilmembers Benevides, Bustamante, Martinez, Tiniaero (4) NOES: Councilmembers None ABSTAIN: Councilmembers None NOT PRESENT: Councilmembers Alvarez, Pulido, Sarmiento (3 CERTIFICATE OF ATTESTATION AND ORIGINALITY I, MARIA D. HUIZAR, Clerk of the Council, do hereby attest to and certify the attached Resolution No_ 2010-024 to be the original resolution adopted by the City Council of the City of Santa Ana on June 7, 201 O. Date: ~/p~ ~.~2v~ o ~n ~iLc.~/ ~ -/ T'/~ ~~ Clerk of the Council City of Santa Ana ' Councilmember Bustamante appointed as meeting chairman pursuant to SAMC 2-101 due to unavailability of Mayor and Mayor Pro Tem. Resolution No. 2010-024 Page 5 of 130 TRANSIT ZONING CODE (SD 84) EIR Findings of Fact/ Statement of Overriding Considerations Prepared for The City of Santa Ana Community Redevelopment Agency 20 Civic Center Plaza M20 PO Box 1988 Santa Ana, California 92702 Prepared by PBS&J 625 The City Drive South, Suite 200 Orange, California 92868 Resolution No. 2010-024 Page 6 of 130 June 7 , 2 O 10 Resolution No. 2010-024 Page 7 of 130 Contents CI3AhT~3dZ 1 Introduction ............................................................................................................ 1-1 CHAP-PER 2 CEQA Findings ...................................................................................................... 2-1 2.1 I iitrodtiction .....................................................................................................................2-1 CHAPTERS Findings Regarding Project Alternatives ...............................................................3-1 3.1 Introduction ...................................................---.........................--------...............----..........3-1 3.2 Project Objecti~~es ...........................................................................................................3-1 3.3 Selection oftllternatives ............................................°--...............----................-.............3-2 3.4 Project Alternative Findings ..........................................................................................3-2 3.4.1 Findings on Alternatives to the Proposed Transit Zoning Code Analyzed in the Draft EIR ..............................................................................3-2 3.4.2 Findings on Alternatives to the Proposed Transit Zoning Code Anal}'zed in the Draft EIR_ .............................................................................3-9 3.4.3 Fiodings on Alternatives that were Considered but Eluninated from Detailed Anal}psis in the Draft EIR ................................................... 3-14 3.4.4 Additional Findings ...............................°•-----................................................ 3-IS CHAPTER 4 Statement o€ Overriding Considerations ................................................................4-1 4.1 Itatroduction .....................................................................................................................4-1 4.2 Unavoidable SigniFcant Ads*erse Impacts ...................................................................4-1 4.3 Overriding Considerations ...........................................°................................................4-4 Table Table 1-1 Stuim~aiy ofTi~nsit Toning Code Potential Net Change ............................................................... 1-3 Table 2-] CEQA Findings .............................................--°---............-..............---.....................................................- 2-3 "i'able 3-] Alternative 2 and Proposed Transit Zotung Code (SD 84) Chaincteaistics ................................ 3-4 Table 3-2 Altemative 3 and Proposed Transit Zoning Code (SD 84) Chaiacterisdcs ................................ 3-7 Resolution No. 2010-024 Page 8 of 130 Transit Zoning Code (SD 84I EIR Findings of Fact/Statement of Overriding Considerations iii CHAPTER 1 Introduction The City of Santa Ana has prepared an Environmental Impact Report (EIR) for the Transit Zotung Code (SD 84) in compliance with the requirements of the California Environmental Quality Act (CEQA) (Public Resources Code section 21000 et seg.). The Community Redevelopment Agency of the City of Santa Ana (Agency) has discretionary approval potiver o~>er a component of the project analyzed in that EIR and is, therefore, a Responsible 1lgency undea CEQA. As such, prior to reaching a decision on project, the Agency must consider the environmental effects of the project as shown in the EIR. 'This document presents the Findings of Fact and Statement of Overriding Considerations that must be adopted b3- the Agency pursuant to the requirements of Public Resources Code Sections 21002.1 (b) and (d), 21081 and 21081.5 and Sections 15091, 15093, and 15096, respectively, of the State Guidelines For the I[nplementation oFCEQA (CEQA Guidelines). This dou[ment is organized as follows: Chapter 1 Introduction to the Findings of Fact and Statement of Overriding Considerations. Chapter 2 Presents the CEQA Findings of the Environmental Impact Report (EIR), including the identiFed significant impacts. Chapter 3 Presents the alternatives to the Proposed Project and evaluates thetas in relation to the Endings contained in Section 15091(x)(3) of the CEQA Guidelines. The Agency must consider and make findings regarding alternatives when a project would ins-oh-e environmental impacts that cannot be reduced to a less-than- signiflcant level, or cannot be substantially reduced, by proposed mitigation measures. Chapter 4 Presents a Statement of Overriding Considerations that is required in accordance with Section 15093 of the CEQA Guidelines for signiErcant unpacts of the Proposed Project that cannot be mitigated to aless-than-signi£tcan[ level. 'The Transit Toning Code project area is located in the central urban core of the City of Santa Aua and comprises over 100 blocks and 450 acres. The proposed project is located in the area west of Interstate 5, north of First Street, and between Grand A~*enue and Flower Street and south of Civic Center Dries-e in tlse City of Santa Ana in Orange County, California. The Transit Zoning Code provides new zoning for all of the properties contained witl~tin its boundary with the exception of those properties zoned Ml-Light Industrial or 1412-Hca~•y Industrial. These i\Il and 1412 properties would retain their existing zoning, but would be covered b}> an o~-erlay zone that allows For the option of future mixed-use development to be exercised at the discretion of the property owner. The Transit Zoning Code prop>ides For the integration of new infill deg-elopment into existing neighborhoods, allows for the reuse of existing buildings, supports mixed-use development, provides a transit-supportiz-e, pedestrian-oriented development framework to reduce ~*ehicle trips, reduce greenhouse gas emissions, and support the addition of new transit infrastructure, and provides an economic development stimulus. Resolution No. 20'10-024 Page 9 of '130 Transit Zoning Code (SD 84) EIR Flndings of Fect/Statement of Overrlding Conslderatlons 1-1 Chapter 2 Introduotlon \K~itlin the boundary of the Transit Zoning Code, the Agenc}' owns forty=-nine parcels comprising approximatel}= seven noncontiguous acres. The Agency=/City is pursuing the potential acquisition of twenty additional properties within the isYistiediate vicinity= of the forty-nine parcels mentioned above for the purposes of completing the assemblage of properties on those blocks in Erlich the Agenc}> already has majority ownership, as ~c>ell as to secure propert}> to prop-ide for additional open space. The acgtusition of these additional properties may lead to demolition and/or relocation of existing structures, as well as the potential relocation of any existing residents. The Agency= and the Related Companies of California, LLC and Griffin Realty Corporation, a California Corporation (the Deg>eloper) propose to rede~>etop these properties. The Developer concept For these properties includes the development of a maxi num of 155 rental units and a maximum of 65 For-sale usiits~ total of 220 new residential units (the Developer Project). A component of this residential development will be affordable pursuant to the County= of Orange's criteria For low-to-moderate income housing. The City/Agency= is also pursuing the addition of new public open space that could include a public park, a public tot lot, and a 10,000 square foot community- building. The redevelopment of these properties requires the demolition of approximatel}= 30,243 square Feet of building area, on Fsfteen Agency-owned properties. The City* wil} amend the current General Plan to permit these new land uses and amend the Zosting Code to establish development standards that implement the project These amendments ~~'ill allow the City to provide a framework for the development of compact, transit-oriented deg>elopment that contains a mix of residential, commercial, and professional uses in order to address the City's and the region's goals of providing sites for housing in already urbanized locations that are adjacent to transit, thereby reducing vehicle trips, stunulating investment in underutilized land, and improving the jobs/housing balance within the City. Tlis cvill lead to potential development of approximately 4,075 residential units, 387,000 sf of retail developtent, and an additional 15.5 acres of open space within [he City. Adoption of this project would allow the City to consider subsequent actions consistent with these updates in the General Plain and Land Use designations. Table 3-1 (Summary of Transit Zoning Code [SD84A and SD84BJ Deg=elopment Potential) lists the overall potential net change that would occur as a result of [he proposed project area. In tetras of net development, the Transit Zoning Code would allow for the potential development of approximatel}> 351,000 square feet (sf) of retail deg>elopment and the addition of new open space within the City>. Creation of this Transit Zoning Code area would allow the City to consider subsequent actions consistent urith these updates. fable 1-1 (Summary of Transit Zoning Code Potential Net Change) lists the overall potential net change that could occur as a result of any= new construction built pursuant to the standards contained within the proposed Transit Zoning Code. Resolution No. 20'10-024 Page 1 O of 130 1-2 Transit Zoning Code (SD 84) EIR Findings of Fact/Statement of Overriding Conslderatlons Chapter 1 tntroductlon ,: 'tand.USa type:-. PotenlloJ dross AeVetopment:-? E~dsflrrg Uses fo be Converted ~ Polentld7 N~t~6evelopmehf z ResldenUal(units) 4,272 197 4,075 Retail (sf) 693,09 306,00 387,000 Industrial (sf) 90,000 1,080,000 (990,000) Commercial (sn 0 124,000 (124,000) Civic (s!) 8,000 29,000 (21,000) Open Space (sQ 880,000 O 880,000 Surface Paricing Lot (sf) 87,000 1,839,00 (1,772,000) The ke}' procedural actions related to the CEQA process For the Transit Zoning Code and the Developer Project include: ra Circulate Initial Study/Notice of Preparation (30 days) July 20, 2006-August 22, 2006 ~ Filed NOC and Circulated Dixift EIR February 2, 2010 ra Conducted Scoping 1~4eeting at Febniar}' 22, 2010 Planning Commission lbleeting ~ Re-Circulated Alternatives Section/e~:tended DEIR review period, February 24, 2010- April 12, 2010 ra Conducted Scoping Meeting at 14larch 22, 2010 Planning Commission Meeting Resolution No. 2010-024 Page 11 of 130 Transit Zoning Coda (SD 84) E!R Rndings of Fact/Statement of Overriding Conslderat[ons 1-3 CHAPTER 2 CEQA Findings 2.1 INTRODUCTION This chapter presents the potential impacts that were identified in the EIR and the findings that are required in accordance with Section 15091 of the CEQA Guidelines. The possible findings fox each sigtificant and/or potenriall}> significant adverse impact axe as follows: (1) Changes or alterations ham>e been required in, or incorporated into, the project which a~*oid or substantially lessen the significant environmental effect as identified in the EIR ("Finding 1 "). (2) Such changes or alterations axe ~vitlvu the responsibilit}- and jurisdiction of another public agency and not the agency making the £rnding. Such changes have been adopted by such other agency or can and should be adopted by such other agent}' ("Finding 2"). (3) Specific economic, social, or other considerations, including provision of employment opportunities For highly trained ~voxkers, make infeasible the mitigation treasures or project alternatives in the EIR ("Finding 3"). CEQt1 requires that a Responsible tlgency adopt mitigation measures or alternatives, where feasible, to avoid or substantially reduce significant environmental impacts that would otherwise occur as a result of a project. A Responsible Agency has responsibilit}' fox n-utigating or a~>oiding only the du-ect or indirect environmental effects of those parts of the project which it decides to carry out, finance or approve (State CEQA Guidelines §15096(8)[1]). Project modification or alternatives are not required, however, where they arc infeasible or where the responsibility Eox tnodifj'ing the project lies Frith some other agency (State CEQA Guidelines §15092(a)[2],[3]). Public Resources Code Section 21061.1 defines "feasible" to mean "capable of being accomplished in a successful manner within a reasonable period of tune, taking into account economic, environmental, social, and technological factors." State CEQ11 Guidelines Section 153G4 adds another factor: "legal" considerations. (See also Ct/i~ans of Goleln i~~OJ~ is Iioaszl oJSipeivisora [Goleta II] [1990] 52 Ca1.3d 553, 5G5 [27G Cal. Rptr. 410].) Only after fully complying with the Endings requirement can an agency adopt a Statement of Overriding Considerations (Cltl~anr foi•~unlig' G~owlb u. Ge~j• nJA4osiut Shasta [1988] 198 Cal_App3d 433, 442, 445 [243 Cal. Rptr. 727]). CEQt1 requires [he Responsible Agency to state in writing the specific rationale to support its actions based on the Final EIR and/or information in the record. This written statement is kno«>n as the Statement of O~=erriding Considerations- The Statement of O~-exriding Considerations provides the information that demonstrates the decision making bod}> of the Responsible Agency i>as weighed the benefits of the project against its unavoidable ach=ersc effects in determining whether to approc=e the project If the benefits of the project outweigh the unavoidable adverse ens>ironmental effects, the adverse effects may be considered "acceptable." The California Supreme Court has stated that, "the wisdom of approving any development project, a delicate task which requires a balancing of interests, is necessarily left to the sound discretion of the local of£rcials and their constituents who are responsible for such decisions. The law as we interpret and apply F~~HiH,,~,1]~r ~~1(h~f~>ose decisions be informed, and therefore balanced" (Gv/e!n ZI, 52 Cal.3d 553, 576 P~~ CaPfR. 401]). Transit Zoning Code (SD 84) EIR Flndings of Fact/Statement of Overriding Conslderatlons 2_1 Chapter 2 CEQA Flndings Table 2-1 (CEQA Findings) summarizes the potentially significant impacts of the EIR that were reduced to less-than-signfcant le~~els with mitigation as well as the significant and unavoidable impacts of the Transit Zoning Code (SD No. 84) and the Developer Project (collectivcl}-, the Proposed Project). Additional facts that support the findings are set forth in the Final EIR, the staff reports to the Planning Commission and City Council, and the record of proceedings. Key discussions that support the Findings From the Final EIR are pro~•ided in "Evidence Supporting Finding." Howes-er, other evidence ma}• be contained in the overall record of the project to further support the Finding. The documents and other materials that constitute the record of proceedings on which the Project findings are based are located at the City of Santa Ana Planning and Building Agcnc}-, 20 Civic Center PIaza, IvL-20, Santa t1na, CaGforcua 92702. "I'he custodian for these documents is Luc}' Linnaus. This information is provided in compliance with Public Resources Code §21081.6(x)(2) and CEQA Guidelines §15091(e). Resolution No. 2010-024 Page 13 of 130 2_2 Transit Zoning Code (SD 84) EIR Flndings of Fact/Statement of Overrlding Conslderatlons c c S c ~ rn ~ rn J N J 'N ~L/j N Z. ~ O { (O N y T N O ~ (~ n O -'py~ ~.q ~ T Q P .yam _y ~N. Y~ Q .. 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O ~u ~ ~~ ~ " ~ 3 ~ g a . ~+ ~ ~ ~E . C ~ 2i o~i $ ~ a E ~ ~ ~ ~ ~~o' ~ '~_' ~ ~ y1 ~ ( ~ '~ C p ~ .~ C~ C ~ p C~ f ~ d ^ N n6' ~ d ~ ~ Q I~ ~ O 01 d ~ ~ ~ ya ~ ~ ~ ~ ~ O ~ ~ ~ ~ - s - 4j ~ O_ ~ ~ ~ ~ ~ !ma N Y y ~ os ~ in g ~ l 0 ~ 'O ~ ~p O> TC~ p ~ C ~T °a lL ~ ~O C •i ~ y d ~ ~ ~ ~ L Q1 ~Of 1O C C } y . y IT d i~ y 1 {p '''{ . LCC ' ~ ~ ~ ~ °~ ~' ~ uQii °' L" ~ 3 a°o 'J ~ M Vl ~ a 1-- v ~ ~ ~ ~ .f~ ~p O) a~ yy~ E -O ~ T~ O N N C C ~ ~+~ O C ~ V _ ~s / / p Sj ~ }~ j .,03 C ~ {O ~ y N_~ ~ O N .2 N o ~ E °-~ ° ~ ~ a. d ~' a . ~ Yo D ~ ~ "c £+ ~ ~ '4 ~ »~-. o ~ e. ~ °' oa d ~ N D rn ~ Q ~ C 4 lil P ~ ° 8 ~ K _ j ~ ~ ~c i 1- =O ~ ~p~ ~ ~ ~ -~ O 4) C N y S~ J y M~ N~~ O C _o ~ _0 _' ggC~~ ~ ~ C _O { + p€ ~ £ ~ so u C o ~ -s ~ ~--. y Dpi as p v ~ U m °w `~{ L ~ ~ O) C f A ..; a = ~ ~ °~ Resolution No. 201 ~ ' ~. ~ Page 15 ~ .~" ~ ,~ ~ ~ ~5+ ~ ',E~- '~ v t ~ ~ o ~ 3 c € I-024 F130 ~~' ~' ~' ~~_ d~ o, o s -~ ~ ~_ °~~~m ~ g~ ~ ~'p~~~pyya~~ -~ N N C N Xl N C ~ ~' ~ d ~ ~y -o c ~' ap .a N a 3 ° ~ LL = ~ c rn 'a c ~ co o. as ~° C! g s >. ~3 'a` ~ ~ ~~ ~ ~~~~5~~ 'di f ~ v o ff $ '° v° ~ 23 c 1 ~ ~ $ ' S <<d ° Q nc Itii Resot No. 10-024 Page f'130~ o~ N m t5 .~' ~ a ~O ~ ~O ~ ~ ~ L ~' o "$ ~ ~ ao o ~ `° ~' co L ~ co ai c '~ E ~ o E~ c`d ~' ~~ ~ ~ $ rn ~.8~ `o ~i ~'~~' ~ Es'g $'~ o • '~ . d~ EE 8 `ern { f~-°aY ~ -~ dc. ~' 8 $ ~ £+y ~ 8 ~ iO -~ 8 L° .o c ~ 3 d~ L 3 h ~ J3 io cam-', g ~ ~~Q~j` CJ .t~LG1i ~j _~ .tom J~G3p ~ '~8 =ei yo N ~ ° 13 5 ~ as ~ E U E ~ ~ ° ,ao~ ~ Q g d ~ 2S ~0 5 ~ ~ ~ ~_ c c~a ~ c ~ ~ ~ ~-' ~ $ ~~y- ~ ~ ~ ~ g' O O N O) ~ ~ O C C V7 ~ ~_ H S O N p N 0 ~ 8 ~ ~ ~ 8 8 ~ ~ ~ Yi c3 a.Pi .~ ~ 8 ~ 8 ~ 0 2; ~ c~ o, ~ 3 o y a ~ c`i a ~ .~ ~ Resolution No. 20'10- 24 Page 17 of 30 ~o c3 Boa .~ ' ~~ ~. • ~ ~ ~ ~ E ~ ~ c a rte. ~ ~ ~ c °'.~ ~ ~ a m • 3~ ~° E o aE~ c ~ '~ c ~ o ~ ~ ~ Yn 'mac ~ a. ~ ;~ ~i I~ 33 ~ ~ ~ ~ ~ ~ o d $ ~ $ ~ c a d ~ o ~ v c rn ~ -o ~ ~ L^ c ~ ~ ~ ~ as Q .~ ~ as ~' ~$ ~ °`~ ~ .qo .~ H ~ a .~ 2 '~ ~ ~y ~ S H c ~p c c LL YyO ` ~ ~ V C ~ .~ ~ ~~ H _N ~ 6l C :C ~ l0 ~ ~ Q C 3 d U N a Q c c "o ~ a ~ pE~ o a c~ ~33?22 c ~ ~ ~o ~ ~ y ~ ~ N O C .a C) ~ ~ N ~ ~~ ~ :L ~ ~ a •~ ~ O ~ ~ ~ t C SC C d 8 rn d °O ~ = `9' w `~ ~ ~ 'tX ~ c -= S3 5 $ 3 _o as as ~ ~ s {tea aQi' o a ~ ~ d o o co ~ A ~ ~0 2, Z3 ac .oia ~ ~ a ~ ~ -{~p~/~ o £+ ~ ~ ~ ~ ~ ~ ~ ,~ ~ ~ ~ ~ ~ by lY.J ~ .~ C ~ ~ _ ~ f7l ~ 13{. N ~ N pg p ~ ~_ ~r~~ amp 0. .~ ~ gHa ~ c ~ ~ ~ ¢ CNU ~I ~ ~i O ~ P U ~ ~ ~ ~f~J~' 'Fo' ~ cg a'3 `~ 33 ~ ~ u~i L' ~i Q ii 3 ~ -=o ~ aci ~ ~ s 1 ~ ~ ~ ~ ~ ~ ~ Resol No. 10-024 Page 130 w~ W h a`i n `3 a ;ti .~ o ~ ~ ~ ~ ~ ~ = ~ ~ ~ Z N ~ ci 0 8 L -° 3 D~~ y~ °C~j ~ ~ ~ d o ~ c _~~~~~~ ~ ~~ ~~ $ e O ~ ~ ~ L y ~ h ~ 10 -~ Lis Li E~ c E c a -g{ ~ Ti ~a mss- wr ~ w o o ~ H ~ ~ ~ ~ S ~! ~ ~ N ~~ Q ~$~aU~~~ c~ ~ '_ c H Yv E C ~ ~ ~ ~ ~ o~~~ ~ $~ W G A 8-O$ ~_ a~ >u .~i ~~_~~~_~~ Q~ ~ $ oa ~ ~ Cg ~ 3 ¢ ~r°ea~ ~ ~ Oa N d y O CC C N fQ JS ~ c0 ~ ~ d ~+ ~ ~ ~ O O _ .C a, L d U •~ ~j I- ~ H F - }E U m °' jYp S o ~ ~ ~£ .o s~ ~ ~ $ ~ ~ ~ ~ ~ ~ g ~O ~ ~ g 8 H v u. N H l0 a0 8 Resolution No. 201 Page 19 0 3 ~_ S~ `s d_ 's o: m ~~L° X11 ~ I ~ III • ~q ~ `~ .(~{p~ o ~ R ~ c ° v w _~ ~ ccd ~ o o ~ ~ ~ ~ o c ~ (aC`Oa U o ~' L° ~ a ~ V C '~j O _v ~ ya 3 N t0 S p c O c 3~ L a o W~~~ ~ ~) ~~ ~' Y-3 p V! c~ '~ S ~~y~~~ o-~ ° a_co ~as `a_Y `'3 ~2v~~•j ao :~ ~ 3 °~ ~•3~ $~ ~ ~ °~'~`~-,°~ fr a `-' a. _ -o ~ rn ~ Yn as E ~ gc E o .~ ~ € ~ Y2n ....r ~+ ~ '2S Q~ a ~w~~.E ~$o $~+S~EEE OCd-a~~sCO ~~~c ch ~~ Y~ d~ -a g o rn v$ c .°-. ~ a S 3 tE c~ a$~ o a~ H ~ ~ ~ ~ c~ ~o o ~ ~ $ ~ ~ o ~ d a ~ ~ _ o ~ w ~ ~ ° ~ s3 ~ a a ~ E ~ a ~ ° c ~ $ ~a ~ ~ v c ~ ~ v v ~ ~° ]O o c a Cam' ~ € `' R o ~' ~ 'y •~- ~ ~+ ~' `~ ~ as .~ ~ ypEy ~p ~ V ~> ~ ~ c A C{y~1 ~ ~ ~ •c ~ ~ O Y3 O ~ c ~ ~ o C ~ N_ ~ ~ ~ Ci s..a ~ y~ •C N~ a0 ~ ~O d L~c $g$~ Q 2yS b5 a€'~ ai g c ~o • - °~ ~ a 3 do ~ rn c° ~ \ U Tif N ~ cpi c° $ -moo a L" ~ coi. o .°c 8 ~~ 2 'mot{' ~ $ 8 3 10-024 a N D N d •o U •pc N .i-~ N ~ R ~~ ~~ - - c~ '~ '~ N c~ v .~ cB ~ d E ~ ~~~~~QQ o~~°;~'g`f9° ~S~~ R~ . S!€ -~~O~~.c~ III77 33333 ~ ~ ~ ~ ' y Y g ~ ~ ~ Xi °~`° ~`~~ d ~~~~~. ~ o_ ~ v ~ E - ~ H ~ o~ cry v o c~~ ~ a_ 3_ 'F .~ S c c~. g c o t O p~j 3~~ -c N M N ~ O _ _ ~ w e~i N N S G D_7 VCJ O) O ~ C ~ L _O N O ~ a .O .Y! ~O N '~ t0 li ~ ~ a ~ ~ N d li ~ ~i a~ ~ ~ E E c ~ v c ~5 ~ Y3 ~ a ~ ~~3 .~ 20 c ~ a ~ c E a = ~ ° 'aS ~ ° . Yn $ ~ ~ ~~ t C .~ l0 ~ (O y ~ ~ y p _~ e~i ~ p n~5 ~ .O = C 6 q Qr O U ~j Q] L ~ O ~ p~ L G 'O O ~ ~ ~ 6 Ul y ~ N {/~ C ~ O 41 'O~p Ul f/l a ~ w o g ° m C] ~ d `' ~ Q' 3 U N ~ .O ~ y ~ $ ~ $~ y ~ N ~ ~~ ~ a ~ ~ .E a m° '~ $ oc $ ~ a 3 U ~ $ $ ~ .E v a~ .~1 w ao oa 70 0 '~ _'4 ~ c ~ > > c N o _ ~ o v v' 'v ~ y E H ° ~o a `o ~O a ai a v ~ ~.. m Y3~ ~ ~,~rnc c co ~ ~~ p p ~+ .~ O~ U O O .O ~ O "g' E tL Ea ~ £+ c °~~ ~~~25 e, -d ~ ~ 'O ~ fO ~ Ul d ~ d O ~ a ~p q~ a ~ N ~F 'm ~ ~ Q ~ ~ 8 ~ ~ ~ m $~ ~ c ~a ~ a. rn `- ~- ~ ~-' v c E 'Ti $ as 8 -~° ao° o $f ao ~i a d '~ a L N a ~. O) N -~ .9 c o~ c c ~~~ ~~s:~ ~~~~ ~~~ ~ E ~ N W c r= c 40 ~~ ~~ ~~ ~~~~ ~ ~•S aEi o ~ aEi m o ~ ~¢i .~1 ~ c •g~~ ~co w~ti E~°_ o a S~rpJ L° d ° ~ c rn Tia 5 ~ o° rn S .~` a ~ ~ E 9i oci w ~ .3. o G ti o~ N o~ a t S p' c o ~ U ~ 0 3 ~ ~ ~ ~ o- ~ ~~ "P ~ ~ ,~ ~ ~ Resolution No. 2010- 24 :~ ~ Page 21 of 30 13 -° ~i o_ ZS ~' c a e_'~° ~ ~ a~ f~7 ~i m ~a S a 3 .S a~i a~i ~N C C li lrl O d ~o N a~-~ [V e a ~Y N g~a 6 ~~ ~' c c ~ '~ d ~_ ~ o S a c ~ E '~~~~ ~~~~~ ~~~' ~° ~ s~ ~~ ~,~o _Z yl c . -~'o E ~ a~i O ~ $s jS (O C O ~ gx~ aj fD y C ~ :L O C O C .YT .= ,Q C • ~o c c _ 3 d Z E ~3 ~ -5 •~' ~ ~E 'S € ~ p~ "~ ~ e~ .~ °~ ~ •a°_ ~ ~ _~, m co Z ~g3 ,~`o as .2 ~3 L ~ 2 i3 ~ as . ~' j ~ pp 'p C~ C '~ c rn E '~ c $ 'S ~ ~ o ,~ ~ ~ 6 o c E c N (O ~ .Y ]~~ N C ~ ~ ~ aN ~ ~ ~ N S C CV _O LL» O N O_ Ul ` m£~~ ~~ E~ ~ ~~~ ~m E ~ ~~~~ ,100 .°~~ ° ~o ao ~~ a°i ~ '~ ~_ d ~p 8 X-E y_ _ 8 ~_.~~C ~~j-gam y~~~ p ~_ p, C ~pp a~ ~ r~ Ol O~~ C •~--. ~ ~O N O 2 E iO ~ N f0 ~ y C~ 3 N ~ C pm S ~ lc~ ~ aci Z• c ~ K E4' a~~i ~o ° 1°a+ ~ .~ m .~' ~v $ tEj a `o ~ £ aY~' ~ c v -3p° WN ~ V~~ G t0 ~ `6 O -Q t0 w0_. ._ l0 O U C N O. ~_ "U ~ Lu 'S d .C 'O [~ L E y CC "CO y cei ~ ~ ~rS~77 ~r~. m g ~ ~ ° tLis c ~ O 3 ~j ¢ a E ~ Gv-l ~ '~i Q C ~ l6 ~4 .~ ~ .~1 c° v ~ Ada `b' o c ~ ~ ~' d a ~ ~~'' ~ c° ~i' ~ ~ c E ~ a ~ ~ C- E ~ o_ E Z ~ v -o a •E E ~ ~ ~'o' ~ ~ ~i rn ~ d c ~° ".E] 3 ~ S u~i $ c ¢c3c~i'c~c~N <°o~ii~~ ~~~5 Eck' ~ `c` ~m ~ ~ E~ ~ ~ ~ ~ ~ ~ ~ ~ d ~ c _ Q a c a E d - ~ ~ -a £ o ~ rn ~C7 ~ ~a ~ _ c ~- v m O_ c U ~ ~ a> a~ ~ c ~ pv c~'J ¢ ~J Resol Page No. 10-024 130 a~ a a N ~ cCi ~ { c d ~ ~ ~ .-° as v ~ ~ ;~ o ~_ U a ~ sa -`~- rn ~ `c- ~ ~ °E' ~ 'fiQE- ~ ~ _ ~ ~ ~° ~i o .moo ~ ~ E ~ m w a^~i ~ ~ t ~ c ~ .~ ~ v o N C7j ~v ~ ~ ~ ~ ~ ~ ~ ~ ~ a a~i ~aa c ~ ~ a S ~ v ~R ~ ~ ~ ~ ~ ° 3 a .e y c ~ ~ ~ 1O ~ o Tn 3 ~ ~ ~ ~ ~' •S ~ ~ c5 cry o ~ ~g ~ ~ .Lf ~ u, ~ ~ .~ d N N N U f0 N 3 N N E d C t~0 ~ N .c $ Q ~ a Of ~ ~ ~_ ~ d_ d '1 E ~ ~ rG ~ '~ ~ w tO K ~ w ~ m a~a S ~ o ~ ~ 6 ~ w o ~ w o Zi` a~~n ~~¢CO$'4 a'i ~ qua ~~^i ~w ~ ~c~-{o~~ ~~yy d yQa~ Sao '~ ~_ ap 8 $ ~ rn 5 C ~ n~~i• E o c~ <a ~~ m !~i his !2i ~ € C a-~ -y ~ s'~ ~ ~ ~ ~ € ° 'i3 Resolution No. 20'100 Page 23 0 1 a N a ~~ ~~ ~ ~ o c as ai L~ c 33 .-~-~ ~. ~~ a~ y o c~ $ o ~ c c ~c • - ~ ~ c ga ~ ~ hS +~ -c <° ~ y' 'e3 ~ E -aa ~ ~ ~ ~ ti to $b '~-~~ vtE ~'~ 2 3 ~ 3 ~ c ~a ~ E ° ~.o a`a oa _ c a-E • .i~ 3 m ~ CO=a ~ o_ ~' E E S .--~ '~ 'mac' uJ .E ~ c ~ ~ 3~ o ~ ado °~ .~ LL' ~ c ~ c ~ U ~ ~ a ~ c ~ w _~ ~ °' r -p E -° ~ ~n 1O ~O °' 3 ~ ~ y 1O $ ¢° -.~~~ o ` c ~ S 2 •~' c c ~ ~ ~ o ~ m U v " `° U °~ 8 .E JS ~ -$ °~ E c •E ~ ~ ~i a U H 2 c 3 0 ^~_' ~ a~ d E c+~ U ~ _ a ~ a~i ~ a ~ v a~5 -~ N ~ v w ~ ~ ~ a c ~ ~ •c a~ c ~ ~ •a •~° ,~ ~ ~~ t ~ ~ E R E ~a -~ E ~ ~-, ~ rn ~. F.i aao ~ a $ c u£i ~ as m g °'2 E ~' e_ co E d o o- m c o a ~ ~~ .~ 3 3 _~ ~° '~ E ~ "E c~ E `~ E c ~ ~ a ~ ~ o- Q ~ E 6 ~ ~ ~ ~ ~ d a as '~i ~ ai H ~ _ ¢ ~ c4 0 ~ .~- g m $ so o ~_ 2 '~ $ $ ~ ~ c a L y 8 ~ ~ O C H .~ N O ~ ~ ~ ~ H 1' E ~ ~ N Ol ~ ~ N Of -O C O- ~ -O ~ C ~ 2] c E ~ ~ v S ~ ~ ~ ~ - ~ ~ ~ . n $ ~ ~ y c c ~ CVV/)~J ~ : E ~ 8 E w a o ~ . _ `$~~~( F~ C p, C QN 6 33» ~Qp (pO~ "Q ~p ~ ~ ~ C O ~ ~ -~ F' ~ l6 ~ N ~O g R N CJ Z' ~ ~ N V S' f0 O 3. O) W .C ~ L (O N ~ { Resol No. ~ 0-024 Page '130 Wd U N c'S ~~ i lp6) ~ O ~ N F V=l ~ ~jN ~ ~ y ~ ~ 'O 'S C •` O 'C C> U) O .~+ • o~~~ ~ $ ~ 'mfg m rn g~~ $~ .~ ~ w ~ o ~ ~_ ~ ~' 3 ~ 1~i0 m ~' ~ c ~s ao v ~° a<aj c ~ c 1'a .Q To ~'.E 3S ~ o ~ uY °~_ ~ o c'r a`~i ~ ~ c ~O ~ '~ °~ ~ w ~ ~ ~ ~ ~ _5 _~3 .c c gg~~~ o ~ __ •c ~+ Q _ _ 55~~ ` -o ~ ~ c ~ ~ ~ E tEia ~ ~ ~ ~ e c C..s ~ ~ v 3 ~ ~ ~ ~ ~ as ~ ~ a~ ~ a 25 t c ~ ~ y ~. $ a $ ~ ~ o_ 2 ~a -~ $ ~ -Ho ~ as ~ c ~ ~ ~ ~ ~ ~ c °' rn ~ o ~i E .- aid -o ~ ~' "rJa o 'c ~+ c~ a ~ o .L> ~ ~ ~n c eo -~ m a~°a .~ v y ~ y W O ~ f~J_ ~ (~}p O' C ~ CN yj ~ ~ ~ C ~CO ~ yC f~ ~ Q >~ ~ ~ .~ Q G) S .C S7 fl 8 O C ~ ~ S y~l~-O JC C 8C s~s ~ ~ Q ~ ~ YO j ~~C+ ~ Uf L ~ O_ ~ N _p C Nc N o c w °~ ~ .a'f $ ao ~• "t ~ ~ ~ ry c rn d ~ -a1 $ $ ~ ~ ~ rn c ~ ~p~ ~ <p°) ~~ccCd a"d ,'Yyi~s ~~a ~ E 2;~ ~ Yo c~~~o E ~ Yvt 3"i ~ ~ ~.~ ~ m L'c~ m E a Fd °a a ~ ~ ~ $ v ("cia S g 5 ~ g a ° .~ ~ ~ ~o aci g a E ih 5 .Q u ~i ° ••°c o Resolution No. 201 024 Page 25 0 130 m 'E .S .. ~L° '~ c a c~ li t~ bD Cp N ti .`t+ ~~. o, 0 3 ~+ ~i c (a ~ o +~ 'rii .Q E a ~ ~ c~Q L 5 d c `o ~ •s ° a~1Oi ~ ~a 'v ~ a~i ~i' ~ v_ ~i ~ rn a 7a' c°a o V yy (~ c T ~ ~ --pp a .a U aca t°d 5 c ~ ~ ~ c c° ~ ~° `~ ~ c rn y~¢~$? .~,~ a •- ~j ~ S v ~ S ~'~" ~ ~ c d ~j- w ~ ~ _ ~ ~o ~ a c S_ yac O~ H a N cs5 ~ c ~ -~ v ~ ~ ° °a ~ ~s a as ~ d ~ ~ `-~ `o £ aTi °~ £ c ~ _ ~ .2 a `O L ~i .c 'c° ~ ao c ° S ~ 5 @ ~ ~ Yj ~ ~.,.~ ~ ~ try a ~ E S ~ O S 3 a ~ ~'. E ~ as ~ ~ e. m a $ .~ ~ `o i5 ~ $i ~ d TdS ~ ~ ~ Pagel N30~-~, 0-024 C G LL wa V h C E Q) JJ N y C N ~~ (p C y~O O d ~° ~ ~ d ~ c a C Lu '0 8 m v ~ 3 !E ,~ aF ' rn as ~ ~~ ~ rn rn~ ~ ~ ~ ~ 'v u, -dpi tr. ~ ~ a :s o e, o o ~ d N ~ C N d ! ~ C~ tv W w ~ {p L" (O O -p ~ ~ O ~ ~ - 8 a, ~' ~ E ~'- ~ d .S3 io Q ~ c _~j ~ 8 r~i Ln c ~' a 'rTi ~ ~ ~ ~i `a ~ H a ~ ° e°a ~ aE`a ~ R ~ ° 00 ~ ~ ~' ~ ~ E m S ~ S ~ ~ ~ E m ~' ~ ~ c j° co c ~ A io E ~ ~ a ~ gx~a _ ~ ,~ ~ `o ° a ~ ~ a - o` - S a o. ~ uW.. U ~ a~ E i¢- 4 ~ ~ ° ~ £ 25 c° p~j ~ ° ai o ~ 3 E p i; ~ ~ia ¢~~~ pct ~_~-~ ~_~4~ g w ~" N$ c c D a°d a~ ~i ~ "'2~ ~ }cam ~ o J ~ q ~ ° Lin y ~' rn c - .Q m E a ~ Reso~i~~ No. 201 O-~ ~^~ ~ ~ ~ z age 27 of ~' ~O E ~ -E -~ ~ 30 ~ ~ a . ~ ' ~n a, ~., ~ _~ 0 c ~ ~ y~ ~ ~ c ~ ~ ~ C ~ A w as 3 ~~ ~ ~ N N 0> •~ C ~ N Q d ~O ~ Z` ~_ O •~ N ~ _N ~~~ yl~~ ~ ~'~ gLOFi ?i ~q awi ~ w Qy~z -O _ C i ~' c °~ Z 3 c c aco ai -•- m d m o a ~ d ~ m g ~ a ii ~ ~ ~ ~ ~ ~ 3 ~ c ~ ~ ~ ~ dc' t~ ~i •~ E c ~ ~ E c Tis ~ S9 o ~ bLL°° ao'~i c°.> `o v c Cx~ ~ ~ ~ ~_~..r m_ ~ c _y° C C ~~ ~ YA C ~` O `L N ~ ~ j ~ 'Oj GJ 21 .~ G ~ ~ '~ rn `4 Z ~ c io c aS ~~ E._ ~'Q~ rn~av~ c~'~ a~d~i5 8 o'.~Ti£-o N O_) 'O C tG o ~6i = c - ~ £a O o ~ ~ ~ CC .p C~ ~ C G ~_ i L N ~ V 1 'q ~ ]V ~ ? -p ~ ~ y as ~ ~ ~ ~ c `o rn c c c ~{ E ~ v~ g o ~O o ao ~ o C~ .~ R c o M -y ~ S ate) ~ ~ Q ~ S T ~~ Y aJ ci Resol No. 10-024 Page 130 C_ ~q u O) H d Gr$ c d ~ . ~-5 O N S3 E A _C a ~~~~~ v ~ 3 'E a~ c '9 c d ~ ~ rn O) d ~ ~ ~ y C ¢ ..00 ~ C a~ d ~ O ~ N LL ~ L d '•O_ O) ^ d N a d d N ~ (6 C ¢pN~,~ d IA p~+~ ~O d ~a .a3 L ~ Q~ ~ N $ ' U ~ d U ~ 2 ~ -rq~~ ~i ~ c ~ 'q ~ a S rn p ~ Z ~ oa ~ ~ c ~ ~S oa `~ d .`~_ ~] ~ e~ c = U c 73 ~ ~i ~ 'F3 ~ ~ gi ~ E ea d c d -O Q tG0 ~ d 'd0 c N a O O d~ a a ~o ~ c {~ ~+ ~ ~ to c • `~d" 5 0- t _~ .~ ~i a° 'E ~° `o E i~ a •- ._ ° E E ''~ o cgs `o (~J °`~ ~y ~ ~ `o ~ d ~' ga o c ~ gip) € 'E ~ ~ J}c~~ ~O ~ ~ ~ ~ ~ o E ~ S ~ K ~~ b ~ C N ~~ ~ yo ~ (O ~ _O ~ ~ :t ~ S [O O Li ~ d C~ p ~ .pO -O 0 d O ~ ~ ~ a C ~ [6 ~ -C = Q T~ t~ ~~jC-?j ~ ~/ ~6 9i -O p ~ 6 ~ V ~ _~ W ~ l0 ~ fIJO ~ l0 ~ ~ 'e ~ ~ Q C~ ~ •N ~O ~ C _Q ~j ~j ~ ~ C O_) ~ ~ a Z ~ `o~ ~ ~ '~°~ °c~ ~~ i~~~3 5 ~~ y~LLd ~Ycs~ ~O ~Q ~s .mac S~~ d J ~. d 'O ~p au~~s }4C~ N U '~ O O g~ ~ O Z C d '0 ~ L d C O) l0 a ~~~ O V ~ ~ $ 3a t 3i ~ ~ q a °s °' ~ ~ V ~ ~ ~ g ~ a~ o° ~ ~ ~ ~ ~ ~ ~ ~ ~`GS-i UU q ~~..?? _ ~£ a~3a~ ~ ~ ~~ °~~N ~ ~~o pis E ~~ ~`6 a~~ .7~ ~ vm°v~ ~N~`°~ ~ -~~'. ~~~ o ~ s ~ ~ E o ~ ~ ~~,= Z~ ~ c ~ ~ d ~ -g ~ s ~ o~~~ aW~E -~ d o 's • ~ ~ ~ a,~ ~ o ~ rn E g E 3T ~ a ~ ~ ~ ~ H sc ~ ~ ~ 0 0 ..W E_ s ~ 92 ~j S] O ~ d ~ ~ N .S a ~$ .8 -~ m U ~ o, _ E rn ~ ~~ S >v a = ° s ~' ~ Resolution No. 20'I O- ~ ~_ ~'~ ~ ~ ~ t Page 29 of <o ~ ~ 8 r3 w 'v a~-s ~ a ~ ~ a ~ `~' c ~ U N K ~ ao ~ ai ~ w C _ a9i ~ c a~ o a ~ E aci .e E n- `n nit c ~` ` ~ ~ .Q_ rte. ~ S a ~ t 3 ~ ~ ~'Q ~ -~ o C ~i yy~ C .°~ ~ ~ ~ ~ ~ a' ¢ Z o .~° an -ac- c ~ "' ~ .S ~ and ~ io ~n a Cj y E .a3 ~i E ~ ~jj c ~ #c ~4 v .cc ~ ,~ E _E ~_ ~ ~ -~ E a ~ ~ a E 'rL3 _ -iL b ai VJ ~ o c d a m ~ A° rn ff~AA o ~ry~j v~ .pc }o c c _~ ~o acd E ~' CCC ~ ~ £+ ~e au E co o ~° -Si U ~ ~ -- 5~ aU O o V C :Q c ~ o ~ ~ ~ ~ $ C ~ ~ ~ ~ O a7i a au N ° au c ~ $ an ° au .8 ~ a a N ° ~ c ty au ~"v ao -$ ~~~ a E au 3 -E cow `o ~ ca ~ o jay, ~' e4i usi ~ an 76 ~ a e .~ gg~~Q ~ ~ "' c ~ ~ '~ Qi ~ ~ E ~ .~ ~ ~ ° aci c ? c ~ ~ ~ ~ a~ ~ ~ -~ era ~ °~ ~ ~ ~ ~ p ~i _ as ¢ o. ~ rn :a ~ L ~ .c ryc c 'e c`.~ o ~ ~ E ~ 3 ~ ~ ~ ~ ~ m° U U -°° ~ ~ E ~ ~ aEa ~ { ~ci a'-d v ~o rn ~ E ~ ~ ~ ~ a ~ ~' Resol No. 10-024 Page 130 "QC 'C Q~ '~ U ;`;~ . C ~ J ff Ol fq y N N .S t0 C O N C N y O N C 'Fs °~ ~d ~ ~ ~ ~ .-. v ~_ 3 ! ~E ~ ~~-'~T ~ ~ c ~ ~~~ c. 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CQ~J d o_ 8 [_p N r_3 ~y d a 1~ ~ ~e 'YL :~' G_ N U ° ~ ~fO ~ ~ ~ ~ ~ S O ~ ~_ q d`) Vl Q N ~ ~ U a ~ l3 .O ~ C $ C) _ C Vl d d -C ~O d'C ~O (p i3 lE _ ° ° as ~ m ~ o ° 3 ;° c ~ ~. ~ ~ ~ a as $ U w ?.2 0 'tJi }~a~ _ t ° ~ 'S ~ E -~ ~i to d d ° 22 d -~ 2 ~ 2 ~ 3 .SF v c ~ c_ ~ d ~i `E ~ d W ~ :c t d ~ v a t .~ Q E ~ ~ L u~i ao w ~ H ~ ~ x °d Cg in ao c to ~ ~ `d II '~ ~ ~ .8 '~ ~ ~ d d ~ ~ o o "'- Resol No. ~C$302~ ~ Page f 130 ~ ~ gt ~ d a v ~i ova Y.Y N d ~'. T C a N d a ~ . ~ ~° ~ o, ~ ,~-- xi g ~i c -€ ~ ~ 1O -~ m ~ $ ~ v ~ S ~ ~ ~ 's 's ~ ~ ,~ .~ €. d E .~ E 'LT 'G ~ N a c uo N v ~ ~ $~ c c o ~p ~O N ~ ~ ~ N S ~L Q~Q}} ( ~ ~ Qj ~q~l ~ ~ -pO py~ p ~ E NG C ~ LJ ~ L ~ C .pYI~ pis l~ _ ' O ~ ~ ~ 2 ! O C' C .'QC s8 ,C d N N F-' ~ C $ pl Y O N { S O ~ ~ ~ ~ j N (O -~ C ~ U_ GGG y , C G ~ Ol N_ C ~ lO Y ~ _ C = LLl ~ ~ ~ O $ ~ L y 3 ~ C C N ~ p w C ~ -a 3 c 9 c ~ d 0_ -a g ~ ~ ~ ' !~ _ N ~ 73 ~ ~ ~ oa ~ C ~ ~ o ~ ~ ~ ~~ ~ ~ ~ C ~ ~~ ~ o ~ m ~ ¢¢ 11j ~ ~ ~ i '~O ~S ~ ~ ~ o~ iL ~ ~ ~ ~ ~ ~ ~ - ~ $ o~ 3 O ~i N ~ N ~ ~ .c o_ 92 :a N ~ 3 x (7s .S 3 a a ~ p~ _ • ~ ~ ~ o_ ~ ~ ~ ~ ~~ t3 ~ ~ E E as 8 $ v c -y ~ ~ ~ 'N _ ~ gg . p c $ N E ` ' v C Yl ! f ~ ''' .F3 'S ppp~ _U E ~F Q _ GJ N C~~ '~ to 0~ C N d - d '~ ~ N 2 N ~ ~ .a ~q ~ ~ ~ ~ ~ C ~ E ~_ N ~$ c ~ ~ ~ E E ~ ~ ~ ~ -a Sa c as ~ o ~j c ~ c $ w _ ~ a Q o qa R Z a k ~ w ~ ~ a E ~ L 3 < 9 ~ ~ ° ~~ ~ ~ a c ~ ~ ~ ~ E c ~ as s1- ~ ~ ~ .~ ~!3 'a E c° 9 0~ ~ `g E t c m r aTi3i 3 a~ ~' y -( ~ ~ ~Xa c E -~ v QQ11 ~ cQ E m $ rn~ ~ 5 N $ a v -O ~ o S Fi ~ ~~ m ~p y C d ~ N R~ gL C Q ~•~ (6 ~ O ~ ~ ~~ d - yp ~ 4 ~ W 0 'Fs O ~ N ~ a~~ a o LL Oa ~ s ~ ~ s N O ~ C c~ w ~i a op ~ ~ "o .°~- Q ~ o ~ rn - c co >> a~ a ~ ~ ~ a ~ d E _ 3 ~ t ~ ~ ~ a~3 -~ ~ ~ E ~ ~ ~ .~ ~ as _ . ~n fA ~ r0 (pU> (1~ Y C (V ~J C 6) '~~ ~ ! G C ~ _ U g c c~ v .~ }s ~i c o c- c _ V ~ - g~ ~~ ~ N ~' ~+ w pX p os ~ ~ 'bp S .~ ~ -~ _rn ~ ,i 3' ~ ~ V D S S ~ V ~ ~i `c p p ~ V J O sZ ai Q(7"i Q l d L l (O N O C (O q Y . Qp C ~ t~ °J Resolution No. 20'10 _ ~ Page 35 0 ~ U E d cg ~G G ~y C a tL aWS! W N C F~- N N •~~ N O D zD ti e Resol Page io S ~ iTi $ c c~a ~ ad .~' 'e c ~ ~ m c c~ ~ S ~ c c ~ `0 5c~ o ~ ~ .~` ~ S ~ ry' y~ `o L "S m ~ o c ~ .S ~ ~ <° y a c' a a ~ $ ~ v ~ ~ Tco L ~ ~C~ ~ ~ vs `~ ~ O ~ N S d - ~ C .pO ~ ~~j E ~ ~ _N S yC~ (y~ w0 ~ ~ O) (i S o ~ ~ Q ~ C ~ 'L N 'J/L O 'O ~ ~ O U y -_-- ~ ~ C ~ N O Y ~ 'O ~ R Cl _TO• O ~j C 2 ' g ~ ~ 1° ~ ~ ~_ tis ~ E ~ ~_ ~ -~~°- ~ ~' c ai 33 pE ~ E as ~4 a S ~ a'~ ~ ` 24g d ~ ~ ~ o oc m °~' o ~ srd ~ ~ ~ .`~' .C +~ c ~ a~3 ~ a ~ ~p p ~ `~ N ~ (yOO ~ U W ~ tO Cj (O O N ~ S .Y N O y o. O f0 ~~ ~ C C N ~ }eSS~{ C d O C Owl C_ p C h 6 (~/l ~ 'li ~ ~ ~ Vl ~ - ~ ~ ~ ~i~ N~ ~ ~. ~ ~ ~ c o c "E t ~~ V ~ c .~ Y'o c a~ o ~ -y Q~ d ~ ~ as ~ t~ ~ -o .52 ass £+ $ c 5 -c ~ y ~ o ~ ~ b ~ v ~ >~` ._c A ltl ~ °~ d -E ~' c E c~ c a LL e c tco E~ iiL~d y~ 4 0~ :c as ...-. Ta E ~ ^.Z ~o ~ .c c~ o .£~ S d `..Y S R o fo ~ ~ c E D c ~~ .(~Cp O pU .<V ZO S 3 ~ g S ~ N ~ $ 'L'a ~ ~ l0 O O C ~ ~ N ~ N - S E E L' <a ~ ~ oa .o !L~ H $ `o ~ 2 E $ d z 8 ~ 3 g. ~ ._E- $ E ~ $ 'J C~ Vi ~ a .9 ~_ aja v rg a~ a c c o ~ Z a~ -~ W o ~ o_ ~ Dr- ~L Wd U N ~. Resolution No. 201 -02~ Page 37 f 13i ~o Resol Page ~$ ~ ~ ~ c c ~ c ~ ~ ~ .~ . ~ _~ ~ . y y N O ~_~_ ~ c d d p { a $ w ~ ~ ~ o m p QQ Z'` ~ c S O O C O .~ s CO) 8 f0 C L C O ~ y~ ~ C 11~ ~ C c '_ ~' pc~`c '!iT ~ a ~ a rn ~ 3 ~ aai c oa d aci ~ Q as ~ ayc~~ ~ -c y ~o 'Q E ¢ ~ ~ ~ df ° YJ N ~ Q-. O ~ ~ (N S _ • Ycv c ,~~ ~ a 3 7iy ~ E ~ Sy C E CO ~ y y ~° ~ ~jy O ~ ~ ~ ~ ~ ° $ O c ~ ~ -Oti ~ ~ ~ ~13 ~° -O~~'~S~~~U _ ~-! - a c $ ~ Ali S Y3 as $ `a~ °~ a~ a ~ ~ ~ ~ a $ ~ ~ . ~ o cy ~ .E ~ ~ as ~ 3 ~ _ ~ 5 ~ ~ N a ~ E ~ Eo ~ y ~ c $ ~ g~~o~ L+' $ u g '.1 a £ '~ .$o~ ~ e Yd • _ ~ ~ ~ o~ ~ ~d"i c ~ ~ ~ °c ~ _rz' o ~ ~ ~ t~ ~ ~~. o g ~ 3i g d~ v 3 3~ C/i o ~_ _~ ~ E aci ~ ~ "°- 'H c a ° ' c ~ a ~ ~ i d i E o ° ~ o ~' ~ .j ~ ~ ~ -° E ~ ~' ° m c ~ d E E o ~ ~ S rn o c L o a ~ ~~ ~ ~~ ~ ~ ~ •~ ~ . ~ Y dl N °_ ~ ~ m c~ c~ a c a .~ c m ~ o a ~ o N a c g .~ ~ m ~ ~ ~ ~ ~ ~ $ c ~ ~ v Q ~ c . .S° L~ c S ~ ~ ~ N L C N~ O~~ ° ~ ~ O y _ ~ N C~ C ° A O °f ~ ~ y ~ ~ ~ d ~ ° ~ N ~ D ~ ~ _O ~ ~ ~ ~ ~LQ~ 0 a a o E~ c d ~ E ` p r ~~ E 3 `~ ¢ ?2 O O N C~ O f O E Y "~ @~ O ~ N (O ry 3 as ~ i ] ~ a ~ o ~4 a 4~~ 32 L ~R O O """. r ~ V ~ O O N u~ -~ N' N No. 10-024 // L O c 3 ° ~ co .°ia ."1, % ~ ~ ti ~ as `~ $ ~ ° ~ "' ' f 130 v ° -~ 3 x ~~-~ a~ E ~ °,~~ Q , ~u ~ o_ ~ a c m ao ao ~ -° a ~. •c > ' .~ ~f~£. 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Q• ~ ~ -p y~ lL p H Yl ~ Q ~ ,, ~ C ~ ~ . a 1 y ~~ .C 'p d C Q C G O. ~ ~ ~~nn C d d d~ C d ~~~~~ H <O ~ d R~ O~ d o ~ o ^ :o° ~ ~ ..--. d .t3 co d ~ ¢ S l0 H ~ A a E E c L6' ~° ~ a ~ H ~ N ~ d ~' .6 `o S ih a d ~ 3 to E ~ ~° ~ a`a ~' -~ ~ ~ E6 ~ Fi .S ~o ~ E .YS 'o c g c ~ 2 H a o ~ 2 i o_ ~ d a y m Yn € E L" d 'ai H c ~ d _ ~ _ _ ~ r a aci _ a ~ $7p Q ~ ~ duo ~ E ~ ?~ v N ~ ~ o o d t E H ~ E "_ ~ o ~ $ o ~ p~ o r ~ ~ ~ ~O ~S _N E ~ d SS a ip ~ a ~ p {] ~~( ( C ~ ~ ~ ~ C E C ~ ~ S ~ rj C d d d ~ { (O ~ ~ q¢~ _¢ ~ l~ l {p N ~ • ~ d ~ ~ N ~ _ R ~ ~ ~ O O ~ 0. ~ ~ O ~ ~~ ~n C O a p~ { S . G i' ~y `U d _i y d ~ N d" d C y y ~ Q y ~ ~`y~y~( "~ 2 H p~ C O N l6 c N t0 _ ~• S~~~~ d R N E f ~ • C d d ~ ~ O O ~ • R O ."~ TO Z 3~ a O~ a S CCq E d 'C ~ g ~ y -p • ~ d i• f ~ j ~ N H O a C O~ ' ' "a O~ ~ h O 0 t _ 1~ O J R` . (O d • ~ t -O C ~O ~ ~ O C O H $ p 0 LY ~ fi t6 d ~ [CO R (O a U ~ ~ ~ C ~ ~ R ~ p p O C _d O S ¢ ~ ~ _ _ U a~i _ ~ N a ~ c a S a ~ ~ ~ C ~ ~ ~ ~ 3 - o d o c ' ~ O ~ ~a o~ c d -`~ g ~ ~ g -° .L ~ c' ~ d °~ -o ~ 8 ~ ~° :~ °' T° ~ ~ ~ c o ~ Tii aci p "~ o ~ as ~ ~ m E ~ c m ~ ~ a c •° o 'e5 • o C ~ 22 ~ ~ _ ~ c Z` ~ c ~ ° = ~' ~ g .E 3 a_Ei ~ J n Yc3 ~ .~ ~ a . o a ~a x ~ ~ •o w o d $ H ~ ~ d d -moo ~ ~ a o N E .r ~ O E~~~ Q _ y ~~ C E 2 •O)'D N~~ d ~~ O •fl E~ "O R~ C Ly N P3 ~ $ ' ~ ~ c ~ d c~F c ~ o_ c '~ d ~ ~ -O °' o ~ ~ ~ ~ ~ ~ ~a o 3 a d H v H 3 ~ ~ E ' ~ p ~ O C ~ d~ •E d d C = YO ~ C CO , • ~ 3 ~ O A N C o ~' H m o o ~ E °> ~ E $~ a o. a`d ~ .°,... Q ~ ° c a ~ d •c a 5 0 0 = i ~ E L 3 '~ a H H a ~ ~ ~ a~i C l0 N d c a£+ ~° ~ .~' d~ G ~. > (p ~ ~_ m c c c rn ~° ~ c °' rn ~ ~ Lr Ea E o 3 E ' ~ a ~ S a i d ~ 'o d No c H 3 ~ °~o ~ c _d c 3~ a ~ ~ .~ 130 ~ ~ 0. ~ _ ~ ~ ~~a o '~ ~~ f~~ ~ ~ 8 s . _ :a E 'rJ ~ ~ a _ ~ so_ g :~ E ~ E ~ Ali N N y~ C 11O d c li W c .~ W~~ U N cri L ~_ J d' S C C '~ _~~" C .~ N d -~~ d ~~~ oo~ ~ $ ?° d d ~ c ~ c w o ~ a ~ 3 7~E ~ c ~ c as ~'~£ ~~ li ~ ~ Ec t E~ y f0 ~ y _O ~~ O O C V i a n' ~~~ C~ E d ~ GC] Ld ~ vpp C O~ y ~ m` y [O O E F D G 2 3 ` rn psi o m ~ ~ -q ~ a~ E ~ N ~-'l (_ ~ _~_ ~i a 3 0. as ~ ~ c ~ 0 ~ oa ~ ca Sj £ aai a`a ~ L° a ~ ~ $ ~ ~ W ~ ~ a~ c ~ S E d a~i a~ v n. ~ w -~ .°~ ih v c ~ ~ ~ _ ~ ~ ~° a U "_ ~ 2 as c _ aci v O ~i aq YS aT Q L Q ~ ~ °('o ~ oa ~ ¢ ZQ 8 ~ ~ amts ~a Z~ muJ~ .d m e ~{ c v v ~ ~ oa $ d o rA c~ E 2 E ~3 c E -O ~ $ U+ m ~ a >_ ~ ~ ~~ ° ~.~a' 8 ~ ~ ~ ~ ~ o -~ o j4 ~ ~a' o m V IIc ~ E eco ~ v ~9 ~ -a 2 ~ ~3~~~ C ~ ~ ~ ~ ~c ~ ~ c EE+ ~ 8 ~i 2 ~n-3 v E a~ '.~~ a`a x° aco c 'a Y"o ai 3. to ~ ~ ~~° m - $ ~ ~' ° v U ~ y ~~g?aa ~Q rn c $ ~~ ~" c o "c ~ U ~ L e, t d o~ c a`a E ~-~ 3 S~~ 8 d ~~ 3-~~ o ~ aN o E ~ -s c `o ~' ~ d ~' Resolution No. 2010- c Page 41 of .~a o 3 v ~ ~ e- O_! N W~ U ~., ~i d w ai ~ `o m e o ua o o °a ~°~ e s Q aa, m o o ~ a g ~V~CJ 3 4i c a° 'O~O~~ °_ ~ oa.y a ~~ ~ ~ ~ o Y{ E ~ F--' ~ ~ 'O S ~ ~ C ~O ~ E (O N O ~ ~ ~ C y C ,Cf ~ ~ C CO C Yl p~j Y~ ~ ~ N E 3 ~ ~ O_ ~ C ~ ~ Ty~~' ~l ~ ~ ~ 'O N ~ N ~ 'C 'O i Lis g Gl .~ ~ ~ ~ 2 ~j` Ll ~ ~ .S U ~_ 3 .42 ~ $ a aci ~i H ~ ~aEi ~ L a3 a~i _O ~ aoi ~ ~ ~ ~ a~ 'a ~ ~ y c ~N2 sC 'o Xa ~ `~ ..~o_ 8 0 ~ .7a .mac- ~ a ~`o O ~v S c.. m to d ab ~ ~" N ~ as ~ ~ ~ ~ ~~o~~ ° ~ c ~~F.S as ~ 3 ~~ -$ ~ ~ 3 0 ~ _o ~ g ~ ~ °Q N ~ 3 a G O OO ~ tC0 M N Resol No. 10-024 Page 130 d U ~ ~' ~ ~ N H N N ~ N O C O N ~ -Q Q frT .o ~ ~ ~ N N ~ aE F ~ p - c 3 °' ' ~ °~ ~ ~ ~ v °' e6 li ~ °' c a ?~ :4 • ~ ~ ~ ~ ~ N as Cry _ ~ U ~ d ~ '~ ~. ~r 2233 ~ ` ~ ~ ~ L A ~ N L ~` N O ~ ~ ~ ~ ~ d _ ` ~~ $ C O (O C type 'V ~ ~ S] ~ ~ N ~ C ~ ~ ~ L 'p .JU N N ~ ~ ~ Cl ~ 'O g~ n~ g R ~ ~ ~ c C ~ ~ E ~ ~ ENNN N ~ o N ~ U a ~ O 3 Tii Cn ai 1 ~ ~ ~ Z iii i a ~ ~ ~ ~ m Lp ~ ~ ~ a o ~ ~ ~ ~ Q ~ g a _o '~ €os ~ $ o y~~ ~ ~ d ~~3 . V ~'O C ~ •L .F" y C i0 "S 01 _~ N -O ' ~ ~ ~O ~ i ~. _ v m ~ y a 3 c as € L° d ~ o ~ o ~ 3~~ o= c~ a o 2~ 'o ~ 3 8 3 a~i ~~ ~ ~ m 9 ~ g~aa ~ .~ L" _ c g N d v '° rn ~ rn a d 3 d ~ o= : Ui a i ~ ~ Q ~~a 'S~ ~ oa'c~~5 ~ '~~i ~ -o E ~ ~ ~ j Iii ~ N S o ~ ~ `d' N ~ ~ O . . ~ ~~ ~ ~ E~~ E Xi o ~ Z c v ~ W ° $ rn L ao ~ F--~ c ~ ~ o, ~ ~ ~~olution No. 20'I '~ ~ ~ e, ~ Qs_ Page 43 0 ~. o v ~ y Sa m G :O w C d ~y N c c li W d ~O N '~ M Boa N 0- Resol Page a~ ~~ 3 ~ , . E -~ .~ N C p O O ~y G ~ Q t "CS O O N la C -O C W - .. = as as .c N U ~(A i J r C C G . N Of ~ ~ C_ ¢ ~ C "0 y C N L p. . ~ • ~~AA U C .L' ~ L ? yO"' l~0 ~ d :O N O ~ a fA ~ ~ S ~ Q G _O ~ N 'O O [O R O `~Jll~ $ -p C j~ ~ ~ ~ O- N ~ O O N L {Cp ~ T ~ ~ ~ ~ - ~ ~ - ~p (Q C ~ U f0 ~ ~/S .yam ~ ~( Cf ~ ~ a w - ~ ~ ~ v ~ ~ c ~ m ° ~ to ~ a_ E .o `o ~ ~ c a i o as ~i i ° o ~+ ~-~ a¢g°aa ~-~ d 2 so .a as °~ $'m~~ °O v XS ~E ao oar ~ E ~ _ ~ _ c a ca ~ ~ as ° io a~ ~ ~ 22 a c~ ~ ~ S ° - .~ ~ ~ ~ c o ` •rli ~ -~ '" ~ a g a c ` c $ c ° as -o ~i ~ y t rn LS Q Q ~ a o .tOC as c ~' -cv ~ ~ a v S as a 33 G Eo r~ ~ c 'n ~ $ s ~ T € ~ ~ n v d ~ ~a ~ a i c ' ~ $ Tii ~ ~ G 3 ~ D a $ -a ~ }. ss~n = d xy ~= ~ iy c G E v to ~ ~ _ ~ ~ ' aq $ -~ d ~ b °' € ~ ~ ~ ~ c rn ~ ~ a V ~a c ~ m ~a ' ~ t I n n ~ . $ c ~ a a i a~ ° y _ • p~ ", '~ aj C O a n^t d - p y O] -~ ~ O)~ C N c~~ ~~y~ C O G d y fG~ p)~ l0 (O ~ ~ l0 ~ C ~ -y L O ~' 6 ~_ C ~ ~ G C d N yq ~(~{ a o. ~ m ~ ~' $ ~ = 11 ~ a 3 ~ ~ 3 !~ ~ € E c pi y ~ U3 ~ o d ~ .7S ~ ~ a a ~ ~S ~ v ~ ~ 43 .y o o ~ ~ _ .~1 ~ Y ~S ~ 'moo .~° 0 3 ~ ~ rn ~ ~ • T i -~ E ~ q a ~ ~rn o ~ m o ~ ~ t '~c- ~ 3 Id c y~ 3 "g ~' ~ ~ gi via 'aF p~~~ ~ i 75 p ~ ~ as ~ a 03 a"i .gyp°c ~+ cv:b $ ~~ ~ ~ o~ c_ ° ~ S [O S ~ C ~ Q c } C y a f0 T/! ~ ~ O ~ O H ~ SC E E -~ ~ N ~ ~ ~ T N ° ' ~ o ~ v ~ ~ o _ a . I i ~ o c4 ~ o ~ o. as ~+ v 2- ~ rn ~ ~ ~ ~ c v ~ ~ 2 2 ~ ~ E ~ ~ $ '~ e ~ ~ c ~ ~ U ~ w ~ ~ o'"Q~ p ~ ~ c H 2S o E ~ ark .n ~ G c o ' ~ d c N L ~ ° N ate' rn <_5 . i ca ~~Tp3 {c°p; ~ ~ .~ ~ ~ ~ ~ ~ ~ u. E a~ .~J ~ a ~QE9~ ~ ~ d - ~~ a O L O L -~ N c v 3 3 a~ .~ L C q O O O y~ ~.' T3 C O (O ti o 3° a ~ v ~° N N Tn S o 8 2 3 rn~ -o ~ ~ ~ ° _ . _. w . ., ~i .A~ as y~_~ c o-~ y O a~ 'L' ~ b C_ C ti ~ ao -O a~ ~ aB 3 B- ~ D oa°c ~ ~ ~ 8 No. 10-024 . c y ~ p~ t `~ Q j~ N O O ~ d ~ °~ ~ ~ -~ ~ ~ f °' tO 130 ..; ` a 1"a o ea'~ E c c~ c c E '$~ = ~ PS- E fi3 c ~ Yo -O N C~ ° c o Q~ Q~ M O ~p U ~R a 0 N 1~ C' Lei C r~ a 0 0 .~ 8 .~ a W 0 ~, .~ .~ M a ' # S ~ Fi ~ !/j 'y F ZS ~ ~i ~ ~ au ~r ~ -j E c ~i ~ ° a • ~ -O ~ ~`Vya~'~} ~ ~ ZS tad ~ c L8 '~j ~ ~ N °a 5 ~ ~R ~j L ~ ~ ~+ (O ~p ~ N -C' N~ C$ Y t~ N N p ~ a O E 01 a 'C a U ~ CJ ~ -p .~ _ ~ aci ~ ~ ~ 3 $ m ~ t5 $ ~ .~ ~' .~ o as c io as {~ !~ S ~ ' o .Y1 .g ~ R ~ y~~ ~ `~" b ~ ~i a, ~ '8 ~, +~2 .~ ~ yam; ~0 3 c .~ o ~ d °c °c c° E$ ~ 3a ~ S `~ o ~' '~ $ ~ iO o $ rn ,~i ~ rn E ~ ~ a ~a a¢d `0 2 ~ ~ Q ~ ~ o ~ o_ ~ ~ ~ri. ~ ~ ~ ~ ~ -.°~- a ~ '~ 333 C] L ~ •~ ~ ~ C ~ Q (~N~j L' ~ d yL~ ~ ~ ` CC ~C ~C 0 ~ p) ~ ~' ~ E ~ ~ .~ -O^ ~ °' a`a ~op ro ~ ~ ~op a Z3 ~ a a a a ~ a ~o ~ ~ ~ ~ $ yq~ ~ g~3 .~ S3 E °c e4 ~ ~ -5 U t ~ c CJ i5 "~ W era e~i e~i e7~i N m CJ S 3 .~ ~ ~ Tii N as a ~ ss+ 2°~ ~Ei .°e2'~ ~ ~ °~E ~~m a`~~,~'. ~ yyT~~°m`y°~.°5~1~ oaf o.°~m_ cl JcQ ~ ~ ~ H d. ~ ~ ~ ° v E o eT ~ ~ o~ ~ '~ ~ _ ~ .~~+ Y3 ~°~j ~ uci 8 ~ ~ -S ~ aX rn c ~ c a~ci •~ o ~ ~ '~ ~ ~° ~ •S $ ~ L g~ 3 A a yCg ~ ~ ~ L ~ ~ ~ `~ c L4 g ~22-' d c c ~2 s eu c ~ d m ~ E ~ L-' _ y E ~ .+~ ~ au en .°~ FyE ~ ao ° 'YX eT ~ - Tis ~ ~ ~ as ~r d ~ $ 'R .o ~ ~ ~ c o ~ a ~ ~ ~ eu v c $ L-r ~i U Job ~ ~ ~ a c -O E ~ ~ tO gi 3 .o~ ErS o O N ~ ° co ~ a v ~ $ ~c c ~ `O ~ p~ -C O= d N N~ ~ O O O U _G O N t6 p Y3 p _ ~' en ~ SQ p pO~ •..QJ y ~ '.t-Q' ~ ~ ~ ~Xa a' a 3 co o _ R $ ~ "E 'J~l o c E ° ~ a o E ~ c ~ o ~ 3 eu as ._ Ei t3.' - g y~ $ ~ ~ eu y a c ~ ~r d 3a Q SSSaaa ~+a c~ ~ 5 °O .°~i ~ ~ ~ ~a ~ `~°' $ $ .°IT v°~ F '~ a fO $ c7 ~ e ~ a `r ~ E 4 .2 $ Resol No. 10-024 Page '130 ~~ ~', i6 ~ ~ ~ ~~ ~ ~ ~ ~ o ~ a ~ ~~ ~ C C ~ •d ~ o~- H c ~i y€ <~ ;~ 3 'p 0 ~' 8 ~• y ip C~ N V L) !E az oa as ~ 7is y y~ t Q (O O S~~ C _ 000 LL yy`' l~ 3 aep~ 6 U l=O p 6 O~ N~~ L_ acd C~ 5 3 o ti~ y `~ oc as .~ `° 5 ~~ v U ~ ~ ~ ~ a° e.~ ~~ ~8 ~ .°' tN $~ ~~~ o~ ~~ ~~~~ ~$:Q~Q_~ o ~O ~ d ~ c v c W ~ ~ N ~~~-~~ aT oa ~i ~' ~i a ~ °~ d ~ ~ ~ a-:a v ~ o ~ ~ O_ ~ ~ L .~ 'd m_ c 8 .E ~ °3N o j L 0~ _~ I--' G .~ J A tY 0) ~ ~ y 2"'~ y U e N f0 O }$((~j E 3 m c a~~ c~ u5 5 Az ~~ d-~~ 42 c_ U c o° $ o ~ a a v ~ a v ~i g `SS ae S t$ ~ t°o ~aa acv -a ~' o N -O l0 J L C .fl ~ ^ ~ lU y ~ ,C 0 ~ C •d 0_ (O l0 ~ O ~ ob o ~ c o c ~ ~ d ~i ~' Tv a juj Yv ~ n`a ~ ~ ~ `~ °yi ~ ~ ~ L a .~ ~ v g ~ ~o ~ o ~ ai a v° ~ o o L ~ ~ ~ E ° ~ aci ~ v' h c o c Z c c S 'v ~ o c~ "~ ~'°~~'° Y3 avid rn~O~.. c~~'~'r~y~-~ ~ ~ ~ ~ E ySa~~ ~ ~ ~ ~ ~ ~r~cy -° ~ ~ ~ ~ ~ 26 9~4~ ~ d a~ E a7S -a ~ ° d ° C ~ o rSi ~ z {oa o ~ ~ ~ ~ ~ ~ c o ~ c -yip; o ~ ~ ~ o aE5 C ~ ~' ~ au c ~ 3 ~ "~ 23 ~ 3 -S ~ 3 d az ~ = a 3 -o F~ ~ °Ji ~ U ~ ~ a°n ~ o° ~ ~ h ~ ~ S d d ~" c'S `s -a v Ya w c cs~~~ ria c "L~j c d ~ a O .Q c ~ ~ `~ Resolution No. 201 -0 ~ ~ g s ~ ~ Page 47 1 'P$i ~ E~ ~ o~~N ~o aS ~ ~ ~: ~.}}qq[[ +~ ~ }Jaj 11 ~ ! a A qd o C i11 N ~ N_ d _Z. c eK d o ~ N p~y e- ° E .Cm cII ~ E u •O ~ •~ ~ C ~ ~CQ W O `~ f0 c 'per' ~' c '~ N ~ N S c °~ ~ 3 G ~ 'v ~°' ~~~a~~ _ ~_~ ~ ~ Q ~ Q .~ ~ . ~ E ~ ~ d ~ ~ ~i d Y ~ d~ .~ .C~) O. ~ C L (~A '~.'GZSy~ y O ~Up ~ .C d C d G s~ aci ° E ~ ~ ~ ~ d ~ ~ a ~a1.Oie G Q O C 'S ~ ~~ ~~ C~ 'Ns~ iL ~ .~i ~ .c E L'a ~ o o ~ 'ft o c° N Z$ C d _N_ O ~O ~ ~ E U l0 d d~ lO ~ yp E O ~~l ~ C ~ ~ O Sj ~ O •O ~ d '~ aci ~n m • U m c ~' a~ v ~ o~ .Y3 0~~ S' ~ c pro a -O °uoi X3 ~i° ~ ~~~L .~+' c~ '° e s v ~~ a c d o~ o ~ T~yo d d~ C y3 ~ c ~ ~ iv a ~ ~ ~ ~ i L° C to $ ~ ~ 0 S~ ti is .Q £ rn e 8 d .Q so •C ~ ~ ~ a ~ ~ c .4~ a+ ~ Ys b v ~ ~ E ~ ~ c ~ ~ ~ ~ te~rr.. N o c _ _ _ p ~ ~ ~~O C d a E .°.~a~n c •c° c~ a '~ ~~ E Yo p3 c aci o ate{ a~ ~ ~ ~~-~ ro w L° z w o 'S E~ ~~ rn a ~ ~ c ~ ~ do °~ 3 0 ~ ._~' `c ~cq 'E4 ai ~ •~ ~ ~`y{c~l y ~i' `p Q C A• ~ ~ O fTl C ~ a g ~~ d :~ ~e/' ~ U N 'p O~ C N d ~~~~ i0 L°.z-~~v ~'~ ~'~ ~ ~~~~ 'c` E 'o -a 0 0~ m~ c o a ~°~ ~ o o~~ •c a 3 :E ~ ~ ~ ~ v w a v ° ~ ~ 0 3 ~ ~ . d ~J _ C -_-~ O~J O d d ~ ~ c $ Q c ~ 8 p ~~~ 3 ~ ~ o ~~~~ d N S ~ -p C7 o Q a___ ~ ~ ~ N d Resol No. 10-024 ~ Page f'130 ~~ ~~~ ~~~~~`~ ~ ~~`~ a~ 38 ~ ~2~ia C O O O) -_ta C O V ~ O p. .GpU ~ ~ C~ m~ y c z rn ~Z N o ~ ~ [O d N a C a a o m~ ~~ d 2gT$ c 'g -~yc-s 'cs as ~ a ~ .GCa ~ ~ !dam O ~ p~j lO .sue d ~ L~' c ej s ~d _ .~ rte' u as N C ~ N w. ~ R O O N `J r C o~ ~~~-~~~~ ~d n`. ao0 O v ~ ~ m o -'~ G d 'Q ~ UV a 3 ~ m a ~ _a o ~ as E ~ U d 5 ~ _~ .-p- d N 3 °cj a 2 d N O) ~ ~ ~ j ~ c .6 c~' ~ E .~~~~ o, a c c .~ o d fpf ~ ~ ~ ~ ~s ~~ p~~ ~ a~i ~ S-t N o 3 ~ S ~~ N O ~~ t ~ E C U ~ 3 0 a ~ ~ ~ E U .~~ ~ C C C `~ ~ N 61 N d !~ O !~ O C ~ c ~ ~ N e c ~ 2 ~ .c3 °~ ~i ~~gcg o o ° a' ~w ~` ~r .~3 °1 ~i c o °~' rd ° a E j° as To ~ ~ ~ ° _ E •°- c ~ ° .--+ ~{ ~~C°t ° E ~ ~ ~ aa~ o a'~ 3 ~ ~'i ~ ° E ~ ~ ~ ~ Q K g'Zi rn$ v~ uai 3~~ g_' ~ v Q H 3 .~ y~y 's`s `o t'v- ~~ ~ ~ 0 7v .y ..-c ~ `~-° ~ c~d ~ ~y o Yom ~ E c o ~ i3 'r3 c o -O ~ ~ a ~' c ~ c o 2Y ~ '`~ c o v ~ ~ ~ a ~. 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E ~ E ~ ~ ~ YY >v L m o °~ 42 ~ yy~~ ~ m ~' c E _~ o. ~ c o j v o c _ L 8 ~ L S •~ C ~ ~ ~ ~ O= y Ol of o t ar5 3 ~, O) S] ~t y N ~ ~ O ~ L ~ ~ ~ A o°'~=.~ ~ o 3 3 c rn ~ ~ ~ ~ ~F o ~ E ~ ~~~ m a ~rn' `o rn $ ~_ '~ 3 ~ E c -L-o C ~ E ~ X ~ ~ •C E $ ~ ~ a ~ $ o S ~ .o gi may' ~ .~2 a~i 3 y' E ~° '2d5 Q rn ~ as o .~ py-a, :o o ro cc ~ ~ ~ U ~ ~ ~a ~ s ~ ~ ~ a~ _ ~ i3 y~qa .o d Resolution No. O'10-0 Page 9 of 1 M eV ~L Wd U Resol Page c ~ $ ~ c c $ ~ •c c •N J •S~ N N y C N 2~ N o ~ a~ y N N •~• f0 S yc1~~ ~~ cs O ~ ~ ~ O ~ H Q y Yl L` ~ E y Yl ~ O O C, U ~_ C lO _c a ~ `o ~ ~ d p C p C f0 C ~ `o ac~i d -`~ ~ 3 ~ ~ c .~ 3 c ~ ~'~ '~S ~ ~ ~ ~ fr3 'T~ 5 , c ~ of ~ aci 4? 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C Yj ~ d f0 " C y C a0 ~ S _ f0 ~ ~ YO _ O ~ L ~ ~ ~ ~ 2` C ~ J y ~ U _G Gl O ~ ~ ~ ~v ~c5 ~'~+-~~ c' o 0 33 ''3 'moo 8 ~ y ~ No. 130 10-024 ~ ~ ~ E ~ ~ '" ~ ~ $ _ ~. d ~ ~ o ~ _ ~ ~ z 3 ~ ~-~-- 8 3 ~ s 0 C 0 m E 'O Q: W rsi d W U ~ °' ~ v ~ c .i4 ~° ~ °~ ~ E E ° S °OO ° r~ c y ° $ qL° ~ 'Z 5 p •C ~ ~~-5i c yy c a '° t~ c c ~ o c a a'"3 g~a ~ o E ~' ~~{ Li' gS c~ E ~ ~ ~ S ~ ~ = o ~ d 'Jcri E ~ ~'ny c ~ ~ ~ ~ 3 C~ rn Q i~°o oc '~i ~ _p° as .i~y3 ~ ~ o a (~ ~ ~ ~ -O ~ E ~ O ~ ~ a ~ ~ e1-. l0 N ~ ~ ~ U a O U N .O ~ p O) p ~ ° E `mod g' Y° c o f dr ~ ~ o ~ c c w o y°` ~ '~ ~4~ w o 9 ~ c ~ ~ ~ a E ~ E ~ ~ ~ ~ ~ ffi ~q~ ~ E H °' Yo 'd'i E rn o ~ S o ~ ~ ~ ~ ~ ~ a ~ c ~ L° ~ ~ c 3 L d l~ "Q y o _ ~ ~ .,, EQ ~ Q y~ e10~ y~~ ~ p) L y = O ~ O ~ -ypO N ~ Od l0 •61 .L~ ~ ~ ~ E O_ ~ C ~ ~ W ~ O O C 2 p }~ N d 3UN N~j _ a -~ ~ a v v Cg ~ ~+ ~ S~ F os a~' a a~ ~ ih S ~ E m 3 5 ~o .c w e ado 3~ S Resolution No_ 2010 Page 53 of N a~ ~~~ <O d vOO o ~<po elf a~ app s c as ry ~ d as a c v a -o .~2 m .cN a~~_? 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C o ~ ~ (E ~ ~C ~~ •~ O ` ~ ' o a ~ d oa c w as N °' ~ ~ H ~"S ~p ~ ~ ~ -~ ~i N a ~ ~'~ o a ~ .2 a c ~o m No. 10-024 v „ ~ ~ a~ .~ ~ ~ ~ f'13 ~:~ ~~~¢~ °, -S4` ~~ ~.~ ~ o ~ ~ ~ ~ a[°v t ~ 3 0 ~ C3 l~ 0 ~L wO~ C1 N 4 U W W S O n' U' .~ 's ~s ~b 'v c li W N d t~0 C ~Cp N .t' F~- `~ ~L Wd U N i d Q ~O N O 'O .y O tap C 'v .~ N m E v Y G 'v c L%. D "m cS m c .gip C H CHAPTER 3 Findings Regarding Project Alternatives 3.1 INTRODUCTION The EIR prepared for Transit Zoning Code considered six (6) altcrnati~-es to the Proposed Project. Pursuant to Section 15126.6(x) of the CEQA Guidelines, the prirnar}- intent of an alternatives evaluation is to "describe a range of reasonable alternati~-es to the project, or to the location of the project, which would Feasibl}- attain most of the basic objecti~-es of the project but would at-oid or substantial[}' lessen an}- of the significant effects of the project, and evaluate the comparative merits of the alternati~-es." This chapter describes the project objectie-es and design criteria used to dew-eLop and evaluate project alternatives presented in the DraFt EIR. A description of the alternati~=es compared to the Proposed Project and the findings regarding the feasibility of adopting the described alternatives are presented b elo~~-. 3.2 PROJECT OBJECTIVES The project objectives of the proposed'i'ransit Zoning Codc ate to: ~ Prop-ide zoning For the integration of nc~v infill development into existing neigl2borhoods ~ Provide For a tnugc of housing options, including affordable housing ~ Allow for the reuse of existing structures ~ Allow the deg-elopment of the Agency properties ~ Provide atransit-supporti~=e, pedestrian-oriented development fianiework to support the addition of ne~~= transit infrastructure ~ Presere-e and reinforce rite existing character and pedestrian nature of the City by strengthening urban form through improved development and design standards ~ Encourage alternati~-e modes of transportation, including the rail s}'stem that connects San Diego to Los Angeles The project objectives of the proposed Developer Project for the Agency-owned properties are to: ~ Redevelop all of the Agency-owned properties ~ Provide new affordable housing For fatniIies in fuctherauce of the City's affordable housing goals established in the I-Iousing Element, the Implementation Plan for the Santa Ana lViergcd Redevelopment Project urea, and the City of Santa Ana Consolidated flan ~ Enhance the streetscape and urban Form of the area, particularly along Santa 11na Boulei=ard, ~~rith the construction of new buildings that meet the standards contained in the Transit Zoning Code and that support future transit planning ~ Eliminate blight Resolution No. 20'10-024 Page 67 of 130 Transit Zoning Code (SD 84} EfR Flndings of Fact/Statement of Ovarrlding Considerations 3_1 Chapter 3 Findings Regarding ProJeot Alternatives ~ Provide additional public open space and facilitate joint use arrangement with SAUSD for a new community center ~ Proms-ide an economically viable redevelopment scenario For the Agency-owned properties 3.3 SELECTION OF ALTERNATIVES The Draft EIR and Recirculated Draft EIR e~>aluated sip (6) alternatives, including the No Project/No Development alternati~-e, in Chapter 5.0. This evaluation compared the ens-ironmental advautnges and disadvantages of each alternative to the Proposed Project. Alternative 1, 2, and 3 are primarily designed to address alternatives to the 'T'ransit Zoning Code as a whole. Alternati~~es 4, 5, and 6 present alternatives to the proposed Dec*eloper Project, and under each of these Alternatives, the proposed Transit Zoning Codc would remain the unchanged. 'T'he range of feasible altemati~Tes was selected and discussed in a manner to foster meaningful public participation and informed decision-making. Among the factors that were taken into account when considering the feasibility of alternatives (as described in CEQA Guidelines Section 15126.6[I][1]) were ens*ironmental impacts, economic viability, a~-ailability of infrastructure, regulatoi-~- lurutations, jurisdictional boundaries, and attainment of project objecti~>es_ As stated in Section 15126.6(a) of the CEQA Guidelines, an EIR need not consider an alternative whose effects could not be reasonably identified, whose implementation is remote or speculati~>e, or oue that would not achieve the basic project objecti~-es. The analysis includes sufficient information about each alternative to provide meaningful evaluation, analysis, and comparison kith the Proposed Project. It should be noted that the Altcrnati~•es section of the DEIR was re-circulated due to the addition of three new alternatives (Alternatives 4, 5 and 6) which would lessen the impacts related to historic structures located within the proposed Developer Project area. The re-circulation of the tllterna[ives section concurrently extended the public cou~ment period on the DEIR. 3.4 PROJECT ALTERNATIVE FINDINGS 3.4.1 Findings on Alternatives to the Proposed Transit Zoning Code Analyzed in the Draft E1R Alternative 1, 2, and 3 are primarily designed to address alternatives to the Transit Zoning Code as a whole. The Agency's findings on each alternatic>e and the rationale I~ehind each Ending are set forth below. Alternative 1: No Pro)ect/No Development Alternative This alternative assumes a continuation of the Cit3>'s existing General Plan and zoning designations to guide Euture growth and development within the Transit Zoning Code project area. 'T'he impacts of this alternative were analyzed under a maximum buildout scenario within the Transit Zoning Code area with the current allowed land uses and development standards designated in the existing General Plan and zon$~~a~igns2.CI.[ba~l~tion, this alternative assumes that the proposed Developer Project would not go ~~s~§$ d$r'l3(.jie Agency-owned properties. bSaintaining the existing General Plan and zoning 3-2 Transit Zoning Code (SD 84) EIR Findings of Faot/Statement of Overriding Conslderattons Chapter 3 Findings Regarding ProJeot Alternatives designations throughout the Transit Zoning Code area would result in impacts that are similar, for the most part, to those of the proposed 'Transit Zoning Code, although many of the significant impacts associated with aesthetics, air quality, climate change, and noise/vibration would Ue reduced as compared to the Proposed Project. A number of impacts would Ue greater under the No Project/No De~•elopnzent tllternati~-e than under the proposed project due to the absence of mitigation measures that would be adopted as part of the proposed project, e.g., impacts From increased light and glare. Additionally, because the City's existing General Plan and zoning designations do not emphasize alternative modes of transportation and do not contain the development Framework necessary to support the transit-oriented development, impacts to traffic/transportation would be greater under the No Project/No De~•eloptnent tllternatic-e than under the proposed Transit Zoning Code. Findings The Agency hereby finds that specific economic, legal, social, technological, or other considerations make the adoption of the No Project/No De~•eloptnent Alternati~•e infeasihle. Although Alternative 1 would moderately reduce some of the proposed project's significant inipac[s, it would net achie~•e most of the basic project objectives. SpeciEtcall}', Altennati~•e 1 would not provide totting for the integration of new inflll de~•elopment into existing neighborhoods. It would not provide fora range of housing options, including affordable housing. It would not provide for the reuse of existing structures, allow the development of the Agency-owned properties, or strengthening urban Form through impro~•ed de~•clopment and design standards. 141oreover, unlike the proposed project, it would not provide atransit-supportive, pedestrian-oriented development framework to support transit-oriented de~•elopment, or encourage alternati~•e modes of transportation. As a result of its inability to meet the basic project objecd~-cs, the No Project/No Deg*elopment Alternative would eliminate the opporntnitp to provide the numerous benefits of the proposed project, as set Forth in the Statement of Overriding Considerations, including land use development that proms*ides a better market For public transit, consistent ~~rith the goals of SB 375, California's Sustainable Communities and Climate Protection Act; pro~•iding strategic areas for infill, pedestrian Friendly environments, and focusing housing and emplo}•n-tent growth in transit-accessible locations through transit-oriented developments, consistetrt with the Southern Califortia Association of Governments (SCAG) 2008 I~egionnJ Tinnrpos-tntion PJnn: Mm~ing IbR Coiu~ec/ions (RTP), and SCAG's 2008 IZegfoirnl Can~pirbensioe Plan: Helping CO/n/l//!nJ/%Rl ltcGie~.e n Snrh~innble Fu/nir (IZCP) land use goals; and providing opportunities to meet the City of Santa Ana's share of the Regional Housing Needs Allocation (RHNtl} For 2006-2014. Additionally, Alternative 1 would not further the established Goals and Policies of the City's General Plan to the same extent as the proposed Transit Zoning Code. In par[icular, it would not further Housing Element Policies I3E-2.1, 2.2, 2.3, 2.4, which support the goal of providing a di~•crsity of quality housing, affordability levels, and living experiences that accommodate Santa Ann's residents and workforce of all household types, incotne levels, and age groups to foster an inclusive community to the same extent as the proposed Transit Zoning Code. Nor would it Further Land Use I?letnent policies Li;- 1.2, 1.3, 1.5, 1.6, 1.7, and 1.9, which promote a balance of land uses to address basic comniuni needs, LE-2.4, 2.6, 2.8, 2.9, and 2.10, which promote land uses which enhance the ~~~a~41i~9~~'f~~al Transit Zoning Code (SD 84) EIR Findings of Fact/Statement of Overriding Considerations 3-3 Chapter 3 Findings RegarUing Protect AlternatNas viability, LE-4.3, 4.4, and 4.5, which support the goal of protecting and enhancing developments sites and districts which are utzique community assets that enhance the quality of life, or LE-5.1, 5.2, 5.5, 5.7, 5.9, 5.10, and 5.11, which ensure that the impacts of development are mitigated to the same extent as the proposed Transit Zoning Code. (See Land Use Element; Draft EIR "Table 4.7-3.) Similari}•, it would not fiirthcr the goals of the Urban Design Element (Goals 1-7) to the same extent as the proposed Transit Zoning Code. (Sec Urban Design Element; Draft EIR Table 4.7-3.) Moreover, the integrated and cohesive developmen[ standards that are proposed for the Transit Zoning Code area would not be implemented. Lastl}=, Alternative 1 ~~•ould increase irvpacts on transportation as a result of lack of emphasis on alternative modes of transportation in the current General Plan and zoning designations and the lack of a development fiariiework to support u~nsit-oriented de~•elopment. Igor these reasons, the Agenc}' rejects Alternative 1 as infeasible. Alternat[ve 2: Overall Reduced Density The Overall Reduced Densit}* Altemati~•e would reduce the intcnsit}• of all anticipated land uses within the Transit Zoning Code (SD 84) area h}• 25 percent. In general, this alternative would reduce the number of resideuccs, including affordable housing, and reduce employment opportunities as a result of less commercial uses in the area. SpeciFcally, this alternative ~~•ould result in approximately 1,019 feweJ- residential units, and 96,750 fewer square Fee[ of retail within the Transit Zoning Code (SD 84) area. Specific development characteristics that would be allowed under this alternative relative to the proposed Transit Zoning Codc (SD 84) are specified in Table 3-1 (Alternati~'e 2 and Proposed Transit Zoning Code [SD 84] ChaLncteristics). a Land Use Type AlfemalNe 2 TronsN Zoning Code (SD 84) . DHTerenee Residential (units) 3,056 4,075 (1,019) Retail (sf) 290,250 387,000 (96,750) Industrial (st) (990,000) (990,000) O Commercial (st) (124,000) (12q,OOp) 0 Civic [s~ (21,000) (21,000) O Green (sq 680,000 680,000 O Parking (1,772,000) (1,772,000) O SOURCE: P658.J 2010 Findings The Agency hereby £tnds that speci£LC economic, legal, social, technological, or other considerations make the adoption of this alternative infeasible. Although Alternative 2 would somewhat reduce the sigtuficant impacts of the proposed Transit Zoning Coc1(3~t ~a2Rh@t12i3~climate change, and transportation, it would not reduce any of those impacts Page 70 of '130 3-4 Transit Zoning Code (SD 84) EIR Findings of FactJStatement of Overriding Considerations Chapter 3 Findings Regarding ProJeot Alternatives to below the level of signiFicance. In addition, Alternative 2 would not meet the housing and transit objectives of the Project to the same extent as the proposed project. Alternative 2 would reduce housing b}~ 25 percent, from 4,075 to 3,056 residential units. The potential number of affordable housing units would also be reduced b}• 25 percent. Providing 3,056 new units would not meet Santa Ana's Kegional Housing Needs Assessment for 2006-2014, which calls Eor 3,393 to[al units, 1,248 of which must be affordable for low, vet-'y lo~t•, and extremel}• low income households. The City of Santa Ana has a great need for affordable housing; sixty percent of the households in Santa Ana ha~•e lo~~g very loin, and extremely low income. (City of Santa Ana General Plan Draft Housing Element 2006-2014, Appendix A, p. A-10.) Goal 2 of the Housing Element is to "provide a di~~ersit}' of qualit}• housing, affordabilit}' levels, and living experiences that accommodate Santa Ana's residents and ~~•orkforce of all household t}'yes, income levels, and age groups to foste-r an inchtsi~•e community: ' Alternati~-e 2 would not meet this goal, or the following Housing Element policies, to the same extent as the proposed project: HE-2.3 Rental Housing. Encourage the construction of rental housing For Santa Ana's residents and workforce, including a conztnitment to ~*ery lo~v, low, and moderate income residents and moderate income Santa Ana workers. HE-2.4 Diicrsit}~ of Housing "1'}•pes. Facilitate and encourage a diversity and range in types, prices, and sizes of housing, including single famil}* homes, apartments, town homes, mixed/multiuse housing, transit-oriented dc~-clopments, and live/work housing. Alternative 2 would not meet the project's transit oriented objectives to the same extent as the proposed project Reducing the amount of housing and retail space would result in a Failure to fully emphasize the use of the Santa Ana Regional Transportation Center (SARTC) for City residents. A [nixed-use urban and transit-oriented neighborhood requires a critical mass and balance between residential and non- residential uses in order [o succeed. (Draft EIR, Section 5.5.) Alternative 2 would not provide that critical mass and balance. In addition, it would not implement established SCAG RTP or RCP policies, or General flan Land Use Element policies 1.2, 1.3, 1.5, 1.G, 1.7, 1.9, 2.4, 2.G, 2.8, 2.9, 2.10, 4.3, 4.4, 4.5, 5.1, 5.2, 5.5, 5.7, 5.9, 5.10, and 5.11, or Urban Land Use Element Goals 1 through 7 to the sanzc extent as the proposed project. (See Land Use Element-, Urban Design Element; Draft EZR Table 4.7-3.) SpeciFically, the Alternative 2 would not meet the Follo~~-ing SCAG RTP Land Use Goals to the satnc extent as the proposed projcct•. ~ Create mixed-use dis[ricts or "complete commutties" in strategic growth areas through a concctltration of activities with housing, employment, and a niix of retail and services, located in close proximit}- to each other. Focusing a mix of land uses in strategic growth areas creates complete communities wherein most daily needs can be met within a short distance of home, providing residents with the opportunit}' to patronize their local area and run daily- errands by walking or cycling rather traveling by automobile. ~ Intensif}• nodes along corridors with people-scaled, [Wised-use developments. 7\4any existing corridors lack the residential and commercial concentration to adequately support non-auto transit uses, without which the existing transit system cannot Fully realize its potential for accommodating additional trips and relieving the ri^ansporta[ion system. 't'hese nodes alot~gg~~i~; 8t3~O~~Le Page 71 of 130 Transit Zoning Code (SD 84) EIR Findings of Fact/Statement of Overriding Considerations 3-5 Chapter 3 Findings Regarding ProJeoi Alternatives vibrant, walkable communities with localized access to amenities, further reducing reliance on the automobile For a variety of trips. ~ Pedestrian-Friendly= environments and more compact development patterns in close pros-unity to transit serve to support and itnpro~=e transit use and ridership. Focusing housing and employment growth in transit-accessible locations through this transit-oriented development approach will serve to reduce auto use and support more multimodal tray=el behavior. Further, the large reduction in retail space would significantiy redact potential new employ-ment opportunities and the economic benefits that accompany such opporntnities, as compared to the proposed Transit Zotng Code. It would also reduce the amount of potential tax revenue that the City= could use to reins=est and stunulate economic deg=elopment. On balance, reducing the deg=elopment intensity by 25 percent under tllternative 2 would not provide any= sigtificant environmental benefits that outweigh the extent to wlch it R=ould inlvhit the City='s ability= to meet regional housing needs and its goal of establishing a transit-supportive, pedestrian-oriented de<=elopment framework to support die new transit-infrastructure. For these reasons, the Agency rejects Alternative 2 as infeasible. Alternative 3: Low-Rise Project Tkis alternati~=e is a low- to mid-rise version of the 'Transit Zoning Code (SD 84), which would luiiit building heights in the Downtown and Transit VIllage Districts to Four stories. Under Alternati~=e 3, the Downtown and Transit Village Districts would be redo=eloped according to the standards of the First Street Corridor District. The remaining districts of the Transit Zoning Code (SD 84) area would be de~~eloped consistent with the proposed project. Tlis would result in 2,049 fewer residential utits and 36,000 Fewer sf of retail uses. Because this alternatic=e would allow building heights that arc similar to existing buildings in the area, the altemati~=e would ensure future development «=Quid have less shade/shadow impacts, as well as generate fewer automobile trips. The anticipated mix of land uses would therefore be differetrt than the proposed project, and a less reshdential based area would result. Specific development characteristics that would be allowed under this alternath~=e relative to the proposed "Transit Zoning Code (SD 84) are specified in Table 3-2 (Alternative 3 and Proposed Transit Zoning Code (SD 84] Characteristics). Resolution No. 20'10-024 Page 72 of 130 3-G Transit Zoning Code (SD 84) EIR Findings of Fact/Statement of Oven'Iding Considerations Chapter 3 Findings Regarding ProJeot Alternatives ..... ..;:(.and 1lSO.fiyPg _., -%9flerriSapiye,3,`, ~-~,, '•hanalt Zvning Coda'(SO 84)', :I .::•D1KBtenea '.:;. ~;! Residential (units) 2,028 4,075 (2,049} Relaii (sn 351,000 387,000 (38,000) Industdal (sQ (990,000) (990,000) O Commarclal (sq (124,000) (124,000) 0 Civic (sf) (21,000) (21,000) O Green (sf) 680,000 680,000 0 Parking (1,534,000] (1,772,000) (238,000) SOURCE: PBS&J 201 O Ffndfngs The Agency hereby Hnds that specific economic, legal, social, technological, of other considerations snake the adoption oFAlternative 3 infeasible. Although Alternative 3 would reduce a significant and unavoidable impact of the proposed project to aesthetics (shading and shadows) to a less than significant level, it would restrict development within the City to low- to tnid-rise development, which would not meet project objectives to the same extent as the proposed project. SpeciEtcall}•, this restriction would require a reduction in housing (including affordable housing] from 4,075 units to 2,026 LIt1ItS, «•ltich would not meet Santa Ana's Regional Housing Needs Assessment For 2006-2014, which call For 3,393 units, 1,248 oFwhich must be affordable for lo~~>, ~>ery low, and extremely low income households. The City of Santa Ana has a great need for affordable housing -sixty percent of the households in Santa Ana have low, very lo~c>, and extremely low incomes. (City> of Santa Aua General Plan Draft I-Iousing Element, Appendix A, p. A-10.) Goal 2 of the Housing Element is to "provide a diversity of quality housing, affordabilit}• lei>els, and lip>ing experiences that accommodate Santa Ana's residents and ~~>orkEorce of all household q•pes, income levels, and age groups to Eoster an inclusi~>e commutrity." tlltetnative 3 u>ould not meet this goal to the same extent as the proposed project. Sin-tilarly, it would not meet Housing Element policy 2.2, set forth below, to the same extent as the proposed project: HE-2.2 District Canters. Create high intensit}>, mixed-use urban ~>illages and 24-hour pedestrian-oriented experiences that support the raid-to high-rise office centers, commercial aerie>it}>, and cultural activities in the varied District Centers. Alternative 3 would also fail to unplemcnt the follo~~ng Housing Element policies to the same extent as the proposed project IIE-2.1 Downto~i>n. Strengthen Santa Ana's core as a vibrant mixed-use and Infixed-income environment bj• capitalizing on the government center, arts district, and historic downtown and Facilitating transit-oriented development and diverse neighborhoods. Resolution No. 2010-024 Page 73 of 130 Transit Zoning Code (SD 84) EIR Findings of FactJStatement of Overriding Conslderetlons 3_'7 Chapter 9 Flndings Regarding ProJeot Afternatlves HE-2.3 Rental Housing. Encourage the construction of rental housing For Santa Ana's residents and u>orkforce, including a comtnittnent to ~•eiq low, low, and moderate income residents and moderate income Santa 11na workers- HE-2.4 Diversity of Housing Types. Facilitate and encourage a diversity and range in types, prices, and sizes of housing, including single Famil}• homes, apartments, town homes, mixed/multiuse housing, transit-oriented developments, and li~'e/work housing. Alternatit'e 3 would not meet the projecc's transit oriented objecti~*es to the same extent as the proposed project. Reducing the amount of housing and retail space ~~•ould result in a Failure to Fully emphasize the use of the SARTC for City residents. A [Wised-use urban and transit-oriented neighborhood requires a critical mass and balance between residential and non-residential uses. (Draft EIR, Section 5.5.) Alternati~'e 3 would not pro~•ide that critical mass and balance. Reducing housing and retail opportunities would result in a failure to fully beaefiC from the ins*esttnent in the expansion of the ta~nsit system and would not adequately target growth in housing, employment, and cotaitzzercial de~•elopmetit within walking distance of [he existing and planned transit stations. In addition, Altcrnati~'e 3 would not implement SCAG 12TP and RCI' policies or established General Plan Land Use Element policies 1.2, 1.3, 1.5, 1.G, 1.7, 1.9, 2.4, 2.6, 2.8, 2.9, 2.10, •1.3, 4.4, 4.5, 5.1, 5.2, 5.5, 5.7, 5.9, 5.10, and 5.11, or Urban Land Use Element Goals 1 through 7 to the extent that the proposed project would. (See Land Use Element; Urban Desigta Element; Draft EIR Table 4.7-3.) Specificall}-, Alternative 3 would not meet the following SCAG RTP Land Use Goals to the same extent as the proposed project: ~ Cxeate mixed-use districts or "complete communities" in strategic growth areas through a concentration of activities «~th housing, employment, and a this of retail and services, located in close proximity to each other. Focusing a mix of land uses in su~ategic growth areas creates complete conzmututies wherein most Bail}• needs can be met ~i'itlain a short distance of home, prot'iding residents with the opportunit}' to patronize their local area and run dail}' errands by walking or c}'cling rather traveling b}' automobile. ~ Intensify nodes along corridors with people-scaled, mixed-use de~'elopments. Dian}' existing corridors lack the residential and conitraercial concentration to adequntel}' support non-auto transit uses, without which the existing transit system cannot fully realize its potential for accommodating additional trips and relieving the transportation system. These nodes along the corridor also create vibrant, walkable comnntnities with localized access to amenities, further reducing reliance on the automobile For a variety of trips. ~ Pedestrian-Friendly environments and more compact dec•elopment patterns in close pro_vanity to transit ser~'e to support and impro~-e transit use and ridership. Focusing housing and employment growth in transit-accessible locations through this transit-oriented development approach will serve to reduce auto use and support more multitnodal tsa~•el beha~'ior. Additionall}•, the seduction in retail space under Alternative 3 would reduce potential new employment opportunities, and the economic bene£ts that accompan}' such opportutities, as compared to the proposed project. It would also reduce the amount of potential tar revenue [Fiat the City could use to reinvest and stimulate economic de~•elopment. Resolution No. 2010-024 Page 74 of 130 3-8 Transit Zoning Code (SD 84) EIR Flndings of Faot/Stetement of Overriding Conslderatlons Chapter 3 Flndinga Regarding Protect Alternatives On balance, the reduction in impacts to shading and shadows provided by this alternative do not outweigh the costs associated with the loss of housing and retail opportunities that would also occur under this alternati~*e. Foe these reasons, [he Agency rejects Alternative 3 as infeasible. 3.4.2 Findings on Alternatives to the Proposed Transit Zoning Code Analyzed in the Draft EIR Alternatives 4, 5, and 6, described below, present altemati~~es to the proposed De~~eloper Project. Under each of these Alternatives, the proposed Transit Zoning Code would remain the unchanged. The Agency's findings on each altemative and the rationale behind each finding are set Forth below. Alternative 4: No Demolition of Agency Properties/Rehabilitate in Place Descrlptfon This alternati~*e would eliminate the demolition of structures on the fourteen parcels within the Station District currently ovc•ned by the City of Santa Ana Redevelopment Agency that were slated for demolition under the proposed Developer Project (see Figure 5-1 ~DemoIitions]) and instead require that those properties be retained and rehabilitated in their current locations. Additionally, the City/Agency would not acquire an}• of the t~i•ent}• parcels identified in Figure 5-2 [Potential Ne«• Santa Ana Redevelopment Agency Acquisitions]. Upon completion of rehabilitation, the rehabilitated houses would be offered for-sale as low or moderate income housing. The proposed Transit Zoning Code would remain the same under this Altcrnati~-e. In total, this Alternative would provide approximately 75 rental units and approximately 24 for sale units within the Station District, for a total of approximately 99 units. Of these, approximately 72 would be rented to low, vetj•-low and extretnel}--low income households, approximately 19 would be offered for sale as low income units, and one would be offered for sale to those meeting the Orange County criteria for Moderate Income. (See EIR Appendix J (Updated) jruternatives Testing: Financial Analysis], 'f'able 1, Alternatives Analysis.) By contrast, approximately 124 units would be pro~•ided b}• the proposed De~•eloper Project, of which 121 would be rented to low, ~-erp-low and extremely-low income households, and thirty two units would be offered For sale, of which six units would be offered For sale to those tneeting the Orange County criteria for Moderate Income. (Id.) Flnd/ngs T#ie Agency hereby finds that specific economic, legal, social, technological, or other considerations make the adoption o£ this alternative infeasible. Construction of affordable housing units is critical to meeting the City's Regional Housing Needs Assessment (RIINA) For 2006-2014. The City's RHNA calls for 3,393 units of new residential construction, 694 of which are to be affordable to very low income households, 574 of which ate to be affordable to low income households, and 665 to be affordable to moderate income households (EIR, Section 4.9). Alternative 4 would provide 37 fewer units that would be aEForda~i3~~tE9~~~~~lb~v~~d Transit Zoning Coda (SD 84) EIR Findings of Fact/Statement of Overriding Considerations 3_9 Chapter 3 F)ndings Regard)ng ProJeot Alternatives moderate income households than the proposed Developer Project. This seduction in the number of affordable housing units eliti~inates an opportunity to provide affordable housing in furtherance of meeting the Cit}''s RI-INA. It also eluninates the opportunity to provide Special Needs housing through the A4ercp House project. Siuiilarl}•, Alternative 4 does not to meet the City's policy of "maximiz[ing] affordable housing on Agency-ou>ned properties that is of high quality, sustainable, and available to various income le~•els." (See Santa Ana Housing Element [2006-2014], Policy HE-2.8.) Nor does it go far enough to meet the Cit}•'s policy to "encourage the construction of rental housing for Santa Ana's residents and workforce, including a cotntnitment to very low, low and moderate income residents and moderate income Santa Ana .workers" (Folic}' HE-2.3) or its policy to "facilitate and encourage a diversity and range in types, prices, and sizes of housing, including single-fatnil}• homes, apartments, town homes, mixed/tnultiuse housing, transit-oriented developments, and live/work housing" (policy I-IE-2.4). (See Santa Ana Housing Element [2006-2014].) Further, the City- of Santa Ana currently has a shortage of rental units appropriately sized to accommodate fan-Lilies. As stated in the Cit}•'s 2006-2014 Housing Element, ~vlule multiple-fatTtily housing comprises 41% of all housing stock within the City, onl}• 13% of multiple fatnil}• and single- fatnily rental units have three os more bedrooms. It is estimated that 45% of all Families who rent hay+e five or more members. Tlvs translates into a shortage of 12,000 large fatizily rental units. The Dec•cloper Project contains 78 avo-bedroom units (two of which are manager units) and G7 three-bedroom units. In addition, the Mere}> House project ~~+ould provide one three-bedroom, Fi~•e-one bedroom and Five tu•o- bedroom units (exclusive of manager's unit) of special needs housing. These units are appropriatel}> sized to meet Santa tlna's identified demographic needs. Implementation of Alternati~•e 4 would not further the City's policies relating to the need for rental housing suitable For families, nor ~x•ould it achieve the project objecti~•es described above. Moteover, the California Legislature has enacted Government Code section 65589.5, the "I lousing Accoutitabilit}> Act," which res[cicts the Cit}~s abiiit}> to disapprove, or require density reductions, in certain types of residential projects. Specificall}>, the City niay+ not disapprove a housing development project for ver}> low, low-, or moderate-income households unless it makes certain findings set forth in Government Code section 65589.5, subsection (d). The Cit}' is unable to make any of these Findings at this time. Therefore, disappro~*al of the proposed De~•eloper Project is legally> infeasible. Addirionall}•, Alternative 4 also affects the fixed ratio of construction costs but does not cotnt-tiensuratcl}+ reduce construction costs. Therefore, although the total cost of this alternative to the City/Agency could be less than the proposed Developer Project, the cost/unit would be appsoxin~ately $26,000 higher than the proposed Devreloper Project. Tlus is attributable to the fact that smaller apartment projects would be developed under this alternative, which generate a higher per unit financial gap, according to the financial analysis prepared by Ke}•ser Marston Associates (I~it1) for the Cit}' of Santa Ana (as updated on 1~Iay 22, 2010) and included in Appendix J of the EIR. This is a signiFicantl}• less efficient and effectic•e way to spend the funds ac•ailable For redevelopment of the Agency-owned parcels than the proposed Deg*eloper Project. Resolution No. 20'10-024 Page 76 of '130 3-10 Transit Zoning Code (SD 84) EIR Flndinga of Fact/Statement of Overriding Considerations Chapter 3 F/ndings Regaddfng ProJeot Alternatives Further, under Alternative 4, the proposed park identified in the Developer Project would no longer be included as a project component. The park was one element of see-era) in the o~-erall vision For de~•elopment of the Agency-owned properties. The selection of Alternati~=e 4 effective)}• eluninaies the ability to construct a park on the block on which it is currently envisioned given that the three structures currently located on the Agency-owned properties within that block would remain under Alternati~-e 4, and the Cit}=/Agency under this scenario would be precluded From acquiring ati}* additional properties. Further, Alternatie*e 4 ~c•ould not meet the objective of the Developer Proposal to rede~-elop all of the Agency-owned properties, nnd, as explained abo~-e, it would not meet the objective of pro~•iding new affordable housing for fatnilics in Furtherance of the City's affordable housing goals to the same extent as the proposed project. Also, it is unlikely that the City/Agency would be able to attract a quality deg-eloper to undertake a small scale scattered site development such as that which would be constructed under Alternati~-e 4. 'Phis «-ill seriously constrain the potential For providing economical)}- ~•iable redec•elopment. In light of these considerations, the Agenc}' rejects this alternative as infeasible. Alternative 5: No Demolition of Agency Properties/Relocate to Agency- Owned Infill Sites/Rehabilitate in Place Descrlpt7on 'I'bis alternative would eliminate the demolition on the Fourteen parcels with the Station District currently owned by the City of Santa Ana Rede~=elopment Agency- that were slated for demolition under the proposed Developer Project (see Figure 5-1 [Demolitions]). Instead, those properties would be rehabilitated in place or moz-ed to vacant lots and rehabilitated, with the e~:ception of the propert}- located at 611 N. Minter Street, which ~~-ould be demolished. Of the properties identified for demolition on parcels currently owned by the Agency, and those that may potentially be acquired in the future, only one is currently listed on the Santa Aua Register of I-Iistorical Properties-the \\~hitson-Pou•elson House located at 501 E. Fifth Street. The remaining houses have primaril}• been the subject of "windshield" sutl=eys to detemiue their potential eligibility for listing as a historic resource. (See EIR, Section 4.4 and Appendix D.) Following a comprehensive historic survey of the properties, the Cit}•'s Historic Resources Cotntnission would evaluate all of the structtttes to determine their eligibility Eor listing on the City's Register of Historical Properties and would make recommendations regarding the selection of houses to be moved and onto which sites they should be moved. Once moved and/or rehabilitated the houses would then be offered as for-sale affordable housing. The proposed 'Transit Zoning Code would remain the same under t1llS l~1CCLilant-e. In total, this Alternative would provide approximate)}• 145 units (approximately 124 rental units and approximately 21 For sale utits) on the Agency-owned parcels within the Station District. OF these, approximately 121 units would be rented to low, ~-et-}--low and extremely-low income households. (See EIR appendix J [Alternatives Testing: Financial Analysis], Table 1, A)terna[i~*es Analysis.) This is the same number of units that would he rented to lo«-, vet}-low and extremely-low income households in the proposed Developer Project. (Id.) Alternative 5 would also offer For sale 1G low income units, one moderate income utit and four market rate units. Resolution No. 2010-024 Page 77 of 130 Transit Zoning Code {SD 84) EIR Findings of Fact/Staternent of Overriding Considerations 3-11 Chapter 3 Flndings Regarding ProJeot Alternatives Flndings The Agency hereby finds that specific econon2ic, legal, social, technological, or other considerations make the adoption of this alternative infeasible. Speciflcall}=, Alternati~=e 5 n•ould reduce the number of residential units by 11 and would increase costs to the Agency by approximately $G.G2 trillion, according to the financial anal}=sis prepared by Keyser 1~•Iarston tlssociates (ILIA) for the Citl• of Santa Alta (as updated on 1~4a}' 22, 2010) and included in Appendix J of the EIR. Additionally, this alternative would cost the Agency approximate}}- X56,800 more per unit than the proposed Deg-eloper Project, due primarily to the substantial rehabilitation and relocation costs that would be invoh=ed in this alternati~=e. (See Appendix J (updated)-) This represents a 39% increase in per unit costs. This is a significantly less efficient and effecti~=e tray to spend the funds available for redevelopment of the tlgenc}•-owned parcels than the proposed Developer Project. The sig~iificant additional cost to the Agency of this Alternative renders it economically infeasible- Further, under Alternative 5, the proposed park idcntiFed in the Developer Project would no longer be included as a project component. The park vas one element of several in the overall vision for de~'elopment of the Agenc}=-owned properties- The selection of Alternative S effectic'ely eliminates the abilit}' to construct a park on the Ulock on which it is currentl}' envisioned given that the three sttuchtres currently located on the Agency-owned properties within that Ulock would remain under Alternative 5. Finally, Alternative 5 would not meet the objecti~*e of the Dew-eloper Proposal to rede~•elop all of the Agency-owned properties. Nor ~x•ould it meet the objective of proms*iding an economically viaUle redevelopment scenario for Agenc}•-owned properties, as explained above. In light of these considerations, the Agenc}' rejects this alternative as infeasible- Alternative 6: Rehabilitate 611 N. Minter Street in Place Description This alternative would be identical to the proposed Developer Project, «nth the exception that the bungalow court located at 611 N. lYlinter Street would be retained and rehabilitated. Once rehabilitated, the units at 611 N. i\Sinter Street •x•ould be offered for rent to ~•et-}=-lo~v and extremely-low income households. Alternative G would provide 88 rental uttits, of which 85 would be available to low, very-low and extremely-low income households, and would provide 32 ownership units, of which six units would be a~=ailable for sale to households tweeting the Orange County criteria for D-ioderate Income. In total, this Alternative would provide approximatel}• 3G fewer to«; ~-er}•-low and extremel}•-low income uttits than rite proposed Developer Project. (See EIR Appenditi J (updated) [Alternatives Testing: Financial Analysis],'I'able 1, 111ternatives Analysis.) Findings The Agenc}= hereb}• finds that specific economic, legal, social, technological, or other considerations make the adoption of this alternative infeasible. Spe~~it~~~~~ ~~scl~l~~ve, construction of aEEordable housing units is critical to meeting the Guy's ItH~~~gtg~p0~014. The location of the 611 N. Minter Street propert}' at the southeast corner of 3-12 Transit Zoning Code (SD 84) EIR Flndings of Fact/Statement of Overriding Considerations Chapter 8 Flndings Regarding ProJeot Alternatives IVSinter Street and Santa tlna Boulevard sera*cs as one of the primacy Foundations of both the arcltitectural and engineering design of the largest component of the Deareloper Project. B}' eliminating this property from the overall site (identiFied as Rental Lot 1 on Figure 3-7) it forces a significant redesign of the multi-family development project proposed For this site and results in a signiFicant reduction of units, all of which would be deed-restricted For long-term affordability. Eluztination of 36 affordable housing units from the proposed Deareloper Project inhibits the City's ability to meet its housing requirements. It also inhibits the City's ability to "maxinize aFEordable housing on Agency-owned properties that is of higlz quality, sustainable, and available to ~*arious income lea-els" (Policy HE-2.8). (See Santa Ana Housing Element (2006-2014).) Z'lis alternative also does not go as far to "encourage the construction of rental housing For Santa Ana's residents and ~a•orkforce, including a conitnitment to very low, low and moderate income residents and moderate income Santa Ana workers" (Policy HE-2.3) or to "Facilitate and encourage a di~~ersity and range in types, prices, and sizes of housing, including single-fatnil}' homes, apartments, town homes, nii_sed/multiuse housing, transit-oriented dea=eloptnents, and live/work housing" (Policy HE-2.4). (Id.) In addition to creating infeasibilities due to the reduction in total affordable housing yield, the proposal ro rehabilitate the existing units contained within the 611 N_ I\•finter Street bungalow route would not be consistent with the policies contained in the 2006-2014 Housing Element, which identifies the need to create- rental units appropriately sized For large families_ The existing bungalows at 611 N. Iblinter Street are currently configured as studio units. The sleeping area is comprised of a "14furphy-st}•le" fold-out bed and the kitchen Facilities are tninitnal. In addition, the property is searerely deteriorated. The most likely rehabilitation scenario, witch would require the consolidation of existing units, would result in the creation of one one-bedroom utit and six taa~o-bedroom units. This is a nwch less desirable unit tiix than that achieared b}' the Developer Project. n•toreoa*er, the California Legislature has enacted Government Code secdon 65589.5, the "Housing Accountability Act," which restricts the City's ability- to disapproa-e, or require density reductions, in certain types of residential projects. Specifically, the Cit}' may not disapproa'e a housing deaelopment project for very low, low-, or moderate-income households unless it makes certain findings set forth in Government Code section 65589.5, subsection (d). The City- is unable to make any of these Futdings at this time. Therefore, disappcoa'al of the proposed Developer Project is legally infeasible. Alternative 6 also affects the fixed ratio of construction costs but does not cotrunensuratel}' reduce construction costs. SpeciFtcallp, although the total cost of tits alternative to the City/Agency would be slightly less than the proposed Developer Project, the cost/unit would Ue approximatel}' X40,000 higher. (Appendix J (updated).) This is a sigtificantlp Less eEFicient and effective way to spend the funds available for redevelopment of the Agenc}'-owned parcels than the proposed Developer Project. Finally, Alternative 6 would not meet the objectiae of thte Developer Proposal to redea'elop all of the Agency-owned properties, and it would not tneet the objective of providing new affordable housing For Fannies in furtherance of the City's affordable housing goals to the same extent as the proposed project. Also, it is unlikely that the City/Agenc}' avould be able to attract a quality de~'eloper to undertake a small scale scattered site dew'elopment such as that which would be constructed under Alternative G_ This will seriously constrain the potential For providing economically viable redevelopme t>~. solution No. 2010-024 Page 79 of 130 Transit Zontng Code (SD 84) EIR Flndings of Fact/Statement of Overriding Considerations 3-13 Chapter S Findings Regarding Protect Alternatives In light of these considerations, the Agency rejects this alternative as infeasible 3.4.3 Findings on Alternatives that were Considered but Eliminated from Detailed Analysis in the Draft EIR In addition to the six alternatives evaluated in the Draft EIR, the Lead Agenc}= considered tavo other alternati~=e s, both of which it elitrtinated from detailed analysis in the EIR either because it did not meet most of the basic project objecti~=es, would not reduce or at=oid significant impacts of the project as proposed, and/or is not feasible. These alteruati<=es are discussed below. Alternative Site This alternati<<e would use an alternative site From that proposed for the Transit Toning Code and Developer projects. Findings The Agency hereb}= finds that speci£te economic, legal, social, technological or other considerations make the adoption of an Alternatia=e Site alternative infeasible. The Transit Zoning Code is designed to guide development near existing and planned transit and is therefore dependant on the location described for the proposed project. An alternati~=e site for the Transit Zoning Code project would no[ locate development or provide the framework for development near existing or planned transit infrastructure. Therefore, it would not be able to fulfill the basic project objecti~=es of providing atransit-supporti~=e, pedestrian-oriented development Framework to support the addition of new transit infrastructure, nor would it encourage alternative modes of transportation, or increase access to the rail s}=stem that connects San Diego to Los Angeles. liailure to meet these key project objectives renders an alternative site infeasible. It would also be infeasible to den=clop the proposed Dca=elopes Project in an alterctati~-e location. Currently the Redevelopment Agency o«=ns a cluster of parcels in the proposed project area and is considering the acquisition of otlter properties in the vicinity of these Agency-owned parcels. The proposed Dea=elopes Project is designed and proposed to sedeveloptnent these speciFe properties. It would not be practical or Feasible to abandon plans for these parcels and begin new future acquisitions elsewhere, and doing so would fail to meet most of the basic project objectia*es of the Deaeoloper Project. Specifically, an alternatiae location would not result in scdca=elopment of the Agency-ov=ned properties, would not enhance the streetscape and urban form of the area, particularl}= along Santa Ana Soulea=ard, with the construction of new buildings that meet the standards contained in the Transit Zotting Code and that support future transit planning, and would not provide an cconotnically viable redeem=clopment scenario For the Agency-oaa=ned properties. Further, comparable parcels within the entire Transit Zoning Code are limited b}= proposed future uses and incompatible existing surrounding uses. Therefore, the proposed site of the Developer Project is the only Feasible location for this redevelopment project. Resolution No. 2010-024 Page 80 of 130 3-14 Transit Zoning Code (SD 84) EIR Findings of Fact/Statement of Overriding Considerations Chapter 3 Flndings Regarding Protect Afternatfves Rehabilitation of Potential New Acquisitions Alternative In this alternative, the Redevelopment Agency would acquire properties within the Deg*eloper Project in order to complete blocks where the Agency already has an ownership interest, as it would under the proposed Developer Project. Ho«•e~*er, instead of demolisl-ung these structures, the Redevelopment Agency would rehabilitate them in place. Ffndings "The Agency hereby finds that specific economic, legal, social, technological or other considerations make the adoption of this altcrnati~~e infeasible. This alternative would prevent redo-elopnient of Agenc)•- owned properties, a keg project objective of the Deg*eloper Project. It would also substantially lunit the opportunity to provide ne~c• affordable housing for fanatics in furtherance of the Cit)•'s affordable housing goals established in the 1-lousing E)ement, the Implementation Plan For the Santa Ana D•ferged Rede~*elopment Project Area, and the City of Santa Ana Consolidated Plan. Further it would not enhance the streetscape and urban form of the area, particularl)• along Santa Ana Boule~•ard, with the construction of new bulldings that meet the standards contained in the Transit Zoning Code and that support future transit planning. I~lor would it secure provision of public open space or facilitation of a joint use arrangement with St1LJSD for a ne~v commur:ity center. Finally, it would not provide an economically viable redeem*elopment scenario for the Agency-owned properties. Additionally, it would result in the elimination of an opportanit} to provide new quality housing. As a result, if demolition of the properties that may be acquired by the Agency were precluded, the Redevelopment Agency would not pursue their acquisition, and the benefits of the Developer Project, including the creation of new public open space, the elimination of blight, and an enhancement of the streetscape, would not be realized. 3.4.4 Additional Findings Findings Related to Clarifications and Updates to the Draft EIR Chapter 3 of the Final EIR includes the corntnents received on the Draft EIR and responses to those comments. The focus of the responses to comments is on the disposition of significant environmental issues as raised in the connnents, as speciFed by GEQl-1 Guidelines § 15088(b). ldditionally, as a result of refinements to the proposed Dew-eloper Project since publication of the Draft EIR, the allocation of rental of units and For sale ututs that would be constructed under the proposed De~•eloper Project and under Alternatives 4, 5 and 6 has been slightly modified. The Februarq 23, 2010 Financial analysis preliaxed by Keyser AQarston Associates that was included as Appendix J to the ETR has been updated to reflect these modifications. 'the updated financial analysis, dated lblag 22, 2010, is included as Appendix.T to tl~e FFinal EIR. Ffndings Responses to conzrrrents made on the Draft EIR and revisions to the Final EIR rnerelj• clariFj• and amplif}• the analy sis presented in the EIR and do not trigger the need to recirculate per CEQA Guide- lines §15088.5(b). Similarig, the refined reallocation of rental and for sale residential units that would be pro~•ided by the Developer Project and the updates to the Keyser Marston A4~08It1ttt~fitRAtiric~Q9is Page 81 of 1 O Transit Zoning Code (SD 84) EIR Flndings of Fact/Statement of Overriding Considerations 3-15 Chapter 3 Ffndings Regarding ProJeet AltarnatNes merely clarify and amplify the anal}•sis presented in the EIR and do not trigger the need to recirculate per CEQt1 Guidelines §I5088.5(b). Findings on Measures Suggested in Comments on the Draft EIR Several mitigation measures and alternati~=es were proposed in public comments on the Draft EIR. Findings for these mitigation measures and alternati~=es are pro~•ided below. Ffndings on Mitigatfon Measures Proposed to Reduce Impacts to Cultural Resources ~ Proposed Mitigation Measure. 1Vlake the Lacy Neighborhood a special district based on its historical character and proposed a Historic Neighborhood District, Conset-~>ation or Presere=anon Overlay For the Lac}= Neighborhood. (See Final EIR Chapter 3 (Responses to Comments), Letter fcotn Jeff Dickman QD), cotrunents JD-24, -27, -35, and -45.) Finding_ The Agency finds that specific economic, legal, social, technological, or other considerations make tlis mitigation measure infeasible. Rationale. T'he Lac}• neighborhood has not been designated as historic, and there is no e~>idence that Ilse creation of a historic district within the I.ac}' Neighborhood would reduce the significant impacts of the proposed project. Further, the creation of a historic district within the City is a separate process requiring adoption of a local preser~=anon ordinance and cannot be accomplished through the CEQA process for the proposed project (See Santa Ana l~iunicipal Code, Part II, Chapter 30.) Therefore, it is not feasible to adopt and implement this measure as par[ of the project. ~ Proposed Mitigation Measure. Create a "piaster Plan for the Presel-~=anon of Cultural Resources in the Transit Zoning Code Area" that identiFies properties expected to be impacted by the project, the t}•pe of impact expected, and mitigation measures to reduce impacts to and a~=oid demolition of historic properties. (See Final EIR Chapter 3 (Responses to Comments), Letter fioln Jeff Dickman QD), comment JD-26.) Finding. The Agency finds that specific economic, legal, social, technological, or other considerations make this mitigation measure infeasible. Rationale. Identification of the properties that would be impacted b}> the project, identiftcation of the type of impact expected, and identification of mitigation measures to reduce impacts and avoid demolition of historic properties has already been conducted in the EIR. Specifically, Table 4.4-2 (as modified in Final EIR Chapter 2) lists all properties proposed For demolition under the proposed Developer Project, and the anal}•sis under Zmpact 4.4-3 explains that multiple studies have been completed that address man}• of the historic-age properties ~iitltin the project :area. In 2006, RRG conducted areconnaissance-sty>le sun>ey and listoric research project in support of the Santa Ana Renaissance Specific Plan prepared by= 1\ioule 8: Polyzoides (F3RG 2006). 'T'his project aimed to prop=ide recommendations for ltistoric presets anon planning on about 400 acres, including many of the properties Found withn the Transit 'Lotting Code (SD 84) project area. Subsequent property-speci£tc studies were conducted by Jones and Stokes (2006 and 2007), wlich resulted in the Full recordation and evaluation of many of the properties arithin the Transit Zoning Code (SD 84) project area. 'T'hese c~=aluations included determinations of eligibility for the NRI3P, CRHR, and the Santa Ana Register of Historic Properties (BARRY). An additional historic resources~Ermemorandum Eor the record was then prepared for see>eral properties in Santa Ana by ReSs~~i~IOn f~To }}~~$r~~t~tal, Inc. Tltis memorandum provided recommendations about the eligibility Pa ~$``~~ $}9~~~yues (`or Inclusion in the SARIIP. (Refer to DEIR, Appendix D.) Table 4.4-1 lists all 3-16 Transit Zoning Coda (SD 84) EIR Ffndings of Fact/Statement of Overriding Consfderatfons Chapter 3 Flndings Regarding ProJeot Alternatives properties listed on the St1RHY that cotild be impacted by the proposed Transit Zoning Code, and Figure 4.4-1 shows all of these properties ou a tnap of the Transit Zoning Code area and the surrounding areas. The EIR then identifies IVii[igation lVieasure IVilVi4.4-3 to reduce impacts to historic resources throughout the Transit Zoning Code Area. This measure would require a qualified professional to conduct site specific historical resource investigations For future developments within the project area that would demolish ox otherwise ph}•sicall}• affect buildings or structures 50 years old or older or affect their historic setting. ~ Proposed lViitigation Measure. Preserve hstoric properties in the Lac}' Neighborhood. (See Final EIR Chapter 3 (Responses to Comments), Letter fiom Jeff Dickman QD), comment JD-28.) Finding. The Agency Ends that specific economic, legal, social, technological, or other considerations make tkis tnidgation measure infeasible. Rationale. 'T'here are a very limited number of designated historic resources in the Lacy Neighborhood (see Draft EIR Figure 4.4-1 [Santa Ana Register of Historical Properties within the Transit Zoning Code AreaJ), and the neighborhood itself has not been designated as historic. Mitigation measure h41~44.4-3 would reduce impacts to historic resources throughout the Transit Zoning Code Area to the extent feasible. Presetz-ation of all historic properties in the Lac}• Neighborhood is not Eeas}ble because it map inhibit the City's ability to meet its affordable housing goals. Construction of affordable housing units is critical to meeting the City's Regional Housing Needs tlssessment (RHNA) for 2006-2014, and the City- has an adopted policy to "maximize affordable housing on Agency-owned properties that is of high quality, sustainable, and available to various income levels." (See Santa Ana Housing Element [2006-2014], Policy IIE-2.8.) Additionally, preservation of certain properties ~vitlin the Lacy Neighborhood map inlibit the City's ability to "encourage the construction of rental housing for Santa tlna's residents and workforce, including a commitment to very low, low and moderate income residents and moderate income Santa Ana workers" (Policy IIE-2.3) and to fulfill its policy to "facilitate and encourage a diversity- and range in types, prices, and sizes of housing, including single-family homes, apartments, town homes, mixed/multiuse housing, transit-oriented developments, and live/work housing" (Policy HE-2.4). (Sec Santa Ana housing Element [2006-2014].) Further, preservation of all historic properties withn the Lacy Neighborhood would be inconsistent with the objecti~-es of the proposed Developer Project to "redevelop alt of the tlgenc}'-owned properties" and "provide new affordable housing For fauilies in Furtherance of the City's affordable housing goals established in the Housing Element, the Implementation Plan for the Santa Ana I\•Icrged Redevelopment Project Arca, and the Cit}• of Santa Ana Consolidated Plan." ~ Proposed Mitigation Measure. In-place rehabilitation, residential and business re-usa, and/or relocation of historic properties to ~*acant land witlin the Lac}= Neighborhood. (See Final EIR Chapter 3 (Responses to Conuiients), Letter from Jeff Diclu-nan ([D), comments JD-34, 38.) Finding. The Agency finds that specific economic, legal, social, technological, or other considerations make this mitigation t~aeasure infeasible. Rationale. Funding for de~~elopment of the Agency-owned properties witln the Lacy Neighborhood is contingent upon these funds being spent on residential uses. Therefore, use of these funds for non-residential adaptive re-use is prohibited. Accordingly, commercial re-use of historic properties on the Agency-owned parcels withn the Lacy Neighborhood is legall}' infeasible. Resolution No. 2010-024 Page 83 of 130 Transit Zoning Code (SD 84) EIR Flndings of Fact/Statement of Overriding Considerations 3-1T Chapter 3 Findings Regarding ProJeot Alternatives tldditionall}•, in-place rehabilitation and/or relocation and rehabilitation of properties proposed for demolition on Agenc}•-owned parcels within the Lacy Neighborhood are evaluated in Recirculated Draft EIR (Chapter 5.0). SpeciFically, tllternative 4 would eliminate the demolition of the structures currently existing on the Agenc}=-owned properties and/or identified for acquisition, and would instead requite that those properties be retained and rehabilitated in their current locations. Alternati~=e 5 would reduce the demolition of properties owned b}• the Redevelopment Agency and/or identified For acquisition, and would instead require that those properties be rehabilitated, either in-place or off-site, with the exception of the property at G11 N. h•Lintex Street, which would be demolished_ Alternati~=e G would retain and rehabilitate the bungalow court located a[ Gll N. i\iinter Street; however, the remainder of the structures located on the Agency-owned parcels would be demolished. Please see Chapter S.O for additional details about these Alternatives. a Proposed iVIltigation. Creation of a conununit}• park within the Lac}• Neighborhood b} taking the following actions. > Close a portion of Sixth Street behveen Porter and Lacy. Relocate 3 of the ~=image houses on the south side of Sixth Street to other vacant land on Fifth Street. > Build a single row oFnew housing along the south side of Santa Ana Blvd. Use the remainder of the land south of this single row of ne«= housing to create another segment of the park. > Acquire G17 E. Sixth for park purposes. Sah=age the wood components from this structure before demolition. > Presen=e in place 701 and 713 E. Fifth Street. (See Final EIR Chapter 3 (Responses to Comments), Letter From Jeff Dickman (JD), comment JD-39.) Finding. The Agenc}• Hnds that speciFc economic, legal, social, technological, or other considerations make this mitigation measure infeasible_ Rationale. Closing a portion of Sixth Street behveen Porter and Lacy is not Feasible because it would severely limit future transit planning within the City and would be inconsistent «•ith the Transit Zoning Cade objective of "providing a transit-supportive, pedestrian-oriented deg=elopment framework to support the addition of new transit infrastructure." Futthet, street closures are, in general, counter to the policies and design standards contained within the proposed Transit Zoning Code. Maintaining a fine-grained, gridded street network allows for inueased pedestrian and vehicular accessibilit}• which sei~=es to disperse trafFic throughout the area. In addition, maintaining the existing street grid allows for greater opportunities for Future transportation alignments. Similarly, building a single row of new housing along the south side of Santa Ana Blvd. and using the remainder of the land south of this single row of new housing to create another segment of the suggested park is infeasible because it would be inconsistent with the Developer Project objective of "enhancing the streetscape and urban form of the area, particularly along Santa Ana Boulez*ard, with the construction of ne~v buildings that meet the standards contained in the Transit Zoning Code and that support future transit planning." It would also result in the loss of units that would otherwise be rented to low, very-low and extremely-low income households. Construction of affordable housing units is critical to meeting the City's Regional Housing Needs Assessment (I2HNA) For 2006-2014, and the loss of such units would be inconsistent with the City's adopted policy to "maximize affordable housing on Agencp- Reg~}{Qg~Q>(gipp_(jpa~ is of high quality, sustainable, and available to ~=arious incotrte levels." (See Pa£eiS~ ®'Et1~Q-lousing Element [200G-2014], Policy I-IE-2.8.) tldditionall}•, the loss of affordable 3-18 Transit Zoning Code (SD 84) EIR Findings of Fact/Statement of Overriding Considerations Chapter 3 Flndings Regarding ProJeot AlternatNes housing units would be inconsistent with the Cit}•'s polic}• to "encourage the construction of rental housing For Santa Ana's residents and workforce, including a commitment to vet-y= low, low and moderate income residents and moderate income Santa Ana workers" (Policy HE-2.3) and its policy ro "facilitate and encourage a diversity and range in types, prices, and sizes of housing, including single-fancily homes, aputments, town homes, mixed/multiuse housing, transit-oriented developments, and live/work housing" (Folic}` HE-2.4). (See Santa Ana Housing Element [2006- 203 4].) Further, the City= of Santa Ana currentl}* has a shortage of rental units appropriately sized to accommodate families. As stated in the City's 2006-2014 I-Iousing Element, while multiple-famil}' housing comprises 41% of all housing stock within the City, only- 13% of multiple famil}' and single-family rental units have three or more bedrooms. It is estimated that 45% of all families ~vho rent have Fivc or more members. This translates into a shortage of 12,000 large family rental units. The De~•cloper Project contains 78 t~vo-bedroom units (tcvo of which are manager units) and 67 three-bedroom units. In addition, the Mercy I-Iouse project would provide one three-bedroom, Fic=e-one bedroom and Five two-bedroom units (exclusive of manager's unit) of special needs housing. 'These units are appropriately sized to meet Santa Ana's identified dcmograpluc needs. Reducing the number of units that could be provided b}' the proposed Developer Project would not further the City's policies relating to the need for rental housing suitable for Families i\Ioreover, under I-Iealth and Safet}= Code section 33334.2, in redcvcloptnent project areas, not less than 20 percent of the gross tas increment generated from a project must be used by the rede~'eloptnent agency to increase and in~pro~=e the community's supply of affordable housing. 'T'herefore, the use of fiords Eor community set-~•ing infrastructure on the Agency-owned properties must be related and proportional to development of affordable housing. There is no evidence that funds need to construct the cotrununity park suggested b}• the commenter would be proportional to the provision of afFordable housing. Without such proportionality=, it would be legally infeasible to use the Agenc}''s set-aside funds to construct the park suggested by the commenter. Finally, the EIR analyzed numerous alternatives to the proposed project that would reduce impacts to historic resources. (See Recirculated EIR Chapter S.O.) Specifically, Alternative 4 would eliminate the demolition of existing structures on Agency-owned properties and would eliminate any of the new potential acquisitions identified in Figure 5-2. Therefore, the suggestion to presen=e in place 701 and 713 E. Fifth Strcct is witlvn the range of alternatives already analyzed in Chapter 5.0. In addition, CEQA does not require alternatives to individual project components. The suggestions provided in the comment arc not considerably different from what is ahead}' analyzed in the EIR and would not clearly lessen the sigt~iFicant environmental effects of the project. FlndJngs on MTtlgatlon Measures Proposed to Reduce Impacts to Tra nsp orta tlon/Traff/c ~ Proposed Mitigation Measure. Add language to the proposed project zoning code that includes measures for planned safety near rail crossings and suggested mitigation measures that include grade separations for major thoroughfares, improvements to existing at-grade high~va}*-rail crossings, and continuous vandal resistant fencing or oilier appropriate barriers to limit access of trespassers onto the railroad right-of-wa}•. (See Final EIR Chapter 3 (Responses to Corrunents), Letter From California Public Utilities Commission (CPUC), comment PUC-2.) Finding. The Agency Finds that specific economic, legal, social, technological, or other considerations make this mitigation measure infeasible. Resolution No. 2010-024 Page 85 of 130 Transit Zoning Code (SD 84) EIR Flndings of Fact/Statement of Overriding Cons(deretlons 3-19 Chapter 3 F/ndings Regarding ProJeot AlternatNes Rationale. The project would not ham-e an3~ signiftcant impacts on safety' at railroad crossings. Therefore, mitigation measures that wottld require grade separations on project area roadways to reduce potential auto/train conflicts are not required. Orange County Transportation Authority (OCI'A) is providing crossing safety` enhancements at 10 railroad projects in the City of Santa Ana. These planned upgrades will include flashing lights, pedestrian signals/gates, quad gates and raised medians. Implementation of the Transit Zoning Code (SD 84) project will enhance safety For motorists and pedestrians. Current technology will also be used to upgrade traffic and signal controllers wish implementation of the proposed project. In addition to these project components, the Transit Zoning Code will be amended to include policy language in the Street and I~letavork Concepts section that states: "An}' Future or planned development adjacent or near the railroad right-of--way be planned «-ith the safety of the rail corridor in mind. This includes considering pedestrian circulation/destinations with respect to railroad right-of-wa}'." ~ Proposed Mitigation Measure. Identify improvements and/or funding mechanisms to mitigate the project's traffic impacts. (See Final EIR Chapter 3 (Responses to Comments), Letter from Cit}= of "Tustin (1'US), comment TUS-5.) Finding. The Agency finds that specific economic, legal, social, technological, or other considerations make this ntigation measure infeasible. Rationale. The DEIR identifies mitigation measures needed as a result of expected project- generated traffic in Section 4.11.3. Specific unprovements are identified in mitigation measures I~-Il\44.11-1 through bil~•I4.11-1G. Further, ntigation measure MlYI4.11-4 requires the City of Santa Ana to "institute a program for systematic mitigation of impacts as development proceeds within the Transit Zoning Code to ensure mitigation of the individual improaements." The program is required to include, among other things, "a funding and itnprot=ement program to identify financial resources adequate to construct all identified mitigation measures in :r timely basis." (Draft EIR Section 4.11.3, 1\•il\•I4.11-4.) The mitigation measures suggested b}• the City of Tustia are already= included in the project and will not provide meaningful additional mitigation be}'ond the measures that are adopted. Findings on Mitigation Measures Proposed to Reduce Impacts to Public Services ~ Proposed Mitigation Measure. Requite the aliplication of parkland in-lieu fees in conjunction with development of the project. (See Final EIR Chapter 3 (Responses to Comments), Letter from City= of Tustin ("I'L1S), comment TUS-2.) Pinding. T'he Agency finds that specific economic, legal, social, technological, or other considerations make this mitigation measure infeasible. Rationale. Development under the Transit Zoning Code project and Dea=eloper Project is requited to comply with mitigation treasure D•IAi4.l0-5, wl-tich requires payment into the Park Acquisition and Deg*elopment Fund pursuant to Santa Atza ~~lunicipal Code Chapter 35, Article IV. Over and above the requitement for ne~v development to pay into the Park Acquisition and Lllea=eloptzient Lund, the 1Zedea~elopment Agent}= is pursuing the acquisition and construction of a range of potential open space amenities v=ithin the Transit Zoning Code area, which could include a public park, new community center and a tot lot. Finally, the standards for private open space contained within the Transit Zor>_ing Code ate designed to ensure that new deg=eloptnent provide open space and outdoor amenities on-site as pact of the project design. Consequently=, the impact of the project on pack facilities is less than significant and no further mitigation is needed. Resolution No. 20'10-024 Page 86 of '130 3-20 Transit Zoning Code (SD 84) EIR Findings of Fact/Statement of Overriding Considerations CHAPTER 4 Statement of Overriding Considerations 4.1 INTRODUCTION If a project that a Responsible Agency decides to carry out, finance or approve will have significant effects which are identified in the final EIR but axe not at•oided ox substantially lessened, it shall make the findings described in Section 15093 of the CEQA guidelines, which states: (a) CEQA requires the decision-making agency to balance, as applicable, the econonzia, legal, social, technological, or other benefits of a proposed project against its unavoidable environmental risks when determining whether to appxo~=e the project. IF the specific economic, legal, social, technological, or other benefits of a proposed project ouhveigh the una~=oidable adverse environmental effects, the adverse environmental effects ma}• be considered "acceptable." (b) \~~hen the lead agency appro~=es a project which will result in the occurrence of significant effects which are identified in the final EIR but are not avoided or substantially lessened, the agency shall state in writing the speciftc reason to support its ac[ions based on the final EIR and/or other information in the record. The statement of o~=erriding considerations shall be supported b}• substantial evidence in the record- (c) If an agency makes a statement of overriding considerations, the statement should be included in the record of the project appxo~=al and should be mentioned in the notice of determination. Tlus statement does not substitute For, and shall be in addition to, findings required pursuant to Section 15091_ Tlus Statement of Overriding Considerations describes the anticipated economic, social, and other benefits or other considerations of the Proposed Project to support the decision to proceed with the project even though not all of the identified impacts arc mitigated to aless-than-significant level. 4.2 UNAVOIDABLE SIGNIFICANT ADVERSE IMPACTS E~•en with mitigation measures identified in the EIR for the project, the following significant impacts are una~roidable because no feasible mitigation is available to further reduce the impacts to a less-than- sig[iificant lei=eL Refer to Chapter 2 (CEQA Findings) For further clarification regarding the impacts listed below-. Aesthetics Impact 4.1-5 Z.ong-term cumulati~=e dec*elopment occurring pursuant to the Transit Zoning Code (SD 84) would result in a substantial increase in shade/shadows over sensitive uses. Cumula[ive As noted in the discussion For Impact 4.1-5, new sources of increased shade would likel}= result from new development under the proposed 'Transit Zoning Code (SD 84). Since there is typically no feasible mitigalgg~~l~tQ~q~tgg¢o less than significant or eliminate shading impacts, significant ie~a~8~wfid3l~lle Transit Zoning Coda (SD 84) EIR Findings of Fac;/Statement of Overriding Considerations 4-1 Chapter 4 Statement of Overriding Considerations shading impacts would result From the proposed Transit Toning Code (SD 84). Cumulative development of additional medium- and high-rise buildings «•ould lead to additional shade impacts to various shade-sensitive uses throughout the Cit}'- Therefore, cumulative shading impacts from future projects in the Transit Village ('1'\~ and Downtown (D"I~ Zones constructed pursuant to the 'T'ransit Zoning Code ~~'ould make a considerable contribution to this significant cumulative impact. Alr Quality Impact 4.2-5 Construction activities associated «'ith the construction of indi~+idual projects within the Transit Zorng Code area, including the Developer project, would contribute substantially to an existing or projected air quality violation for criteria air pollutants. Impact 4.2-G Operation of the proposed project would emceed South Coast tlir Qualit}+ 14Tanagcment District standards for VOC, NOa, CO, and PM[o and would result in a projected air quality violation. Impact 4.2-7 Construction and operation of the proposed project would result in a cumulatively considerable neE increase of criteria pollutants for which the proposed project region is in nonattainment under an applicable federal or state ambient air quality standard. Cumulati~+c As the Basin is currently in nonattainment for ozone, CO, NO" P1~I,o, and P]\I25, cumulative development would Violate an air quality standard or contribute to an existing or projected air quality violation. Therefore, this is considered to be a significant cumulative impact within the Basin. Construction under the proposed project would make a cumulati~'el}' considerable contribution to this significant impact In addition, as discussed in Impact 4.2-6, operation at full buildout of the proposed project would result in quantities of air emissions that escced the SCAQD•TD thresholds for 'VOC, NOT, CO, and Pl\•f[o, and would create a cumulatively considerable contribution to this significant impact. Cultural Impact 4.4-3 "I'he adoption of the Transit Zoning Code (SD 84) would result in substantial adverse change in the signiftcauce of a historical resource as defined in Section 15064.5 of the C1iQA Guidelines. Cumulati~re "I'he cumulati~-e analysis For impacts on cultural and paleontological resources considers a broad regional system of which the resources are a part. The cumulative context for the cultural and paleontological resources analysis is Orange County+ as a whole. \\/bile the project impact analysis for cultural resources necessarily includes separate analyses For historic-period resources and archaeological resources, the cumulative analysis combines these resources into a single, non-renewable resource base and considers the additive effect of project- specific impacts to significant regional impacts on cultural resources. Because all Resolution No. 20'I CF-~~13ra1 resources are unique and non-renewable members of finite classes, all Page 88 of 130 adverse effects or negati~*e unpacts erode a dwindling resource base. Federal, c}_2 Transit Zoning Code (SD 84) EIR Findings of Fact/Statement of Overriding Considerations Chapter 4 Statement of Overriding Conslderatlons state, and local laws protect cultural resources in most instances. E~=en so, it is not always feasible to protect cultural resources, puticularly when preservation in place ~~>ould frustrate implementation of projects. For tits reason, the cumulative effects of dew>elopment in [he Orange Count}• region are considered significant. However, because it is currently infeasible to determine whether future development under the proposed Transit Zoning Code would result in demolition or remo~•al of historical resources within the project boundaries, the project's incremental contribution to these cumulative effects u>ould be cumulatively considerable (i.e., the project would contribute to the loss of historical resources in Orange Count}•)• Noise Impact 4.8-8 Operation of the Southern California Regional Rail Authority's (SC12RA) rail line would potentially expose noise-sensitive land uses located «•ithin the Transit Zoning Code (SD 84) area to noise le~•els that exceed the standards established by the City of Santa Ana General Plan. Impact 4.8-9 Construction activities associated with the proposed project would generate or expose persons or structures to excessive ground borne vibration. Cumulati~•c Construction of individual projects pursuant to the 'transit Zoning Code would produce temporary vibration impacts. As discussed in Impact 4.8-9, the construction vibration impact would be sigtficant and unavoidable. As indi~•idual development projects under the Transit Zoning Code (SD 84) area Ina}• be constructed concurrently with each other or other related projects, it is possible that intense construction from to>o or more projects would simultaneousl}' occur at distances of SO feet or less from existing nearby receptors. Therefore, vibration From future deg*elopment would potentially combine «rith construction vibration of other projects to result in a potentially significant cumulative impact. Cumulative The proposed project is located within close proximity to the Southern California Regional Rail Authorit}•'s (SCI2I2_A) rail lint. Sensiti~*e receptors, including residential uses with exterior uses such as communal areas consisting of pocket parks or pedestrian walkways and private balconies, may or may not be shielded from noise generated b}• railroad operations. As a result, noise levels witlisi these areas map exceed the G5 dBA CNEL "Desirable I~•iaaimuni" standard. Transportation Impact 4.11-9 Long-term cumulative development under implementation of die Transit Zoning Code would result in impacts related to Freewa}• ramps in the vicinity of the Transit Zoning Code area. Cumulative As identified in Impact 4.11-8, because implementation of the proposed project would contribute to sigtvficant impacts at the study area intersections, and because implementation of the potential improvement measures cannot be guaranteed, the long-term cumulati~-e de~relopment pursuant to the Transit Zoning Code would have a considerable contribution t~•~t~~t~~024 Page 89 of 130 Transit Zoning Coda (SD 84) EIR Findings of Fact/Stetement of Ovarrld(ng Conslderattons 4-3 Chapter 4 Statement of Overriding Conslderatlons Climate Change Impact4.13-1 Long-term cumulative development pursuant to the Transit Zoning Code at full build-out would result in significant localized air quality in-tpacts for operational lei=el emissions. As a whole, this impact is significant for operational emissions due to the size of the Transit Zoning Code (SD 84) area. Impact 4.13-2 Long-term cumulati~'e de~'elopment pursuant to the Transit Zoning Code at full build-out has the potential to conflict with AI3 32. The Project as a whole is significant for operational emissions due to the size of the Transit Zoning Code (SD 84) area. Short-Term Impacts Of the sixteen significant una~=oidable impacts directl}' attributable to the Proposed Project and associated cumulative impacts, as identified aboc=e, Four would be classified as short-term. These short- term impacts are related to construction activities and their temporary effect on air quality and groundborne vibration. Once the various construction projects arc complete, these impacts would no longer exist. Long-Term Impacts Of the sixteen significant unarm=oidable impacts directly attributable to the Proposed Project and associated cumulative impacts, as identified abo~=e, twelve of the aforementioned impacts are considered long-term. 4.3 OVERRIDING CONSIDERATIONS The Agenc}' hereb}= finds that economic, legal, social, technological or other benefits of the Dew=elopes Project outweigh the sigtfcant and uua~=oidable impacts identified in the EIR. In making this Ending, the Agenc}' has balanced the benefits of the Developer Project against its unavoidable significant impacts and has indicated its willingness to accept those ad~'erse impacts. The Agency finds that the following benefits of the Developer Project warrant appro~'al of the Developer Project not~i~ithstanding its significant, unavoidable environmental impacts. 't'he objectives of the Deg=elopes Proposal component of the Proposed Project for the Agency=-owned properties are to: ~ Redevelop all of the Agenc}'-owned properties ~ Provide new affordable housing For families in futaherance of the City's affordable housing goals established in the Housing Element, the Implementation Plan For the Santa Ana Merged Rede~=elopment Project Area, and the Cit}' of Santa Ana Consolidated Plan ~ Enhance the streeiscape and urban form of the area, particularly along Santa Ana Boulevard, with the construction of new buildings that meet the standards contained in the 'Iiansit Zoning Code and that support future transit planning ~2 so~u~iont~l~li~~f10-024 Page 90 of 130 4-4 Transit Zoning Code (SD 84) EIR Findings of Fact/Statement of Overriding Considerations Chapter 4 Statement of OverrJding Conslderatlons ~ Provide additional public open space and Facilitate joint use arrangement with SAUSD fox a ne«• con~niunity center ~ Provide an economically viable redevelopment scenario for the Agency-owned properties I-Iaving (i) adopted all feasible mitigation measures, (ii) rejected as infeasible alternatives to the Project discussed above, (iii) recognized all significant, unavoidable impacts, and (i~) balanced the benefits of the proposed Project against the proposed Project's significant and unavoidable impacts, the Agency hereby Euids that its benefits ouhveigh and override its significant unavoidable impacts for the reasons stated below. Bach benefit set forth belo~~• constitutes an overriding consideration warranting approval of the project, independent of the other benefits, despite each and every unavoidable impact. Developer Project Benefits a. The "Transit Zo[ung Code component of the Proposed Project provides a framework for the development of compact, transit-oriented development, such as the Deg*eloper Project, that contains a riaix of residential, commercial and professional uses in order to address the City's and the region's goals of providing sites for housing in already urbanized locations that are adjacent to transit, thereh}• reducing vehicle trips and related greenhouse gas emissions, as well as stimulating investment iu underutilized land, and improving the jobs/Housing balance «•ithin the City. According to a study published by the Southern California tssociation of Governments entitled "THe 1Vew Economy and the Jobs/I-Iousing Balance in Southern California," the Z.os Angeles and Oravge Counties regions Hac•e a higher proportion of jobs to housing than do those areas in the Inland Empire. Due to a lack of readily a~•ailable land for new housing construction in these jobs- rich areas, workers are required to drive farther and Farther distances in order to Find affordable housing. A situation that exacerbates this lack of a~*ailahle land For new housing is the o~rer-zotung of land for corrunercial uses, which cities have historically done in order to increase sales tax revenues following the adoption of Proposition ] 3 in 1978. i'he Transit Zoning Code would re- zone property, either through standard zoning tools or through overlay zones, that was not historically zoned for residential use, thereby increasing the land available for residential development and providing more Housing in an already urbanized, jobs-rich environment (T/ie 1Vem Eronan~~ and t/ie Jobs/Hoasiug Bnlnnre iii SoiNber~s C~lifanrin, Southern California Association of Governments, April 2001. Los Angeles, CA.) b. The Transit Zotung Code area is ideally located for increased growth by its proxirtiity to major transit systems and its adjacency to existing residential communities and an established gridded street network. THe proposed Transit Zoning Code supports the existing transportation network, and creates amenity-enriched connections between the Government Center and Rail Station, and improves area-wide ~i•alkabiliry. c. The Transit Zoning Code allows land uses and land densities that will provide transit-supportive development, such as the Developer Project, necessary to generate adequate ridership on the proposed Santa Ana Fixed Guideway transit s}'stem which will serc•e Santa Ana Regional Transit Center ("SAR'1'C"). d. The Transit Zoning Code pro~•ides zoning which would allow Eor the integration of new infill development, such as the Developer Project, into existing neighborhoods. e. The 'Transit Zoning Code and the Deg*elopex Project arc consistent with and further the goals, policies and objecti~•es of the Southern California Association of Governments ("SCAG") 2008 Xegion~r/ TizrnsJ~orYntioa P/nn: Aln,~ivg Ybe Connections (RTP), and SCAG's ~~Soli,lt~~Qno-.Ala~' /~0.?fik~e Plan: Heping Conimiinities ~4o%ieve a .Siistninnble Tidrur (RCP) land use goals. The RT1~s~o~ ~lc~ge Transit Zoning Code (SD 84) EIR Flndings of Fact/Statament of Overriding Consldarations q_5 Chapter 4 Statement of Overriding Considerations identif}'ing strategic areas for infill, pedestrian friendl}' environments, and Focusing housing and employment growth in transit-accessible locations through transit-oriented dc~=elopments (FIR, Section 4.7 [Land Use], and R'I1~, pp. 90-91). The RCP includes similar strategies, such as establishment of mixed-use clusters and other transit oriented development around transit stations and along transit corridors (RCP, pp. 15-17). £ Development of the 'T'ransit Zoning Code will result in Fewer traEFic impacts than the No Project/Rcasonabl}' Foreseeable Deveioptitent (Table 5-3). Tlus result is consistent with and Furthers the implementadon strategies detailed in the California Resources Board Climate Change Scoping Plan (Scoping Plan). 11B 32 directed the California Air Resources Board (ARB) co develop a Scoping Plan with actions to reach the target. The Scoping P/nu's proposed strategies For local governments include a greenhouse gas (GHG) reduction measure of "infill, affordable and transit- orieuted housing development and the land use changes necessary to increase such development." (Scopiig Plnu, Vol. 1, C-7G.) g. The Transit Zoning Code pla}'s a critical role in achieving targets under SB 375, California's Sustainable Cotntnunities and Climate Protection Act The t1RB Scopin8 P/nn cites the key role of SB 375 in implementing AB 32, noting SB 375 "reflects the importance of achieving significant additional reductions of greenhouse gas en-rissions from changed land use patterns and improved transportation to help achieve the goals of AB 32." (Scropiug P/a~i, p. 47.) The role of local go~'ernments is also recognized in reaching SB 375 targets. "Local Goy=ernments I]avE the aLllLlt}' to directl}' influence both the sitting and design of new residential and commercial dew=elopments in a ~c'ay that reduces greenhouse gases associated with vehicle tra~'el, as well as energ}=, water, and waste.... Enhanced public transit set-vice combined with incentives for land use de~'elopment that pco~'ides a better market for public transit tivill pies}' an important role in helping to reach regional targets." (Scoping 1'/nn, p. 48.) The t1B 32 implementation strategy For SB 375 includes the following measure: "Enhanced public transit service combined with incentives For land use development that proms*ides a better market foe public transit will play an unportant role in helping to reach regional targets." (Scoping P/nn, p. 48.) lF. The Cit}' of Santa Ana currentl}' has a shortage of rental units appropriately sized to accotrunodate families. As stated in the City's 200G-2014 Housing ELeuient, while multiple-Eatnily housing comprises 41% of all ltousing stock within the Cit}', only 13% of multiple family and single-funil}' rental units have three or more bedrooms. It is estimated that 45% of a21 Families who rent ha~'e Five or more members. This translates into a shortage of 12,000 large fancily rental units. The Developer Project contains 77 ttvo-bedroom units and 68 three-bedroom units. In addition, the 1~~Terc}' I-Iouse project will provide one three-bedroom and fi~'e hc'o-bedroom units. "These ututs arc appropriatcl}' sized to meet Santa Ana's identified detnograpluc needs. i. 'The City currently suffers front a shortage of affordable housing. As set forth in rice City's certified Housing Element (2006-2014), the Cit}' of Sautes Ana's share of the Kegional I-Iousing Needs Allocation (RIINA) For 2006-2014 3,393 units of nee' residential construction, G94 of which are to be affordable to z'et}+ low income households, 574 of which are to be affordable to low income households, and GG5 to he affordable to moderate incotae households (FIR, Section 4.9). State law mandates that in order to satisfy its RHNA requirement the Cit}' create opporhtnities for new housing, particularly affordable housing, through the application of zoning tvluch allows Eor increased density. The existing tnaxitnum density allowed under the current zoning ~t~thin the area covered by the Transit Toning Code is 15 dwelling units per acre, though there are projects ~vitYrin the area that were constructed prior to the estahlishment of the current zoning [hat exceed the 15 Re61~t1o~M1lrnti~fi0r42$e. The State Department of I-Iousing and Community Development (I-ICD) Pa9~~r t11~ cities provide zoning that allows for residential construction at a minimum density of 4-6 Transit Zoning Code (SD 84) EIR Findings of Fact/Statement of Overriding Considerations Chapter 4 Statement ofOverrlding Conslderatlons 30 dwelling units per acre in order to meet the densit}• criteria that HCD has established as being supporti~=e of affordable housing production. The City's Housing Element identified the Renaissance Specific Plan area, which shares the same geographic boundar}= as the Transit Zotng Code area, as one that has the potential to provide a new source of residential in-fill development and, as such, was used to partially satisfy the City's RHNA xequuement. During the planning period covered by the Housing Element (2006-2014) it is estimated that the City could anticipate up to 238 units of new residential development. Throughout the life of the Transit Zoning Code (a planning horizon of 20 to 30 years) it is estimated that there could be as many as 4,075 new residential units, a portion of which could be expected to meet affordability requirements. The Proposed Project implements the Housing Element and provides the zoning necessary to stimulate nevc=affordable housing production. j. The Developer Project component of the Proposed Project and the IVfcrcy House project «dll provide up to 220 ne«= residential units. As cmrentl}= designed these projects «•ill pros=ide 121 rental units affordable to those meeting the Orange County= criteria for Low, ~rciq-Low and Extremely Love= Income, three market rate rental units, six For-sale units affordable to those meeting the Orange County= criteria far 1Vloderate Income, and 2G market-rate for-sale units. 't'his creates a combined total of 156 new residential units. OF these, 127 will be deed-xesu-icted affordable housing and will be counted towards the City's RIINA requirement. These 127 affordable units represent 53% of all new units estimated to be constructed within the 2006-2014 planning horizon of the Housing Element for the Transit Zoning Code area and represent 10% of the City's total RHNA requirement for Very Low and Low Income housing (1,268 units -City of Santa Ana Hoaasing Element 2006-2014 Table 4). This is a significant contribution to meeting both the State mandated requirements for affordable housing production, as well as tneetitig a real need for the residents of Santa Ana. In addition, the Mercy I-louse project (22 of the 127 previously described units) meets the City's criteria For Special Needs housing, also identified as a need in the I-lousing Element. Failure to appro~•e the Developer Project and the D4ercy House project will elurunate an important new source oFaffordable housing and special needs housing. k. The Deg=elopes Project furthers the Cit}•'s policy of "maximiz[ing] affordable housing on Agen~}=- owned properties that is of high quality, sustainable, and avallable to various income lei=e)s." (See Santa Ana Housing Element [2006-2014], Policy HE-2.8.) It meets the City's policy to "encourage the construction of rental housing For Santa Ana's residents and vc•orkEorce, including a commitment to very* lout=, lou> and moderate income residents and moderate income Santa tlna workers" (Policy HE-23) and its policy to "facilitate and encourage a diversity and range in types, prices, and sizes of housing, including single-family homes, apartments, town homes, mixed/muLti- use housing, transit-oriented deg=elopments, and lip=e/work housing" (Policy HE-2.4). (See Santa Ana Housing Element [2006-2014].) The Transit Zoning Code component of the Proposed Project accomplishes this b}= creating zoning and affordable housing incentives that supports the development of ne«• affordable housing by allowing for densities which provide the economies of scale necessary to allow For below-market construction. The "Transit Zoning Code also provides For a wide varlet}' of housing types which includes everything from single-Family detached houses to ligh-rise mixed-use development. By allowing For a mixture of uses both horizontall}- on single properties, and verticall}= within single buildings, the Transit Zoning Code provides opportunities for a dim=crsc tnix of housing in furtherance of the Cit}•'s Housing Element. The Dc~-eloper Project componeut of the Proposed Project accomplishes this by providing 124 new rental unts and 32 new for-sale units. Of these units, 127 will be deed restricted to ensure their long-term affordability. This ne~t• housing is comprised of a v=aricty= of product~~~~~}jbc~a~bn~~i~~Ld Page 93 of 130 Transit Zoning Code (SD 84) EIR Flndings of FacyStatement of Overriding Conslderatlons 4_7 Chapter 4 S[atement of Overrldln$ Conslderatlons housing, townhomes and row houses in furtherance of the pro~•isions of the Housing Element and the Transit Zoning Code. 1. The Transit Zoning Code prozides For a plantung and zoning framework to allow for: the rede~>elopment of the Agency-owned properties, thereby eluciinating blight and prop>iding For nets property tax generation. The Agency-properties are, For the most part, vacant land in the ownership of a public agency and, as such, do not currently generate any property tax rep*enue. The Proposed will allow For the redevelopment of these properties and their return to economic use. "I'he adoption of the Transit Zoning Code also allows for the future development of other vacant and underutilized properties currently in private or public ownership in other parts of the project area. One such example is the current Count}> of Orange Operations Yard. The Operations Yard comprises approximately 9.5 acres of underutilized land as the County of Orange continues to consolidate their fleet and n~aicztenance operations in other facilities. tldoption of the Transit Zoning Codc prop-ides for the zoning Fratne~c>ork and environmental ana!}=sis necessary to allow these properties to transition into more ccononlically- productive uses and to potentially generate necv property and sales tax rep-enues_ I~•fany areas within the Transit Zoning Codc suffer from a lack of modern infrastructure and are in need of ne~~> street and side«>alk improvements. The additional tax revenues generated b}• new development within the Transit Zoning Code area will allow for reins>estment in public infrastructure and ne~c• investment that will stunulate the economy of this area. tn. The Proposed Project Furthers the Project Objectives set Forth abo~*e, incorporated in Full by this reference. Resolution No. 2010-024 Page 94 of '130 4-S Transit Zon(ng Code (SD 84) EIR Findings of Fact/Statement of Overriding Conslderatlons MITIGATION MONITORING AND REPORTING PROGRAM Resolution No. 20'10-024 Page 95 of '130 Mitigation Monitoring and Reporting Program INTRODUCTION This section reflects the Mitigation I~4onitoriag and Reporting Program (1~•IMRP) requirements of Public Resources Code (PRC) Section 21081.6. The California Em•ironmental Quality= Act (CEQt1) Guidelines Section 15097 states: ... Iu order to ensure that tlae mitigation measures and project revisions identi£ed ut the EIR ox negative declaration are implemented, the public agencg shall adopt :a program For monitoring or reporting on the rectisions ~c•laich it has requi.ced iaa the project and the measures it has imposed to mitigate or avoid signiFtcant environmental eFEects_ .~1 public agency- map delegate reporting ox monitoring responsibilities to another public agencg• or to a private entity wlvch accepts the delegation; however, until mitigation measures have been completed the lead agency remauts xesponsible for ensuring that implementation of the uaitigation measures occurs Li accordance with the program. ENFORCEMENT In accordance with CEQA, the primary responsibility for making determinations with respect to potential environmental effects rests ~aritl7 the lead agenc}• rather than the monitor or prepares. As such, the City of Santa Ana is identified as the enforcement agency foe this IvI1~I12P. PROGRAM MODIFICATION 1lfter rep=iew and appros*al by the lead agenc}•, minor changes to the 1~•lI~IRP ate permitted but can only be made by the City= of Santa t1na. No deviations from this Ivi1vIRP shall be permitted unless it continues to satisfy= the requiten~ents of PRC Section 21082.6, as determined by the lead agency. MITIGATION MONITORING AND REPORTING PROGRAM The organization of the D•IMRP follows the subsection formatting style as presented within the Transit Zoning Code Environmental Impact Report (EIR). Only those subsections of the ens=ironmcntal issues presented in the EIR that hay*e mitigation measures are provided below in Table 11-1 (1l litigation I~lorutoring and Reporting Program l~latriti). t1ll other subsections in the EIR do riot contain mitigation rneasures. 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(O ~`p -. _ _ ~ S ~' L ~~+`-•='7f ~i ~. ~ ~'~ ~ ~ ~ v 2~a ~ii - c-~~+ ~~ ~ _c~ ~ 2Y~~~g.~ `a'i~a U av V ~ ~ ~~ S cc c ~L'av ~ ski N ~ £ o a t ~_ ~ ~ ~i ac c~ ~ acv ~ ~ ~ 3 .~ ~ v ~ ~ ~ { ad p c~ c'~i~ Q c v ~j L `i' o ~ Q o T, +~- ° a ~ ~ i t -q ~ c c 5 ~ ~ R ' co ~ c ~ er as E y$, = Q ~ E ~ ~ ~: ~ ~ av ~y ~ ~ c ~ S y O H N yC~ N` ~ S E C a ~ d ~ ~ -O [V V ' ~ ' }9 !~ aS g~ L° '-p p c N aL) -O pG N ~ L ~ O) N NN l0 ~ f~ -~ S ~ p 9 ~ C N a ~ ~ _ai p°~ ~o ~ ~ ~ ~+ .p '-i O _ d d y N ~ ~ ~ ' - ~ ~~ • y C ~ ~ N N _E ~ ~ N ~ ~ ~ a c E c ~ ~ ~ ~ ~ ~ ~ ~ o o ~ o ~ au R ~ ` _ -p O ~ C] f0 t0 [6 ~ i ~ ~ O N S o c ~ ~ ~ °~ 'J c w Tgvs ~ ~ ° .~ ~ o E_`~_ ~ ~ ~ Y1 :~ E ~ ¢ ¢ ~ ~ c _ d S S yO~ .S O N rn :a=~+ ~i c as ~ c -Oa?i --~~.~ ~ ~ U ~ s ~~j a°v o ~. ~ c t~ ~ a ~ _ _ ~ 'f~~j ~ ~ Q ~ £ ~ ~ 7d~] .~ o c G ~ ~ ~ ~ ~ Yt{ ~ ~` ~ o ~ ' ~ aa ~ a S9 r Se ~ '~' az .aa c 5 i c ~ av ,~^ ~ S ~ U ~ c ~ ~ ~ 'lt a i U g~ v =4 ~ a c 3 o L S ~ i~5 ToQ ( 7 ° ~ ~ ` ~ -O oc ~ $ ~ ~ Tn ~ ~ '. a au E ~ v a ~ a ~ o ~ ~ au iv c ~ = $ 4. ~a 7v a av a w Q av au ~i 5 -~ as Q Yv a ~ ~ i a~ N ~ ~ ~ ~ o- H o L E _ E N S -q ~ E S S~ y$ N au ~" ~v ~ m c ~ ~ ~ ~ -- 'e - O U ~ C N 3 O S~ ~ a O d T L ~ -^ c -~ ~ t c E .`1~~ aT ~ ~ _ ~ H S O U ~ O ~ c a~ .g ~ ~ a c as a~~a a ~ o ~ ~ (> ~ a`i ~ ~ d H av a ~' E -moo `-~ 2 ~' . a ci ~ ° ~3 ~ ~6 ~ av au as a c as 5 0 .a 8 p V 0 y VZ f..l O N ~ ~ N 6 H ~ ' ~J _ . $ U $ O as C {~ O ~ ~j Gf ' O ~j ~ G J ~ ~ - ~ T ~ c f6 ~O. j ~ N ~ C ' O O 9 ~ p $O~ E A i~jj( ~ ~ 'O- O ~ N 2 C~ ~ CN aU v O~ o C~ ~ ~/ C N ~ Vy~ ~ 4 O ~+ ~ S ~ . q:~ ~ y a ~~ a ~ S gA~ j~ ~ ~p e ~@ `~`~m~ G ~ 1 N d . c C o E L ~ ~ c m ~ ~ Gl j3 ~ ~ L i3 0 ~ t~ !E v ~ au v -~ U r ~ c av C - N E a a ~' ~' ~ 3 ~' £a 'o -° ~ ~ 8s ~ a aa4 'r av G3 ~ '~S a ~ '`N aY~ ~ rn P' ~ ~ ~ ~' ._ . . 024 130 .~ 0 0 z >; ,:: ~~ ' ~_ ~ ~ `~~m ~ ~ ;'; ~ ~ -a a~ ~¢ ~ ~ ~a 0 :~ ~ a ~~ -o a o, _. • ~ ~ ~~ ~~~ o _°~~~ ~ a ~ ~ a ::W ~ ~ ~.-~ E ~'o ~ K ~ _ _ ~ g2 $ ~ o = ~ ¢ ~ Q ~ 'a ~ E S t ~ `0 3 ~ `o ~ a ~ o o a~i ~ io 8 0 '~ ~ C .~ o ~i ~ ~ p~ ~: Q pf ~ 44ff LLl ~ (CJ N O ~ ~S G 3 ~ C ~ ^ , ~ L~ ~ N N O d ~ ~' ~ ~ R R ~j~ C ~ ~ ~ N Z ~ ~ (cp U -~pp np' C _0 G ~~p C }~ =y .G R ~ C-G -O N ~ 'rS O- (-~O U ~ ~ O ~ N _ ~y j~ ~ U p (6 S ~ 6 ~ $ L U O) G' 6) ~ d y G ~ C (O p ¢ ~ = ~ ~~~~0'~GC(O~~y~CU~ ~ 'C NU~ N ~ ~ ~ n ~y~ 8C~~0 __ ~ ~ o o « E ~ '~ E .E c .'Y_n °.3 . L~ ~ ~ p) O R 'O C ~ ~ 1 c - ~ ~ GJ y n ` ( - ar3 ~ _ yp 'O R lO O S ~ ~ ~ O ~ 4l ~ ~ _ $~_ S ;~ t 0 ~ ~ ~ ~ _ p_~ _ o ~ y~ tII ~j . ~ N N C O f 0 q l p j W `~ E GJ R ~ O yl O] d d ~ C ' } [ ( ~ fL Y ~ ~ ~ ~ C ~ O' ~ ~ ~ f ~ ~ ~ ~ N N .Y G -0 G- C~~~~ N V ~ ~ ~ 8 ~ a S':~ O O C~ d S ~ C ~ ~ C ~j _ ~ C ~ C ~ R O~ ~ V 6 C j N N= N ~ . V ~ ~ ~ C S R $ ~ B ~ ~ ~ ~ ~ !~ " ~ ~ ~ ~ ~ ~ C N ~ N W ~ ° E ~ a) ~ 3 ~ a ~ " ° ,'. ~ E .z? ~ ~' ~i :~' o ~ 3' U g E a c E m ~ ar ~i l _E ? V r c ~ ..- a~ g- as b _gi N ~s ~ a ~ ~~_v-~`~ 5`~0 ~ ~ ~ 0 ~ ifi ~v n~i R o rn F Y3 d ~ 3 ~ ~ ~ ~ ~ y~ o N a~.~'Tia ~o ' G 8 ~ E ~ ~ a ~-° Na~c as $~n ~~-- c c a6 ~ R R ~ 6 ~ R {§ ~ E D S ~ ~ G litl~fl __ ~~ ~- ~ ~ E a o v °c ~s 8 c '~ m O N~ N C R ~ ~ c , -g .o To y ~ Y-i R E as `~ L = c ~ N g v ,2. °~ rn a V 5c~ ~4 c ~ ~^~aS' ~° ~ ( ~C -`~ E 4 1 ~ jj ~ ~ v ~ ~ ` " a 3 `E `-~ E ~ E U g' O V ~ c a ~ ~' . ' y ~ E S ( y ~ ~ a~i ~ ~ q . ~ ~ ~ a ~ v v ~ ~ ~ ~ e a i ~ d ~ '~ a ~ ~ 8 ~ ° e ~ - ~ a c -o d ~ E{ v oa c ~ :4 ~o a~ .o r .-- c•i V ui c~ H a c~ ~. ;. :;: U a~a ~a " .~ > c c 'v _ ~ ~ u G ~ o ~ [~ a qso v ~ ~ o ~ • A as ~ d ~ $ p d "O ~ ~ •~ O 'p • dl ~ e ~ ~ •~~ .; _: -~ ~ O C o ~ E rY~ ~ c :~' d •Q • Q a c i E .~' ~ E ~ ~ :- ~ E ° ~ o . ~ ~ Yo ~ .~ r~ o d °'u ~ °c ~ -y ~ ~ ~ ~ N o ~ so ~ ~ .` ~ ~ c ~ 1O c ~ ~' • ~ ya j Z v ~ j ~ E~ ~ ~ ~ d ~~ p$ i o ~ 3~ ~ a p _ ~ m U o ~ c c a ~ o :t $ m aa_55 L w o ai ~+ q t ~ $j ~ ° ~ E~ S°2 ~ ~ a o ~ ~ ~i ° E ~ ~ ~ g E o ~ ~ ~ ~ ~s ~ ~. E ,~ ~ i v £+ ~ ~ ~ ~i w ~ ~ c c ° E ~' ~ iE-. ' € ~ ~ o ~° a L ~ ° a as _ .s p w o ~-+ ~ as ~ ~yy p ~ U C ~ ~ • ~~ O~ O {~J { ~ N O S 4f y C ?. G ~. ~p G C O N j C i' C ~ C N~ ` ~ V H 'L _C) Q +A-' ~C O R ~ O Q~ ~ p"' O U L ~~ ~ {p ~ xQ( p ~ .`Q a4. Q C ^ ~ O ~ t W d ~ p ~ ~ ~ ~ y ~ G ~ O p W j . ¢ ~ i~ ~° ~ ~ ~ ~ .~ d c ~ y c a ~ ~ ~ U L ~ E ~ ~ y { w u i ~ w ~ L ~ o ~ ' aQi ~ '~ ~ o ~ ~ Z ~ ~ Y3 ~{ ~ ~ as ~ ~ '¢~ • O p ~ c ( ~ N ,G ( O l(J C fO ~ ~ L (O O ~ d O) N ~ ~ c L'• ~ ~O (Lis ~ , • ~ ¢ 1 C~ `~ N J T ~ N~V ~ Sl. ~ ~ ~ U ~ C ~ ~ ~ ~ ~ ~ C 'Q ~ ~ ~ ~ ~ p C 2' ~ -Y Tf ~ H N Z N C y~ C ~ _N ~ ~C, ~ d Q (Q ~ ~ O VJ ~ ~ CO y (/) ~ N ~~ 2 i L ~ •C ~ O . p O Cttlll p~ ~_ :B O (O O tt l0 O V) g E G ~~ 2 as c v as c d c c ~~QQ ° ° ~ N o E -~ m c ~ U Z. U "° e a 3 2 5 CS c m m v E ~cg ~i o ~ ~ c ~~n m ~ ~ ° E .~ U 39 ~ E sLis ~i ~ ~ s m `~ ~ ~ ~ c~ ~ ~ 3 y o ~ N w _ ~ Gj ~ ~ ~ ~ ~~-' ~ E .~ ~_ ~ E r~-pCgy ~ ~ ~ d~ cc $ a C_ ~rn "0~7 c ~ ~ E .~' os bi ~ ° ~ ~ v~ ~ a s} ~ ~ o o a~ LS ~i o ~ d t a C'1 3 d.C U -0 3 ~ :g so .E N U •s= a `o a x $ ition No. 2010-024 Page 111 of 130 e a ~o ,'mac 0 .r 0 p -E m -f3 ~' ~' ch =~ ~ ~ ~ ~ c ~ ~ v _ `o a m c ~ -~ o o- m - a ~' ~ v rn a ¢ Ud~ c~d¢ _ ~ a ~' c v rn n.. ¢ UQ ~¢ ~ ~ ~ ~ o a .~ ~ a 6E o o v ~ rn -~ ~ L ~ v .Y -~ c ~j 2 O~ rn a ~F ~ t V C N C :C ' ' ~ c N y ~ c t o 3 L ~ ~ N ~~ ~ ~ ~ ~ {y[ ~ W ~ E ~ U ~- ~ c S -C ~ C Y~ O- ~ C ~ ~ ~~~ '' QQ »i a ~ ° ' a ~a 8 ~ ~ a a r6 Ci ~ $ ~ c 2 ~ i t t ~ ~ ^ y -A~~ ° ai ~S ~~ g ~ ' - ° m~.9 .8 `o ~v'S a° `g~Yn c~ o aci~~i ~~~i ~° `~ a "~ ` ' qQ a ~ 'Sa a ,Q ¢ C Q -~ ~ d' -~' ~ c V33 8 8 ~ Q - w `o t~ a ~ ~ 3 ~ _ a e L^ as °c .Z` Y3 C Y] ~ ~ Cf C t. O bi V3 $ c ~ _ c _ as _ fCC.JII ~ • ~ y E~ Q- ~ .SS ~ y ( 6 ~ t= _> (/J ~ C ~ {O ~ E ~ V 4 ~ -CO L cC4_ ~i c N Ya E ~ ~ L~ VJ [O .~j ~ Vl ~ N 'S ~ ~ ~ y. ( ( y p p N .S O (O ~ p- ~V -8`° 7{ - ~ j ~ _ l ~ mod? ~CCC V ~ (O f ~ C_ ~ L ~ S -~ ~ C d L ~ _GE ~ H ~ p t ) ~ n. U Q/~ N TO Gl C ~ ~ p t~ W ~ L~ L C _ L = ~O N Gl ~ N U H S ~n °- C O ~ ~ o Y 4 ' ~ .s K <o c ~ ~~ ~ 0 ~ '~ N ~ v o tv e~ $~ ~ d ~ y ~ ~i ~ S a 'f"o ~ ~ c E m c vi 8 ~O ag ai ~ 3 C Y q~ ~ C `a3 ~ E -~ G o o e .kl ~ , ° ~ - ~ - E as ~'`a' ~ gi+ $ ~ -~ ~ ~ a ~ ~ o c i d q~ ~ ~O - g c -s3 ° ° '" E ~ ° R Q E Q Z ~ ~ ~ A ~ d 'y LL ~ p ~ y p ~ ~ ~ ~ y ~ C ~ H Q' ~ C ~ ~ O ~ ~ _ S 1T fA (O N ~ ~ N p N -O U ~ ~ d 6l O ~ lO ~ ~ ~ ~~ ~ S _ ~f {~ e IL ~ _C C Q ~ •c ~ N C/1 -°_ ~ C ° O °> ~ ~ N ~ ~ N d C~ (O C H $ ¢ ¢ ~ a ~./S ~ c ac-. E w c '° w = -E E o ~ f _ ~ c E ova ~ ai H ~ > •^oa o ~ as y, $ ~ a m ` ° ~ v $ ~ ~ w Y3 m o ¢ a . ~ a ~ o o ~ o°g '~ - E ,a' °---~ ~- Q a °~ To E S ~ ~ L c ~^To aco $ Sv yo ~ may{ jgU c ao ° c L o ° m ~ $ SS ~Q ~ a~ - N ~ . ii p ~ C ' ~° -~ o y$ ~ E $ ~i ~- o = ~ ax - p ~ ` ' H ' C o ~ C ~ -~ ~ L~ N ~ V) ¢ y ~ lE ~ - pJ p C (p/~ N ° G 'S N ~ G ~c d ~ O d ~ ~ ° -(J ~ Q• CA, ~ S Vl V~ ~ E f0 (O {O ~ Ol ° d ° ~ ~ ~ 4 dri ~ ~ °- Q " °' ~ ^ c °' L , o .f4 c ~ io as m E _~' E t w ~ H C ~~~ aV ~ ~$ C aaaaK ~ N ~ ~ ~ N E f0 T~ ~ Y_J C ¢ ~ L6 ~ +S ~ N _ C C ~ as ~+ v i -s ~ oa Za ' ai ~ v alit ul ao -r'Ti 'A'LT -rif ~ > ~ ~ a E = ~ o a ~ ~' g > -5 U $ Y-g ~ ~ ~ ~ ~ c ~ 5 ~ ~ a co ~ rnaci~~K ~ g-a ~ ~ o E o °%£i a w ~: . ~ ~ ~ o, ~ ~ ,9 = a, .~ o, ~ ..:.~ -` ~ °' o ao a aci Q U Q N 4 ~ pa. ¢¢ ° pE ~ o r~~ m ~ a U ~ c ~ ~ ~° ~ m ~' d Q ~ o ~ !~ U ~ oC _¢. Q Q LL a U ¢ a o Q U Q~ ~ i • O ~ ~ N : ~ ~ a' O ~ p~ ~ ~ e ~ O ~ -O E Cl .~~ ~ .C- CCO O C H _ ~ ~ ~ •~ N ey, Q. ''-° ~ ~ p Ol • - OO C C LS .~ C _ $ ~QQ Gam' ..camc E~ Y Y +4 C 01 a C ' p Q~~ H D ~ Y d O a D ___. ~ .a O~ S ~F d • ~ ~ t ~ ~ ~ ~ N ~ c°i ~ CI •~ O GxC~( d N ~ ~ ~~-e ~ ~ ~ V ~ U C 'C ~ • O ` -p C~ C 'per C H N ~ ~ ~ ~ ~ ~ ~ 6 ~ ~~ S V N p ~ _~ ~ ii CJ 3¢ C~ ao° ~ O ~ E o. d~ c l0 O o L a~ ~ ~ ~ t 1 ~ ~ ~ o ~ ~ ~ ~ ~' c ~ ~ O ~ ai o o~ c 'a ~ ~ C/1 LL- E a (V U ~ O N 4 N C 2 his c ~ p ~ y C ~ ~ Z l' ~ ~ ~ ~ ~ ~ r ~ ~ 3 c ~ N rn ~ ~ ~ '~ ~ .~+ ~ ~ o .~1 ~ ~ ~ g rn gag?? N ai °' ~ -o ~ ~ ° ~ a co "~ '7 ~ E ° c~ ~ y ~ ~ m . ~S ¢¢ ~ ~ ¢ 3 _ ~S v ~ $ ffi 4' $ ~ -~ ~ d v _ ,~ ~ ~ -Q ~ ' c~ 5 ii a E °s c Q o_ ~ T' co ~ ~ _ a~ci o 'Q ~ 2~ Edi ~ Y ~~~ i~ $~ L ~ a o E o d L° ~ 2 ~ ~- c m w ~ o c ° n a N ~ $ y _ ~ ~ ~ C O y y S ~ ~~~ d ~ ~ [CO N d Q E °' ~ ~ ~ $ E o ° ~ ¢ ~i o ~ ~° c ~ ~ U c E ~ °' ~ a v d N d ~ ~ - - v o ~ 2$ d ito ~ ~f 5 N '2S $N ~ 3 Q y S i zVs ~ c -~a ~ a0 ~ E ~ 'Y ~ ~OINa ~ ~ e y vmO Na$"C' o c c o o tia v '0 O d$~O p (~ O$N ~ c E -"~ ~~~ d G N ~ ~ C ~F O . C Q ~ ~ ~ y Y = ~ o ~° ~ ~ `~ ~ N $ C ~ ~ O + ~afQa t S O ~ s eYpS1~ 7 ~ sf ~ ~ ~ ~ _ ~ g o ~ ~ ~ ~ H ° c_ ~ ~gaa o. ~ E_ E ~ ~ ~ ~ ~ ` ° d Fi ~ ~ ~ ~ d s CJ $ v ~n ~ ~ . /j a ~ 0-024 ~f '130 e .C O •~ ~a ~ ~ ~•~ ~4 d p oE,.~_ ~ ~ oa~ e~ ~ U Q a a Q U~ O U ~ o _ ~ ~' ~ € (6 d a ~ ~ ~ ~ ~ $ a o ~ `o -c aG a n. t ~ a~i c w U N(dp~ °s f~ d ~ a3 ~>' N N G p.p C d d p- fpa0~~ o d C fl~~ U 2 d ~ t0 ~ ~ W d f/) d m d D ~ i '~ ~~Q ~ yamv~.. v ~ Qp ~+ ~ `gyp' R (O dp_ C ~O ~ ~ N a ~ ~ ~ c ~ o- o d ~ c 3 ~ C ~ ~ ~ o U -p p- R$ ~ V'~ N "O ~+ E _T N O d E~ O 'p H ~ adi $ ~ S ~ fn~''f -p i~ ~ Q- 4>.l C_ .~ .`OC o. v E ~ _ as o w ~ c a ~ d - a= ~o ~ p ~ ~ ~ ~ 'L~q 3 -J SL' :~' ~o °_ ~c°n L cco ~.~ ~_ to Vl aci ~ rn ~ ~ a~'i ~ a d ~ ~ A ~~~~--- ~6i 'F U a ~ ~ .~ ~ c~ ~ ~ a oaf U 0 E3 ~ m N € C_ a o p c ~ S 22 E -_ ~ rn C 2 oa ~ H ~ ~ c m ~ a ~ a .<3 afd a ~ ~ E U ~ d `a 'O N ~ a d N C ~ N a 2 ~ i ¢ N t ~ ~ ~c min ~-° m .o w c w `o ~ o -~ v -g _ Q' '~ d ~ ~ ~ ~ Z N ' p p ~ C 2 ~ O .C~? O ~ € _ G H pl d t0 y3 ~ ~ i f~0 p ~ ~ ~ ? d ~ ~' ~ ~ ~ u a~i ~; c ~ g ~ m ~ ~ ~' ~ _ ~ as ~- H O d ~ -~ d d c a l~ ~~ m ~ o ~ o Q a iiss _ ;c c E ~ a a~~ `~ ~' ~ v ~S ` 2~ m ~ ~ r.. ~ a Q a rn a 8 --d4 ~ ~2 . t~ _ p j v a`a c ~ c c,3 -~ 2i ~ _ s~ c 'ci E -acct ~ °~- ~ ~ 1Q `ag d H w o a3i v d L) N d C) p d ~ O d~ N 3 C/~ p) ~ d d ~ ~ Vl H .~ ~ d Q ~ ~ ~ _~ U QQ ~ d FO N r L ~ g o m o -~ ~ ~ ~ o ~ o` ~ m ~o -~ .Z, F- ~ " T ~i 6 d -~ ~ ~ ~ ~ _ c ~. 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I A ~Y U C C) Z Z$ ~ C) ~ C ~ [ Q O C $ ~ a.. 10 ~ ~ Q ~ ~ N y ~ L CC ~ CC C ~ N N d ~ ~ ~ ycN ~ • D_ `i~ N ~ C~l C ~ ~ l) y ~ 2~ ~ U Of ~ ~ R 5 G t C 'O '~ ~j y~ D. _ O a .s X3 ~ '~ 'z o _ ,Q ~ ~ ~ ~ o ~ ~ ~ ~ ~ a a ~ ~ '~ ~ w a -~2es H 23 ~ ~ I~i~_ ~ ~ a~ f - H ~ ~ ~i U ~ E . ~ U N Ta ~n a5 to E ~ ~ ~ ~ -.~ ~ 5 d ~ ~' ~ y~ a c X( `j ~ ~ N g c c $ ~ •J a a ~ a f g ~ a ~ _ ~ c ZS c ~i a " S m ^ ^ ^ c g i . g L . g a i o X24 730 e 0 0 > , , ~, oam ~ oar ~' ohm as ,y~ ~. ~o a as U~ A¢ ~ co a a~ U Q aid ¢ ~ ~ ~° °~ U¢. d Q • ~ ~ ~ • • .~ ~ ~ ~ o ~ ~ a~ ~ o d Zd _ C U o ~. d ~ 2 ~ ~ • S C e l P C ! f tO G (~ ',; 032 a a 32 ~ a 0 .~ d o • ~ ^ ~ • rn rn ~ ~ o '' • • ~-~~ .~_ .S ~ c ~ c c ~ v ~ a a c ~ ~ ~ ~~qq y Q • _ ac c ¢~ 'v ~ A N 4~ ~i ~ z 5a ~ c y 8 A aNi ~ ado d R Q 'c a av a S a mo a a$ m • ~ ~ ~ ^ • ~ c `o ~ 1O o,~o c ~ ~ .o ~ c o U ~ L 3 a c~ ~O .. ~ c ~~ d co c~ a a m c a c ~ p~ ~ 8 ~ ~ ~ _ a~ c o ~ T Tn ~ y ~ ~ _o •`~ ~ GT fl ~ S U t N 7 ~ _ a ~ ~i c y N L p w~ ~ ~ d ~ C C_ ~p O OZ ~ d ~ ~ C V C ~ 0 O ~ ` °~ ~ ~ ~' ~ ~ as ,~ ~. rn $ Yo E r~ ~ o o ~ c ~i o. c .~~+ 8 ~ c ~a ~ ~i a .25 '~ E o _ v is ~ o ~ o~ ~ ~ ~ ~ 8 Z ~ m o ~ Ta ~ ~ c as ~ 8 ~ Z ~ ~a ' • EJ ~ ~ ' N 51} ~ ~ O d ~ p~~ N . ~ ~ Cl l0 O Ul ~ ~ C ~ p ~ f..l ~ ~ p J O ~p N f0 y ~ ~ O)~ f' C c ~i ~ o ~ ~ O y U'~ ~° r'Yi 20 V ~ ~ N ~° ~ c y ~ ~ ~ ~ C O) .ia o .ca o qV ~ d Z~s ~ c E ~ °d c ~i ~...~: d° v a o °~ ~ c ~ o w N € o~ a ~ ~ ~ ~ _ d a. e i a -- a ~ c T o - ~o a O ,_, ~ ~ ~, u N N t ~ ~Oj a O N~ C ~ ~ ~ d a~ p ~~ 4 ~ .°- ~ ~ m as c ~ ° U ~~C m ° ~ o ~ ~ _ a ~ 8 ~ ~ 'c ~ ~~~'.. ~•O~ N ~ 1 ~(. ~ ma ' ~ ~ ~~~ c~ ~ y ( ] N ~3 C N N L ~ ~ v ~ ~ n ' y N UJ N C a a a ~ c rn i d Z C C _~ E N E o ~ o ~ c ~ 178 c f ~~mo ~U~ ~ ~ ~ ~ a ~ ~ $ ~ ~ ~ ~ .lC U6~l ~~) ~s~~ ~ .~ ~ _~ ~ `° oam ~ ~ a ~. w a as 2 ¢ U ~ m 0 ao fA 6 ~ E o :° .c a a ~ o ~F y Q w a`a ~ rn a .~ 3 A a E 3 a~ Tii 2 c° ~ a~ _°' c g~paa ~ a ~a o ~ 3 a m ~ Q ~ € ~? ~~~ _ ~ m w rn ,~ (~6 .p ~ N D ~ N R N U yoy22 ~ o A ~ a of .~ O G c 3 c ~~ ~ o '° g~ ao x ~ 25 ~ ,}~ U ~ _Xi c `o N d C YEA c c ~Gj a c o ~ as d 3 ~_ ~~¢~ € a g ~ ~ a ~ , ~ ~ _~ ~~ ~-(8 oaf ~- o~m C~ ohm ~ ~ ~ ~~m ~' _~ . d ~. <o N ate" c~¢°o ~. ao y Gi c>d~ m¢ ~. t0 'a d v¢ .~¢ ~ t0 -o al a¢c~~d° ~¢ ..:~:-_4 ~ ~ ~ ~ ~ ~ . _ 's o d ~ ° 'c o .°o ~ a~~i ~ ~ iyS ~' .~ a .9 c .S gi v c $ a $ c d a c rn CL ~ .~ a~ o_ d~ 'v 2 a • ~ ~ ^ t _ . 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L ° ~3 -~ "? { ~ c L ~ m N c y5 ~ c Q ~o U U ¢ N ~ O H O O ~il ~v ~ .0.. N = -o ~ to ~ ~ UPS ~ ~ ~ Q 5~~ 5 '.~ ` 2~ '. ,.~ ~,~ '';' :; ;Q . N S ° N Q] ~ •C C U O S3 ~ C O ~ N O O~~ c ~ ' - o 'm ~ m c ~ ~ N d ~ ~ c ai as E ~i o ~~ ~ ~ ~ '~ ~ o ~ c $ a3 ~ ~ a ~ ~ ~' ~ a ~ ~ Z ~'i c g ~ '~ av ~ c app ~ o~{ ~ c ~ "~ _ ~ ~ y c g g (J ~i is c ~ ~ ~ ~ E ~ ~ ~ ~ A v }~GUa v ~ ~ `s o ~ c ~ g ~ ~ E c ~ ~ ~ ~ '. . di o E di N ~ ~ ~ v poa XL aS c v E ~ b ~ ~ ° a Y c E C a V~ ~ "~ i m ua E E E ~ ~ ~ ~ ... c io r c ~ ~ N .}S O O ~ ¢o~..8 ~_ ~ ~a O 3a ~ ~ a o Oa :C Yi ~ ~ as o c _c ~ ~ O ~ ~ am 32 ,Q 2 ~ ' m vi U ~ ~ N d ~3 ~ .~' ~ j ~ ~ ~i 3 io ~ ~ a `2 tV ~ a N $ £ ~ i0 ~ v g ~ a ~ ~ ~ ~ a ~ t ~ ~ ~ E ~ O ~ _ y ~ . , $ ~ ~' ~ 'L° ~L N '~ v ~ ~ ~ c m 'v 2 N c ~ c a~ , E rn ~ ~ o 'rte a G ~ g~g~~ ~o "` ~ 3 C °- o ~i ~ .Q ~ .2 ac3 a.E O ~ m o c E ~ O an ~ aNi ~ g ' a ~ . t R $ o ~ Q q~j~ fl.~'p L ° p`~ o ~ as oS m r~ t0 o E £' ~ c ~ Q ~ ~' E ~ ~ ~ ~' ~ v i o ~ n v ~ a E ~ d E ° d c a~ c ~ E c f~ ` as -° ~ _ ~ . v °~ L°TO E E w °~ a ~ ~nL ~ a ca r $ $ L ~ o . ~ o 0 3 ~ ~ ~ ~~ 'd L' a - °' ~ o ~ a~ O ~ o~i ~ L~``~ c ~ c ~~ ~n $ i ~ r ~~_ ~a J's as c ~~~"~ ~ ~' E~ as ~ ~ 73 E p ppp ~ ~i aUi "$~, ~ Eo T~ c a ~ c ~ ~ E .c b ~ a _c ~ ca o c E ~ ~ ~ S ~T ~ c ~o :^ ~ e[~ ~" ¢a ~ To -~ co 1-- ~ ~ ~~ G ~ c fV a~ R E a 6~ rv' ~_ E gc ~ ~ ~~0 ~ _ ~ ~ N N a 'e N ~ ~ G = N ~c N ~ ~ ~ L O N f0 O ~ ""5~~ 'e _ _ 6I C ~ O) •'pE d : E .G a ~ F E = ~ ~ ~ H ~ a a E a 5 a a CS oa ~ 8 a c t0 ~ ~5 C ~ ~ ~ ~ ~ ~ No. 2010-024 ge 121 of 130 E ~QQ d`i ,c=1°- 0 m '.L~~ g .,, c.~ ~.~ m ~ ~C9. U d Vl Q ~s ~ cCg~ U d VJ ¢ s9 ~ (Cg, U d Vl Q .s9 ~ (Gp U d VJ ¢ ~ ~ ~C9, U d V) Q s9 ~ ~Cg. U d_ VJ Q d ~ ~ ~ ~ ~ ~~ ~ O (O ~ C ~ f0 ~ f0 ae ~:_ U ¢ ~ U ¢ ~i- V ¢ ~ . U 4 ~ U Qc ~ U Qc ~ ~ ~ ~ ~ ~ ~ ~ ~ _ ~ j ~ j ~ _ ~ j ~ ~ Q c .o ° ~ .o ° ~ .a Q ~ .oT E ~ a 2 ~ a rn ~ ~ oa ~ ~ as ~ ~ oa ~ ~ rn ~ ~ rn ~ ~ ~ o -Q~ ~ ai ~ ~ ~ o G Gl ~ N ~ ~ ~ o -c G) ~ Ul ~ ~ ~ o c ~~ ~ d ~ ~ ~ o c ~- Q. ~ N ;~~jS ~ ~ oo_ c ~-- O) ~ ~ V ~ O av a~ O av a~ O a-o a~ O as o_~ O a~ a~ N O o_v o.~ • ~ ~ ~ ~ ~ ~ ~ ~o ~o ~o moo' ~o tea' - ~': o ~ E ~ o ~ o ~ o ~ so Q : ~ qq~~ E a qqaa E i N E~ d E~ QI E~ d E y ~ -.! ¢. d~ d C`'J N Q dLJ d ~J N o d D_ D_ E E D_ 2 E E d Q E E O- ~- E E d Q E E 0. E E ~ ~ ~ ~ ~ ~ ~ c ~i .o c c w oo c~ m $ c ~ <a ~ c ~i c o ~`o ~a ~ co a ~. ~ o ~ 'O ' j t0 ~j ~ N ~ (~ d -c {~ '~ t~ C d G d ~ c i d y fn . ~ ^ ~ Os .Nb O d a Ol C •~ ~ .~~-s ~ ~ .-~ ~ o E U C ~~ c E ~ Q U {~ TLn _ U O o 0 .~ YJ E S (6 A ~. O d -O N~ -Q (O ~ o p 2 G L •7L a ~ °c ~~.Z A ~ c c~~ ~ ~ ~ ~ s a • ~~ ~ ~ f0 .p ~ (p G c ~ U N_ ~j S6 ~ p ~ ~ ~ L_ p Q e y "~~ Q E '~ . c 1--' O y C ~ ~ B ld ~ d ~ O L'. . d o '. G v d~ ~ a-$ ~ ~ Q~ ~ 0 c a ctq d O N~ ~'.i"+ - G .~ G _ O O G ~ ~ VJ d ~/' ~ Q G ° C O ~ ~ ~ y ~ U lO ~ U °c w IIIOOOQ ~ Fo m ~+- . .~ ~ ~ -O ?a' E E ~ ' ~ o o ~ 1O ~ ~ ~ Yo $ ~S rn > ~ -~ ~ Fo d d d G ~ c ~ ~ E v i ~ a_ a o .. c ~ a ./~ c N ~ ~. ~ ~ ~ y~ ~ 8 `~-~ ~ c m F ~ ~ ac' G ~3 2 ~ b ~ ~ G ~ c c ~c o -~ ~ litEOh ~ Iy~V.g~pO:~~ ~-~2 c i ~ axi cQi ~ c ~ ~ d a °Y o ~ a ~ ~ ~ and ~ c c ~ ~ ~ o 1 ~2 T.=1 ~ d -Fj S ~ p p ~ O$ ~ o d M CC6VV ~ _ p d L_ ~ U ~ Q <_ L c e ~ e ~ ~, ~ , }}}yyy~ c U y ip Ul Cl d p) C~ U d [O 01 U d ~ ~ Q) c (J d {Q pf C n C a d (Q pf ( n N `O ~ ~ Q (~6 ~ ~O ~ ~ O 0 ~ 1~ O A ~ O ~ ,~ U Q~ U¢~ U Q~ C C U¢ }i' C ~) Q~ CC U ~ ~ ~ 1 ~ ~ ~ ~J ...Y~ y Y yO~~yf ~ ~ 'J =1 ~ y f=7 l0 y~ y~ ~ l0 d~ t0 y ~~ (O ~ s L'' C Q ~ ~ G S] ~ ~ L ~ O` ~ N ~ ~ C~ ~ ~ ~ ~ C~ C ~ ~ ~ ~ C ~ d •~ P . T C G O o-a o_~ ~ N O o_a a~ C ~ N L~ O as o_~ ~ ~ C O o-a a.~ O av a~ 2 O a ~ a~ • ~ ~ ~ ~ ~ ~ ~ as ~ ~o ~o _ 3 ~ ~ ~ -~ -~ • ~ L ~ c c 2 ~ ~ ~ Q "c • ~ ~' E ~ ~ qq~~ E E ~i E E ~ d E ~ E E ~ -Q a s o. a a s v a a s a o. E .E - E E - E .E - E E E E E _E • ~ ~ ~ ~ ~ ~ m~ m~ S ~ ~ d oM ~ d~ ~ ~ C> c f6 G) ~ v `~ ~ t0 S d .3 vi ~ ~ v N ~ ~ $ $ 'S °' t rn.c_ ' a.E ~' a C C E E r7 ~ ~ L 'O toa C F U~~ d ~ D_ jJj ~ U L ~~ .~ N C ~C~ 8 f ~ d ~,,ccC (~ 1- C N N ~+ O ~ Y_ C~'O ~ ~ ~ ~ E O ~ ~ O ~ ~ ~ ~ ~ ~ ~ a _ ZTSi ~ 8 ~ ~ ~ ? ~ ~ O y t0 ~ ~ gy ~ ~ ~ = Q ~ ~ Y~ _ ~ ~ _~~ C ~ ~ N ~~ ° i~ . p LL S g~ E f ~ ~ ~ ~ $ v ~ ~ ~' ~' Z io ~ ~ ~ Q Qy o Q LL C ~ CNC '~ L O C aV ~ c `yam ~ +C ~ d ~ Z ~~ .~ N . 'gq p 2 ~ ~ C -~ ~ c -~ pc ~ ~ CJ ~ ac aCi d -~ .~ ~ °~ ~ ~ ~ ~ 'Fo c ~ N ~ ?~° a E j ~ a- ~ .B €.~ g Q o_ ~ ~ ~ = O C _ ~ ~ o ~ a ~ o ~ a ~ ~ o ~ y ao v~ iT _ c m _ y $ ~_ _ ~ _ ~ y ~" ss "d`~Q E : _ ~c oa ~_ ~ c _ ~ ~ ~o ~ a ~ ~ r ~ o 8 ~ ~ ~ ~ ~ i O N g ~ a ~ _ ~ g ~° '~ o. g ~ ~ ~ 3 =' '~ 8i ~` £ £ cv ~ 3 R d`e d~ E No. 2010-024 age 123 of 130 E m m .~ O G ~-t1- S 5 ~ ~ c' ~ E c c . _ o -°- Vaa ~ = _ t/~ ~ ~ C ~~~" ~ ~ ' o O O ~ ~~ Yi e as ~ ~ o a m ~ m as i o ~- m w a~i ~. ~p a a ¢° U¢~¢ O~ ~ ~, v U d` w¢ U¢ A t ~ ~ ~ ~ ~ ~ ~ -mod .~ ~ ~ ~ .~ $ c ° c E c o ~O d o °- a ~ o v a a ~ ~ ~ ~ w E fA ~ } pJ' ~ N C_ ~ ti ~ L N ~ a~ a c v O_ ~i .~ N ~' ~ os v-S ~ a`~ v ~ :~ _ ~ y d E ~f o f d c ~ arH 3 ~ '~ c a~ °~i 3 ~ o v ~ ~ ~ a ~--~ y ~o as a o ~ s s~~ ~ ~ ~ ~ o ~ ~~ - a ~ ~ Q_ N~ C N a a Q ~~ ~ s ~ p E U C O_ C H ~ ~ ~ ~ ~ ~ d ~ ~ ~ S y-- v~ ' d'a ~O O T E £ ~ ~ ~ ~ ~ ~ ~ y Cp O ~ N }[ ~ { Q~~ Ef p y ~ ~ ~ (p N U d C O C N !C i0 N ~~ ~~ N~~~~ ~ N ~ N 'S ~ 3O l ~ ~ ~ ~ .sl C [O N _ ~ 40J [6 .N ~ pO~_ ' ~ N ' N C NN ~ O> N ~ C_ C ~ C ~ 'C ~aQ r'S. 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