500 Broadway Mixed-Use Housing Project EIR The proposed 500 Broadway Mixed Use Housing Project would involve the demolition of the existing one-story commercial (Fred Segal) building and a surface parking lot on two contiguous parcels totaling approximately 67,500 square feet of land area and the construction of up to 316,653 sf of mixed use development in a 84-foot high building. The proposed project would include 249 residential units consisting of a mix of studio, one-, two-, and three-bedroom units. The ground floor of the project would include pedestrian-oriented commercial uses, such as retail and restaurant, as well as residential lobbies. The project would also include approximately 5,500 sf of ground floor open space, including a public plaza with seating, landscaping, outdoor seating for dining, and widened sidewalks. The project would also include a shared "Cross Court" vehicular, pedestrian, and bicycle access way. The project would include a four level subterranean parking garage providing parking and potential commercial floor area as well as bicycle parking, bike lockers, and shower facilities. Vehicle access to the subterranean parking structure would be provided off 5th Street via the proposed Cross Court driveway. Additional residential and loading access would be provided off of 5th Court via Broadway. In addition to market-rate housing at 500 Broadway, the project would include the development of 64 deed restricted affordable housing units to be provided off-site at 1626 Lincoln Boulevard. Documents Final Environmental Impact Report - Wednesday Feb 24, 2016 500 Broadway Mixed Use Project Final EIR 500 Broadway Mixed Use Development Project Title Page Executive Summary Table ES-1. Project Impacts, Mitigation Measures and Residual Impacts Table ES-2. Impact Comparison of Alternatives to the Proposed Project TABLE OF CONTENTS LIST OF APPENDICES LIST OF FIGURES LIST OF TABLES LIST OF ACRONYMS AND ABBREVIATIONS 1.0 INTRODUCTION 1.1 Overview 1.2 Project Background 1.3 Regulatory Framework 1.4 Project Applicant 1.5 EIR Purpose and Legal Authority 1.6 Environmental Review Process 1.7 Scope of the EIR 1.8 Areas of Known Public Controversy 1.9 Organization of the EIR 1.10 Changes Since Publication of the Draft EIR 2.0 PROJECT DESCRIPTION 2.1 Introduction 2.2 Existing Project Site Characteristics 2.2.1 Project Location Figure 2-1. Project Vicinity Figure 2-2. Project Location 2.2.2 Surrounding Land Uses Construction of Expo Light Rail Transit Station and Colorado Esplanade 2.2.3 Existing Land Use Designation and Zoning 2.2.4 Relationship to the Draft Downtown Specific Plan 2.3 Project Objectives 2.4 Project Overview Figure 2-3. Ground Floor Site Plan Figure 2-4. Conceptual Design Figure 2-5. Podium Level Floor Plan (Second Floor) Figure 2-6. Representative Upper-Level Residential Floor Plans (Third through Sixth Floors) Table 2-1. Proposed Mix of Uses 2.4.1 Project Design Figure 2-7. Rooftop Floor Plan Figure 2-8a. Conceptual Elevations - Broadway and “Cross-Court” Figure 2-8b. Conceptual Elevations - 5th Street and 5th Court Figure 2-9. Conceptual 5th Street Cross Section 2.4.2 Access, Parking, and Circulation 2.4.3 Utilities/Services 2.4.4 Open Space and Landscaping 2.4.5 Sustainability Features 2.4.6 Development Agreement 2.4.7 Operational Staffing 2.5 Construction Activities 2.5.1 Phasing 2.5.2 Demolition 2.5.3 Excavation 2.5.4 Construction 2.5.5 Construction Staffing 3.0 ENVIRONMENTAL IMPACT ANALYSIS AND MITIGATION MEASURES 3.0.1 Introduction Impact Assessment Guidelines and Impact Classification Mitigation Measures and Monitoring 3.0.2 Cumulative Impacts Table 3.0-1. Pending, Approved, and Recently Constructed Projects in the City of Santa Monica Figure 3.0-1. Cumulative Projects in the Vicinity of the Proposed Project 3.1 Aesthetics and Shade/Shadow Effects 3.1.1 Aesthetics 3.1.1.1 Environmental Setting Figure 3.1-1. KVA Location Map 3.1.1.2 Regulatory Framework 3.1.1.3 Impact Assessment and Methodology 3.1.1.4 Project Effects and Mitigation Measures 3.1.2 Shade and Shadow Effects 3.1.2.1 Environmental Setting Table 3.1-1. Shadow-Sensitive Uses in Project Vicinity 3.1.2.2 Regulatory Framework 3.1.2.3 Impact Assessment and Methodology 3.1.2.4 Project Effects and Mitigation Measures Figure 3.1-2. Summer and Winter Solstice Shadow Models Figure 3.1-3. Spring and Fall Equinox Shadow Models 3.2 Air Quality 3.2.1 Environmental Setting Table 3.2-1. 2014 Los Angeles County-South Coast Air Basin Attainment Status for Criteria Pollutants Table 3.2-2. Ambient Air Quality Standards for Criteria Pollutants Table 3.2-3. Estimated Operational Emissions for the Existing Project Site (pounds/day) Table 3.2-4. Existing CO Concentrations at Selected Intersections 3.2.2 Regulatory Framework 3.2.3 Impact Assessment and Methodology Table 3.2-5. Localized Significance Thresholds (LSTs) for Construction (pounds/day) 3.2.4 Project Impacts and Mitigation Measures Table 3.2-6. Maximum Estimated Construction Emissions for the Proposed Project by Construction Phase (pounds/day) Table 3.2-7. SCAQMD Thresholds of Significance and Estimated Maximum Daily Construction Emissions for the Proposed Project Table 3.2-8. Maximum Estimated Operational Emissions for the Proposed Project (pounds/day) Table 3.2-9. Localized Significance Thresholds and Maximum Daily Construction Emissions for the Proposed Project (pounds/day) Table 3.2-10. Projected CO Concentrations at Selected Intersections 3.3 Construction Effects 3.3.1 Environmental Setting Table 3.3-1. Development Adjacent to the Proposed Project 3.3.2 Regulatory Framework 3.3.3 Impact Assessment and Methodology 3.3.4 Project Impacts and Mitigation Measures 3.4 Cultural Resources 3.4.1 Environmental Setting 3.4.2 Historic Resources Table 3.4-1. California Historic Resource Status Codes Figure 3.4-1. Historic Resources within Project Vicinity 3.4.3 Archaeological Resources 3.4.4 Paleontological Resources 3.4.5 Native American Outreach 3.4.6 Regulatory Setting 3.4.7 Impact Assessment and Methodology 3.4.8 Project Impacts and Mitigation Measures 3.5 Greenhouse Gas Emissions 3.5.1 Environmental Setting Table 3.5-1. Estimated Existing Annual GHGs Emitted by the Project Site 3.5.2 Regulatory Framework 3.5.3 Impact Assessment and Methodology 3.5.4 Project Impacts and Mitigation Measures Table 3.5-2. GHG Emissions from Construction of the Proposed Mixed Use Development Project Table 3.5-3. Combined Annual GHG Emissions for the Proposed Mixed Use Development Project Table 3.5-4. Tier 4 GHG Emissions Thresholds for the Proposed Project Table 3.5-5. LUCE, Sustainable City Plan, and Climate Action Plan Policy Consistency Summary Table 3.5-6. Applicable Greenhouse Gas Emissions Reduction Mitigation Measures/Design Strategies 3.6 Geology and Soils 3.6.1 Environmental Setting Figure 3.6-1. Geologic Hazards Table 3.6-1. Project Site Soil Profiles at Each Boring 3.6.2 Regulatory Framework 3.6.3 Impact Assessment and Methodology 3.6.4 Project Impacts and Mitigation Measures 3.7 Hazards and Hazardous Materials 3.7.1 Environmental Setting Table 3.7-1. Summary of Database Search for Project Site Table 3.7-2. Previous Site Use Table 3.7-3. Regulatory Database Search Summary 3.7.2 Regulatory Framework 3.7.3 Impact Assessment and Methodology 3.7.4 Project Impacts and Mitigation Measures 3.8 Land Use and Planning 3.8.1 Environmental Setting Figure 3.8-1. Land Use Table 3.8-1. Proposed Project Site Land Use Setting 3.8.2 Regulatory Framework Figure 3.8-2. Draft Downtown Specific Plan Subareas 3.8.3 Impact Assessment and Methodology 3.8.4 Project Impacts and Mitigation Measures Table 3.8-2. Project Consistency with Existing and Proposed Development Standards Table 3.8-3. Consistency with 1984 LUCE Policies Table 3.8-4. SCAG and LUCE Policy Consistency Table Table 3.8-5. Project Consistency with Proposed Draft Downtown Specific Plan Development Standards 3.9 Neighborhood Effects 3.9.1 Environmental Setting 3.9.2 Regulatory Framework 3.9.3 Impact Assessment and Methodology 3.9.4 Project Impacts and Mitigation Measures 3.10 Noise 3.10.1 Fundamentals of Sound and Environmental Noise Table 3.10-1. Representative Noise Levels Table 3.10-2. Human Response to Different Levels of Ground-borne Vibration Table 3.10-3. Vibration Thresholds for Potential Structural Damage 3.10.2 Existing Setting Table 3.10-4. Existing Daytime Noise Levels Measured in the Project Vicinity (in dBA) Figure 3.10-1. Noise Monitoring Locations and Sensitive Land Uses Table 3.10-5. Existing 24-Hour Roadway Noise Levels (CNEL) 3.10.3 Regulatory Framework Table 3.10-6. Land Use/Noise Compatibility Matrix Table 3.10-7. Exterior Noise Standards in the City of Santa Monica 3.10.4 Impact Assessment and Methodology Table 3.10-8. Interior and Exterior Noise Thresholds in the City of Santa Monica Table 3.10-9. Noise Ranges of Typical Construction Equipment 3.10.5 Project Impacts and Mitigation Measures Table 3.10-10. Estimated Peak Construction Outdoor Noise Levels at Sensitive Receptors Table 3.10-11. Estimated Peak Construction Vibration Levels at Sensitive Receptors Table 3.10-12. Noise Impacts from Project-related Traffic 3.11 Population, Housing, and Employment 3.11.1 Environmental Setting Table 3.11-1. Total Population in 1980-2013 Table 3.11-2. SCAG Projected Population in 2020 and 2035 Table 3.11-3. Total Housing Stock in 1980-2013 Table 3.11-4. City of Santa Monica Housing and Households Table 3.11-5. SCAG Projected Households in 2020 and 2035 Table 3.11-6. Employment Densities Table 3.11-7. SCAG Projected Employment in 2020 and 2035 Table 3.11-8. 2010 Local and Regional Population Characteristics Table 3.11-9. Existing and Under Construction Housing Units in Downtown Santa Monica Table 3.11-10. 2010 Households and Families Table 3.11-11. 2010 Household Population and Tenure Characteristics 3.11.2 Regulatory Setting 3.11.3 Impact Assessment Methodology 3.11.4 Project Impacts and Mitigation Measures Table 3.11-12. Estimated Population and Employment Estimates Table 3.11-13. Proposed Project Residential Unit Types 3.12 Public Services Table 3.12-1. Public Services Serving Downtown Santa Monica Figure 3.12-1. Public Services Map 3.12.1 Fire Protection 3.12.1.1 Environmental Setting, Fire Protection Table 3.12-2. Existing Santa Monica Fire Stations and Equipment Table 3.12-3. Santa Monica Fire Department Incidents 3.12.1.2 Regulatory Setting, Fire Protection 3.12.1.3 Impact Assessment Methodology, Fire Protection 3.12.1.4 Project Impacts and Mitigation Measures, Fire Protection 3.12.2 Law Enforcement and Police Protection 3.12.2.1 Environmental Setting, Law Enforcement Table 3.12-4. 2013-2015 SMPD Personnel Table 3.12-5. Santa Monica Police Department Calls for Service in Project Vicinity 3.12.2.2 Regulatory Setting, Law Enforcement 3.12.2.3 Impact Assessment Methodology, Law Enforcement 3.12.2.4 Project Impacts and Mitigation Measures, Law Enforcement 3.12.3 Public Schools 3.12.3.1 Environmental Setting, Public Schools Table 3.12-6. Enrollment and Average Class Size at Public Schools serving Project Site 3.12.3.2 Regulatory Setting, Public Schools 3.12.3.3 Impact Assessment Methodology, Public Schools 3.12.3.4 Project Impacts and Mitigation Measures, Public Schools 3.12.4 Library Services 3.12.4.1 Environmental Setting, Library Services 3.12.4.2 Regulatory Setting, Library Services 3.12.4.3 Impact Assessment Methodology, Library Services 3.12.4.4 Project Impacts and Mitigation Measures, Library Services 3.12.5 Parks and Recreation 3.12.5.1 Environmental Setting, Parks and Recreation Table 3.12-7. Existing City of Santa Monica Parks and Open Space within the Project Vicinity 3.12.5.2 Regulatory Setting, Parks and Recreation 3.12.5.3 Impact Assessment Methodology, Parks and Recreation 3.12.5.4 Project Impacts and Mitigation Measures, Parks and Recreation 3.12.5.5 Cumulative Impacts 3.13 Transportation and Traffic 3.13.1 Environmental Setting Figure 3.13-1. Existing Bus, Bicycle and Public Parking Facilities and Routes Table 3.13-1. Pedestrian and Bicycle Traffic in the Project Vicinity during Peak Weekend Mid-Day Hours (1:00 PM-5:00 PM) Figure 3.132. Future Street Network (2025) Table 3.13-2. Level of Service Criteria for Signalized Intersections Figure 3.133. Existing Levels of Service Table 3.13-3. Existing Intersection Levels of Service (2013) 3.13.2 Regulatory Framework 3.13.3 Impact Assessment and Methodology Table 3.13-4. City of Santa Monica Significant Impact Criteria for Arterial and Collector Intersections Table 3.13-5. Project Trip Generation 3.13.4 Project Impacts and Mitigation Measures Table 3.13-6. Analysis of Project Impacts under Approval Year (2016) Conditions Figure 3.134. Approval Year (2016) 500 Broadway Impacted Intersections Table 3.13-7. Analysis of Project Impacts under Future Year (2025) Conditions Figure 3.135. Future Year (2025) 500 Broadway Impacted Intersections Figure 3.136. 500 Broadway Vehicle Circulation Plan Table 3.13-8. Cross Court Generated Peak Hour Traffic Table 3.13-9. Estimated Project-related Transit Ridership (transit persons per peak hour) 3.14 Utilities Table 3.14-1. Utilities Serving the Project Site 3.14.1 Water Infrastructure and Supply Table 3.14-2. Projected Citywide Water Demand (AFY) Table 3.14-3. Projected Water Supply Availability Table 3.14-4. CALGreen Mandatory Maximum Flow Rates Table 3.14-5. Estimated Water Demand of the Proposed Project Table 3.14-6. Projected Water Supply and Demand in 2030 3.14.2 Wastewater Table 3.14-7. Wastewater Generation under the Proposed Project Table 3.14-8. Existing and Future Conditions along 5th Court Sewer Line 3.14.3 Solid Waste Table 3.14-9. Solid Waste Facilities Serving the City Table 3.14-10. Estimated Solid Waste Generated by the Proposed Project 3.14.4 Energy and Power Table 3.14-11. Estimated Annual Electricity Demand of the Proposed Project Table 3.14-12. Estimated Annual Natural Gas Demand of the Proposed Project 3.14.5 Cumulative Impacts 4.0 OTHER CEQA CONSIDERATIONS 4.1 Unavoidable Significant Environmental Effects 4.2 Irreversible Environmental Changes 4.3 Growth Inducing Impacts 4.3.1 Removal of Obstacles to Growth 4.4 Significant Unavoidable Environmental Impacts 4.5 Effects Found Not to Be Significant 5.0 ALTERNATIVES 5.1 Introduction 5.2 Project Objectives 5.3 Summary of Potentially Significant and Unavoidable Project Impacts 5.4 Alternatives Considered but Discarded 5.5 Alternatives Analysis 5.5.1 Alternative 1 – No Project 5.5.2 Alternative 2 – C3-C (Downtown Overlay) Zoning Compliant Table 5-1. Summary of Alternative 2 – C3-C Zoning Compliant Figure 5-1. Conceptual 5th Street Cross Section – Alternative 2 5.5.3 Alternative 3 – Draft Downtown Specific Plan Tier III Compliant Figure 5-2. Conceptual Overview – Alternative 3 Table 5-2. Summary of Alternative 3 – Draft DSP Tier III Compliant 5.5.4 Alternative 4 – Offsite Affordable Housing Figure 5-3. Conceptual Offsite Affordable Housing Development – Alternative 4 Table 5-3. Summary of Alternative 4 – Offsite Affordable Housing 5.5.5 Alternative 5 – 32-Foot Height Alternative Table 5-4. Summary of Alternative 5 – 32-Foot Height Alternative Figure 5-4. Conceptual 32-foot Height Alternatives 5.6 Identification of Environmentally Superior Alternative Table 5-5. Impact Comparison of Alternatives to the Proposed Project Table 5-6. Maximum Daily Construction Emissions for Alternatives (lbs/day) Table 5-7. Maximum Operational Emissions from Alternatives (lbs/day) Table 5-8. Peak Hour Trip Generation for Alternatives – Net Incremental Trips Table 5-9. Comparison of Significantly Impacted Intersections for Alternatives 6.0 LIST OF PREPARERS 7.0 REFERENCES 8.0 INTRODUCTION TO THE FINAL EIR 8.1 Public Review Process 8.2 CEQA Requirements 8.3 Use of the Final EIR 9.0 RESPONSE TO COMMENTS ON THE DRAFT EIR Table 9-1. Commenters on the Draft EIR 10.0 CORRECTIONS AND ADDITIONS 11.0 MITIGATION MONITORING AND REPORTING PROGRAM 11.1 Purpose 11.2 Responsibilities 11.3 Monitoring Procedures 11.4 Monitoring Table Table 11-1. Mitigation Monitoring and Reporting Program 500 Broadway Mixed Use Project Final EIR Vol I Appendices A1 - NOP and Comments B - Air Quality and GHG Assessment Appendix B Cover Appendix B-1 Cover B-1_lbs-day Existing Building_CalEEMod_lbs-day_500Broadway_071715 ProposedProject_CalEEMod_lbs-day_500Broadway_071615 Alternative 2_CalEEMod_lbs-day_500Broadway_071715 Alternative 3_CalEEMod_lbs-day_500Broadway_071715 Alternative 4_CalEEMod_lbs-day_500Broadway_071715 Alternative 5_CalEEMod_lbs-day_500Broadway_090215 Appendix B-2 Cover B-2_tons-year Existing Building_CalEEMod_tons-year_500Broadway_071715 ProposedProject_CalEEMod_tons-year_500Broadway_071615 Alternative 2_CalEEMod_tons-year_500Broadway_071715 Alternative 3_CalEEMod_tons-year_500Broadway_071715 Alternative 4_CalEEMod_tons-year_500Broadway_071715 Alternative 5_CalEEMod_tons-year_500Broadway_090215 Appendix B-3 Cover 500 Broadway Mixed Use Project Final EIR Vol II Appendices APPENDICES VOLUME II Appendix C through J APPENDIX C: NOISE DATA APPENDIX D: SHADE/SHADOW MODELING APPENDIX E: TRANSPORTATION STUDY APPENDIX F: UTILITIESASSESSMENT APPENDIX G: CULTURAL RESOURCES REPORTS APPENDIX H: HAZARDOUS MATERIALS ASSESSMENT APPENDIX I: GEOTECHNICAL ASSESSMENT Draft Environmental Impact Report - Monday Sep 28, 2015 The Draft EIR comment period is 45 days as required by CEQA Guidelines Section 15105. Comments may be submitted, in writing, by 5:30 PM on Thursday Nov 12, 2015 500 Broadway Draft EIR 500 Broadway Mixed Use Development Project TitlePage Table of Contents List of Appendices List of Figures List of Tables List of Acronyms and Abbreviations 1.0 Introduction 1.1 Overview 1.2 Project Background 1.3 Regulatory Framework 1.4 Project Applicant 1.5 EIR Purpose and Legal Authority 1.6 Environmental Review Process 1.7 Scope of the EIR 1.8 Areas of Known Public Controversy 1.9 Organization of the EIR 2.0 Project Description 2.1 Introduction 2.2 Existing Project Site Characteristics 2.2.1 Project Location 2.2.2 Surrounding Land Uses Construction of Expo Light Rail Transit Station and Colorado Esplanade 2.2.3 Existing Land Use Designation and Zoning 2.2.4 Relationship to the Draft Downtown Specific Plan 2.3 Project Objectives 2.4 Project Overview 2.4.1 Project Design 2.4.2 Access, Parking, and Circulation 2.4.3 Utilities/Services 2.4.4 Open Space and Landscaping 2.4.5 Sustainability Features 2.4.6 Development Agreement 2.4.7 Operational Staffing 2.5 Construction Activities 2.5.1 Phasing 2.5.2 Demolition 2.5.3 Excavation 2.5.4 Construction 2.5.5 Construction Staffing 3.0 Environmental Impact Analysis and Mitigation Measures 3.0.1 Introduction 3.0.2 Cumulative Impacts 3.1 Aesthetics and Shade/Shadow Effects 3.1.1 Aesthetics 3.1.1.1 Environmental Setting 3.1.1.2 Regulatory Framework 3.1.1.3 Impact Assessment and Methodology 3.1.1.4 Project Effects and Mitigation Measures 3.1.2 Shade and Shadow Effects 3.1.2.1 Environmental Setting 3.1.2.2 Regulatory Framework 3.1.2.3 Impact Assessment and Methodology 3.1.2.4 Project Effects and Mitigation Measures 3.2 Air Quality 3.2.1 Environmental Setting 3.2.2 Regulatory Framework 3.2.3 Impact Assessment and Methodology 3.2.4 Project Impacts and Mitigation Measures 3.3 Construction Effects 3.3.1 Environmental Setting Existing Land Uses Sensitive Land Uses Existing Setting by Issue Area Aesthetics Air Quality Hazards and Hazardous Materials Noise Transportation and Traffic 3.3.2 Regulatory Framework 3.3.3 Impact Assessment and Methodology Thresholds for Determining Significance Methodology 3.3.4 Project Impacts and Mitigation Measures Impact Description (CE-1) Aesthetics Air Quality Hazards and Hazardous Materials Noise Transportation and Traffic Cumulative Impacts 3.4 Cultural Resources 3.4.1 Environmental Setting Prehistory and Archaeology Historical Setting 3.4.2 Historic Resources Documented Cultural Resources in the Project Vicinity History of the Project Site 3.4.3 Archaeological Resources 3.4.4 Paleontological Resources Archaeological Potential of the Project Site 3.4.5 Native American Outreach 3.4.6 Regulatory Setting Federal Policies and Regulations State Local 3.4.7 Impact Assessment and Methodology Thresholds for Determining Significance Methodology 3.4.8 Project Impacts and Mitigation Measures Impact Description (CR-1) Impact Description (CR-2) Mitigation Measures Residual Impact Impact Description (CR-3) Mitigation Measures Residual Impact Impact Description (CR-4) Cumulative Impacts 3.5 Greenhouse Gas Emissions 3.5.1 Environmental Setting Overview of Global Climate Change Potential Effects of Global Climate Change Greenhouse Gases Existing GHG Emissions from Human Activity 3.5.2 Regulatory Framework International/Federal Regulations State Policies and Regulations Regional Policies and Regulations Local Policies and Regulations 3.5.3 Impact Assessment and Methodology Thresholds of Significance Methodology 3.5.4 Project Impacts and Mitigation Measures Impact Description (GHG-1) Impact Description (GHG-2) Cumulative Impacts 3.6 Geology and Soils 3.6.1 Environmental Setting Regional Geology Groundwater Basins Geologic Hazards Site Soil Types Site Descriptions and Topography 3.6.2 Regulatory Framework Federal Regulations State Policies and Regulations Local Policies and Regulations 3.6.3 Impact Assessment and Methodology Thresholds for Determining Significance Methodology 3.6.4 Project Impacts and Mitigation Measures Impact Description (GEO-1) Impact Description (GEO-2) Mitigation Measures Impact Description (GEO-2) Residual Impacts Cumulative Impacts 3.7 Hazards and Hazardous Materials 3.7.1 Environmental Setting 3.7.2 Regulatory Framework 3.7.3 Impact Assessment and Methodology 3.7.4 Project Impacts and Mitigation Measures 3.8 Land Use and Planning 3.8.1 Environmental Setting 3.8.2 Regulatory Framework 3.8.3 Impact Assessment and Methodology 3.8.4 Project Impacts and Mitigation Measures 3.9 Neighborhood Effects 3.9.1 Environmental Setting 3.9.2 Regulatory Framework 3.9.3 Impact Assessment and Methodology 3.9.4 Project Impacts and Mitigation Measures 3.10 Noise 3.10.1 Fundamentals of Sound and Environmental Noise 3.10.2 Existing Setting 3.10.3 Regulatory Framework 3.10.4 Impact Assessment and Methodology 3.10.5 Project Impacts and Mitigation Measures 3.11 Population, Housing, and Employment 3.11.1 Environmental Setting 3.11.2 Regulatory Setting 3.11.3 Impact Assessment Methodology 3.11.4 Project Impacts and Mitigation Measures 3.12 Public Services 3.12.1 Fire Protection 3.12.1.1 Environmental Setting, Fire Protection 3.12.1.2 Regulatory Setting, Fire Protection 3.12.1.3 Impact Assessment Methodology, Fire Protection 3.12.1.4 Project Impacts and Mitigation Measures, Fire Protection 3.12.2 Law Enforcement and Police Protection 3.12.2.1 Environmental Setting, Law Enforcement 3.12.2.2 Regulatory Setting, Law Enforcement 3.12.2.3 Impact Assessment Methodology, Law Enforcement 3.12.2.4 Project Impacts and Mitigation Measures, Law Enforcement 3.12.3 Public Schools 3.12.3.1 Environmental Setting, Public Schools 3.12.3.2 Regulatory Setting, Public Schools 3.12.3.3 Impact Assessment Methodology, Public Schools 3.12.3.4 Project Impacts and Mitigation Measures, Public Schools 3.12.4 Library Services 3.12.4.1 Environmental Setting, Library Services 3.12.4.2 Regulatory Setting, Library Services 3.12.4.3 Impact Assessment Methodology, Library Services 3.12.4.4 Project Impacts and Mitigation Measures, Library Services 3.12.5 Parks and Recreation 3.12.5.1 Environmental Setting, Parks and Recreation 3.12.5.2 Regulatory Setting, Parks and Recreation 3.12.5.3 Impact Assessment Methodology, Parks and Recreation 3.12.5.4 Project Impacts and Mitigation Measures, Parks and Recreation 3.12.5.5 Cumulative Impacts 3.13 Transportation and Traffic 3.13.1 Environmental Setting 3.13.2 Regulatory Framework 3.13.3 Impact Assessment and Methodology 3.13.4 Project Impacts and Mitigation Measures 3.14 Utilities 3.14.1 Water Infrastructure and Supply 3.14.1.1 Environmental Setting, Water Infrastructure and Supply 3.14.1.2 Regulatory Setting 3.14.1.3 Impact Assessment Methodology 3.14.2 Wastewater 3.14.2.1 Environmental Setting, Wastewater 3.14.2.2 Regulatory Setting 3.14.2.3 Impact Assessment Methodology 3.14.3 Solid Waste 3.14.3.1 Environmental Setting 3.14.3.2 Regulatory Setting 3.14.3.3 Impact Assessment Methodology 3.14.4 Energy and Power 3.14.4.1 Environmental Setting 3.14.4.2 Regulatory Setting 3.14.4.3 Impact Assessment Methodology 3.14.4.4 Project Impacts and Mitigation Measures 3.14.5 Cumulative Impacts 4.0 Other CEQA Considerations 4.1 Unavoidable Significant Environmental Effects 4.2 Irreversible Environmental Changes 4.3 Growth Inducing Impacts 4.3.1 Removal of Obstacles to Growth 4.4 Significant Unavoidable Environmental Impacts 4.5 Effects Found Not to Be Significant 5.0 Alternatives 5.1 Introduction 5.2 Project Objectives 5.3 Summary of Potentially Significant and Unavoidable Project Impacts 5.4 Alternatives Considered but Discarded 5.5 Alternatives Analysis 5.5.1 Alternative 1 – No Project 5.5.2 Alternative 2 – C3-C (Downtown Overlay) Zoning Compliant 5.5.3 Alternative 3 – Draft Downtown Specific Plan Tier III Compliant 5.5.4 Alternative 4 – Offsite Affordable Housing 5.5.5 Alternative 5 – 32-Foot Height Alternative 5.6 Identification of Environmentally Superior Alternative 6.0 List of Preparers 7.0 References 500 Broadway Appendices A-D Appendix A-NOP and Comments Appendix A INDEX TO NOP COMMENTS Table A-1. Commenters On The Notice Of Preparation Notice of Preparation_500 Broadway_Final Notice Of Preparation/Notice of Scoping Meeting for A Draft Environmental Impact Report For The 500 Broadway Mixed Use Housing Project Figures Scoping Meeting Comments 500 Broadway Santa Monica - LACMTA Comments Noise Easement Deed Guidelines for CMP Transportation Impact Analysis Juan Matute Comments NAHC Comments State Clearinghouse NOP Letter Public Comments from 500 Broadway Scoping Meeting Appendix B Air Quality and GHG compiled Appendix B-1 - Air Quality and GHG Assessment Appendix B-2 - Air Quality and GHG Assessment-2 Appendix B-3 Part 1 - Air Quality and GHG Assessment Appendix B-3 Part 2 - Air Quality and GHG Assessment Appendix C - Noise Analysis-web Appendix D - Shade and Shadow Models 500 Broadway Appendices E 500Broadway_App_E - Transportation Study_AppA_Part1 500Broadway_App_E - Transportation Study_AppA_Part2 500Broadway_App_E - Transportation Study_AppA_Part3 500Broadway_App_E - Transportation Study_AppA_Part4 500Broadway_App_E - Transportation Study_AppA_Part5 500Broadway_App_E - Transportation Study_WOAppxA 500 Broadway Draft EIR Appendices F-I Appendix F - Utilities Assessment Appendix F Cover FireFlowTest_500Bway_HFT 847 Results_May2015 Amec 5th Court Sewer Flow Monitoring 2015 Temporary Flow Monitoring Amec 5th Court Sewer Flow Monitoring Locations SM283 Attachments Graphs Tabular Reports 500 Broadway Sewer Monitoring Results_June 2015 501 Colorado Sewer Study TM_20140612 Notice of Alley Closure Permits Appendix G - Cultural Resources Studies Appendix H Part 1 - Hazardous Materials Assessment Appendix H Cover 500 Broadway Phase I ESA Report with Appendices_reduced 12T012 20 Phase I ESA Report v 2 01 QAQC - ESA Phase I ONLY! 02 Figures 03 Figure 1 Regional Map 04 Figure 2 Vicinity Map 05 Figure 3 Aerial Photo 05 Figure 4 Site Plan 07 Photographs 12T012.20 Photos v.1 Appendix A Appendix A-1 Database Report Property Location Broadway Santa Monica 500 Broadway Street Santa Monica, CA 90401 Lat/Lon 34.0158 / 118.4921 Appendix H Part 2 - Hazardous Materials Assessment Appendix H Part 3 - Hazardous Materials Assessment Appendix H Part 4- Hazardous Materials Assessment Appendix I Part 1- Geotechnical Assessment Geotechnical Report 500 Broadway 2014 Appendix I Part 2- Geotechnical Assessment 500 Broadway Draft EIR Notice of Availability Notice of Correction for NOA Notice of Preparation (NOP) - Thursday Nov 20, 2014 The NOP comment period is 30 days as required by CEQA Guidelines Section 15082. Comments may be submitted, in writing, by 5:30 PM on Monday Dec 22, 2014 500 Broadway NOP