11072023 PW Final Tract Map No. 19275 Resolutions — City Council - Successor Agency - Housing Authority, November 7, 2023 (part 1 of 4)

RESOLUTION NO. 2015- 61

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

FULLERTON, CALIFORNIA, DENYING APPEALS AND UPHOLDING
THE PLANNING COMMISSION' S CERTIFICATION OF ADDENDUM NO. 1 TO FINAL ENVIRONMENTAL IMPACT REPORT FOR THE WEST
COYOTE HILLS SPECIFIC PLAN AND ROBERT E. WARD NATURE
PRESERVE PROJECT ( FEIR) ( SCH # 1997051056) AND ADOPTING A

MITIGATION MONITORING AND REPORTING PROGRAM, FOR
PROPERTY LOCATED AT 2701 ROSECRANS AVENUE
PRJ03- 00075A — SUB03- 00001A (ABANDONMENT) —
VESTING TENTATIVE TRACT MAP 17609
APPLICANT: PACIFIC COAST HOMES
PROPERTY OWNER: PACIFIC COAST HOMES

THE CITY COUNCIL OF THE CITY OF FULLERTON HEREBY RESOLVES AS FOLLOWS:

1. That on July 12, 2011 the Fullerton City Council adopted Resolution No. 2011- 30, certifying the Final Environmental Impact Report for the West Coyote Hills Specific Plan and Robert E. Ward Nature Preserve Project ( FEIR) ( SCH # 1997051056). The FEIR identified the environmental impacts and mitigation measures associated with applications for a Development Agreement, Tentative Tract Maps, Zone Amendment, General Plan Revision, Specific Plan Amendment No. 8 and Abandonment. In certifying the FEIR, the City also adopted a Mitigation Monitoring and Reporting Program and Findings of Fact and Statement of Overriding Considerations.

The Project site is located along the northwesterly boundary of the City at 2701 Rosecrans Avenue; the property is bounded on the north by the City of La Habra, on the east by Euclid Street, on the south by existing residential development and Rosecrans Avenue and on the west by the City of La Habra and by the Hawks Pointe Development and Clark Regional Park in Fullerton, more specifically described as:

Orange County Assessor' s Parcel Nos. (" APNs") 287- 081- 24, 25, 26, 48, 51, 52, 53, 54; 287- 082- 27, 28; 288-091- 12, 13, 14

2. That the FEIR was prepared for the Project in compliance with CEQA and State and Local CEQA Guidelines;

3. That on April 16, 2014, Pacific Coast Homes filed an application for Vesting Tentative Tract Map ( VTTM) 17609 for a revised project, to supersede the three tentative maps approved in 2011. VTTM 17609 re -allocates residential and open space land uses on the project site, eliminates residential development in Planning Area Neighborhood) 2 and dedicates that area for open space and recreational purposes, Continued)
Res. No. - 2015- 61
and utilizes density transfer provisions of the adopted Specific Plan Amendment # 8 to transfer the residential density of Neighborhood 2 to other areas of the project site.

4. CEQA Guidelines ( Guidelines) Section 15164( a) provides that the lead agency or responsible agency shall prepare an addendum to a previously certified EIR if some changes or additions are necessary but none of the conditions described in Guidelines Section 15162 calling for preparation of a subsequent EIR have occurred.

5. Addendum No. 1 documents the City' s determination that the changes to the Original Project as proposed under VTTM 17609 do not require preparation of a Subsequent or Supplemental EIR for the Revised Project, and that preparation and adoption of Addendum No. 1 complies with Guidelines § 15064.

6. The decision not to prepare a subsequent EIR was based on Guidelines Section 15162 which states that no subsequent EIR shall be prepared for the project unless the lead agency determines, on the basis of substantial evidence in the light of the whole record, that ( 1) Substantial changes in the project would require major revisions of the previous EIR due to the involvement of new significant environmental effects or substantial increase in the severity of previously identified significant effects; 2) Substantial changes have occurred with respect to the circumstances under which the project would be undertaken that would require major revisions of the previous EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; or ( 3) There is new information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time the previous EIR was certified as complete

7. The decision not to prepare a supplement to the EIR was based on Guidelines Section 15163 which provides a local agency an option to prepare a supplement to an EIR rather than a subsequent EIR if ( 1) Any of the conditions described in Section 15162 would require the preparation of a subsequent EIR, and ( 2) Only minor additions or changes would be necessary to make the previous EIR adequately apply to the project in the changed situation.

8. That neither changes in the Revised Project, nor any changes in the circumstances under which the Revised Project would be undertaken, would result in any new significant environmental impacts not considered in the FEIR or cause a substantial increase in the severity of significant impacts previously identified in the FEIR. In addition, there is no new information of substantial importance that suggests there would be any significant new or more severe impacts. In fact, certain of the significant and unavoidable air quality impacts previously identified in the FEIR — ( 1) CO, ROG, PM10, and PM2. 5 during the period of construction activities, and ( 2) CO, NOx, and PM 2. 5 during long-term operations — would no longer be significant for the Revised Project. The mitigation measures were reviewed and found to be adequate and applicable to the project under VTTM 17690 with only minor, non -substantive modifications needed to address project revisions.
4 Continued)
Res. No. - 2015- 61

9. As a whole, the project increases the amount of open space dedicated for public open space and recreation purposes, decreases the development footprint, defines opportunities for dedication of additional property for open space purposes, and reduces certain of the previously identified significant unmitigated air quality impacts to a less than significant level.

10. That after receiving, reviewing and considering all information and documents in the record, the Planning Commission certified the Addendum No. 1 to the FEIR and adopted the Mitigation Monitoring and Reporting Program dated October 1, 2015.

11. That on October 29, 2015 and October 30, 2015, appeals of the Planning Commission decision approving PRJ03- 00075A were filed.

12. That having received, reviewed and considered all information and documents in the record, the City Council hereby CERTIFIES the Addendum No. 1 to the FEIR and ADOPTS the Mitigation Monitoring and Reporting Program dated October 1, 2015.

13. With respect to the significant and unavoidable environmental impacts of the project identified in the FEIR, the City Council, at the time of certification of the FEIR in June 2011, adopted Findings and Facts in Support of Findings ( Findings), and a Statement of Overriding Considerations ( 2011 Statement), pursuant to Public Resources Code Section 21081( a)( 3), which determined that specific overriding economic, legal, social, technological, or other benefits of the project outweighed the remaining significant effects on the environment. Based on these prior approvals, and the current application for Vesting Tentative Tract Map ( VTTM) No. 17609, Addendum No. 1 to the FEIR and the revised MMRP, and the Conditions for Approval included in PC Resolution 2015- 31, the City Council finds, pursuant to Section 21081( a)( 3) and CEQA Guidelines Section 15093( b), that the remaining significant effects of the project identified in the FEIR and Addendum No. 1 that are not avoided or substantially lessened to a less -than -significant level are outweighed by overriding economic, legal, social, technological, or other benefits of the Revised Project for the following reasons:
a) The environmental effects of the project originally identified in the 2011 Statement that would not be mitigated to a less -than -significant level were certain air quality and greenhouse gas effects. As described in Addendum No. 1 and supporting technical studies, some but not all of those effects would now be reduced to a less -than -significant level with the revised project under VTTM 17609, and therefore some significant effects would still remain. b) The public benefits of the project under VTTM 17609 have been modified as a result of project revisions and discussions between the City and the Property Owner to increase the amount of open space provided with the project and allow the City to acquire additional portion( s) of the property for open space purposes. Under VTTM 17609, as a whole, the project increases the amount of open space dedicated for public open space and recreation 3 Continued)
Res. No. - 2015- 61
purposes, decreases the development footprint, defines opportunities for acquisition by the City of additional property for open space purposes, and reduces certain of the previously identified significant unmitigated air quality impacts to a less than significant level.
c) Among other things, VTTM 17609 eliminates 59 residential units in Planning Area ( Neighborhood) 2 and provides dedication of that area to the City for additional open space. Neighborhood 2 would be dedicated to the City for open space and recreation purposes through a reduction in park fees, elimination of the prior Development Agreement fee, elimination of 2 quad - runner security vehicles, reduction of improvements to Coyote Hills Drive Greenbelt Park, a reduction in Nature Center ( Interpretive Center) square footage, a reduction in Open Space Maintenance Endowment, and redesign of the Gilbert Street Bridge.
d) A number of other public benefits associated with the project have been increased. The Property Owner will be required to provide to the City an increased grant of $ 270,000 for the Laguna Lake Capital Improvement Fund, and the Library Technology grant is set at a minimum of $176, 000. e) The project' s unavoidable adverse environmental impacts are therefore considered acceptable due to these overriding considerations, which outweigh the unavoidable adverse environmental impacts of the project under VTTM 17609.

ADOPTED BY THE FULLERTON CITY COUNCIL ON NOVEMBER 17, 2015.

GfegoKy 6 Sebourn, PLS
Mayor
ATTEST:

F
1 4Luftci a Williams,-Seefetat r
Date: 461 kr
Attachments:

1. Addendum No. 1 to West Coyote Hills Final EIR

2. Mitigation Monitoring and Reporting Program dated October 1, 2015 4 Addendum No. 1 to
Final Environmental Impact Report
SCH No. 1997051056

WEST COYOTE HILLS SPECIFIC PLAN
VESTING TENTATIVE TRACT MAP 17609
City ofFullerton
Community Development Department
303 West Commonwealth Avenue
Fullerton, CA 92832
Prepared by:

Keeton Kreitzer Consulting
P. 0. Box 3905
Tustin, CA 92781- 3905
July 31, 2015
ADDENDUM NO. 1

FINAL ENVIRONMENTAL IMPACT REPORT
SCH NO. 1997051056

WEST COYOTE HILLS SPECIFIC PLAN
VESTING TENTATIVE TRACT MAP NO. 17609
Prepared for:

City of Fullerton
Community Development Department
303 West Commonwealth Avenue
Fullerton, CA 92832
Contact: Joan Wolff ( 714) 738- 6837
Prepared by.-
Keeton
y:

Keeton Kreitzer Consulting
P. 0. Box 3905
Tustin, CA 92781- 3905
Contact: Keeton K. Kreitzer, Principal ( 714) 665- 8509 July 31, 2015

TABLE OF CONTENTS
ADDENDUM NO. 1
FINAL ENVIRONMENTAL IMPACT REPORT - SCH NO. 1997051056

WEST COYOTE HILLS SPECIFIC PLAN
VTTM NO. 17609

FULLERTON, CA

TABLE OF CONTENTS

1. INTRODUCTION AND PURPOSE ......... ......................................................................................................... 1- 1

1. 1 CEQA Compliance................................................................................................................................... 1- 1

1. 2 Decision Not to Prepare a Subsequent EIR............................................................................................. 1- 1

1. 3 Use of an Addendum................................................................................................................................ 1- 3

2. AMENDED PROJECT DESCRIPTION.......................................................................................................... 2- 1

2. 1 Project Location........................................................................................................................................ 2- 1

2. 2 Project Background.................................................................................................................................. 2- 1

2. 3 Discretionary Approvals Currently Sought for the Project.................................................................... 2- 2

2. 4 Project as Originally Proposed( FEIR).................................................................................................... 2- 3

2. 5 Project as Approved (City Council July 12, 2011)................................................................................. 2- 4

2. 6 Revised Project ( VTTM 17609).............................................................................................................. 2- 6

2. 7 Revised Project Phasing......................................................................................................................... 2- 18

3. ENVIRONMENTAL ANALYSIS...................................................................................................................... 3- 1

3. 1 Aesthetics.................................................................................................................................................. 3- 1

3. 2 Agricultural and Forest Resources........................................................................................................... 3- 3

3. 3 Air Quality................................................................................................................................................ 3- 4

3. 4 Biological Resources................................................................................................................................ 3- 7

3. 5 Cultural Resources................................................................................................................................. 3- 11

3. 6 Geology and Soils.................................................................................................................................. 3- 12

3. 7 Greenhouse Gas/ Climate Change.......................................................................................................... 3- 13

3. 8 Hazards and Hazardous Materials......................................................................................................... 3- 15

3. 9 Hydrology and Water Quality................................................................................................................3- 17

3. 10 Land Use and Planning.......................................................................................................................... 3- 20

3. 11 Mineral Resources.................................................................................................................................. 3- 21

3. 12 Noise.................................................................................................................................................. 3- 22

3. 13 Population and House............................................................................................................................. 3- 23

3. 14 Public Facilities...................................................................................................................................... 3- 24

3. 15 Recreation............................................................................................................................................... 3- 28

3. 16 Transportation/ Traffic............................................................................................................................ 3- 29

3. 17 Utilities and Service Systems................................................................................................................. 3- 34

3. 18 Cumulative Impacts................................................................................................................................ 3- 38 Addendum No. I to Final - SCH No. 1997051056
West Coyote Hills Specific Plan and Robert E. Ward Nature Preserve Project - Vesting Tentative Tract Map Application No. 17609 Fullerton, CA
July 31, 2015

TABLE OF CONTENTS

4. CHANGES TO MITIGATION MEASURES.................................................................................................. 4- 1

5. ORGANIZATIONS AND PERSONS CONSULTED..................................................................................... 5- 1

1. INTRODUCTION AND PURPOSE

1. 1 CEQA Compliance
The City of Fullerton ( City) is the lead agency under the California Environmental Quality Act (CEQA)' for Vesting Tentative Tract Map application No. 17609 ( VTTM 17609) for the West Coyote Hills development project filed by the project applicant, Pacific Coast Homes ( PCH). In accordance with State CEQA Guidelines ( Guidelines) 15164, this document is Addendum No. 1 to the Final Environmental Impact Report for the West Coyote Hills Specific Plan and Robert E. Ward Nature Preserve Project ( FEIR) ( SCH No. 1997051056) previously certified by the City for the project. The purpose of Addendum No. 1 is to consider whether new or substantially more severe significant environmental effects not previously considered in the FEIR would be associated with the proposed changes to the project reflected in VTTM 17609.

On July 12, 2011, the Fullerton City Council certified the FEIR for the project as described in Section 3. 0 of the FEIR, Project Description ( Original Project), and granted a number of project approvals. On April 16, 2014, PCH filed the application for VTTM 17609 for a revised project ( Revised Project). VTTM 17609 would supersede the three tentative maps approved in 2011. VTTM 17609 would re -allocate residential and open space land uses on the project site, including the elimination of residential development in Planning Area ( Neighborhood) 2 and dedication of that area for open space and recreational purposes, with increased residential density in other areas of the project site. The phasing plan for VTTM 17609 would consist of one additional phase to accommodate grading and development of the project, including the elimination of Neighborhood 2.

The changes under VTTM 17609 as compared to the Original Project are described in Chapter 2 of this Addendum, Revised Project Description. The potential environmental effects associated with the project changes proposed under VTTM 17609 are considered in Chapter 3 of this Addendum, Environmental Analysis.

Guidelines § Section 15164( a) provides that
The lead agency or responsible agency shall prepare an addendum to a previously certified EIR if some changes or additions are necessary but none of the conditions described in Section 15162 calling for preparation of a subsequent EIR have occurred.

This Addendum documents the City' s determination that the proposed changes to the Original Project under VTTM 17609 do not require preparation of a Subsequent or Supplemental EIR for the Revised Project, and that preparation and adoption of Addendum No. 1 complies with Guidelines § 15064.

1. 2 Decision Not To Prepare Subsequent EIR
Sections 15162 and 15163 of the Guidelines provide the following guidance for the preparation of subsequent or supplemental EIRs:

Section 15162. Subsequent EIRs and Negative Declarations a) When an EIR has been certified or a negative declaration adopted for a project, no subsequent EIR shall be prepared for that project unless the lead agency determines, on the basis of substantial evidence in the light of the whole record, one or more of the following:

I California Public Resources Code § 21, 000 et seq.

CHAPTER I - INTRODUCTIONAND PURPOSE
1) Substantial changes are proposed in the project which will require major revisions of the previous EIR or negative declaration due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects;
2) Substantial changes occur with respect to the circumstances under which the project is undertaken which will require major revisions of the previous EIR or Negative Declaration due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; or 3) New information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time the previous EIR was certified as complete or the Negative Declaration was adopted shows any of the following:

A) The project will have one or more significant effects not discussed in the previous EIR or negative declaration;
B) Significant effects previously examined will be substantially more severe than shown in the previous EIR;
C) Mitigation measures or alternatives previously found not to be feasible would in fact be feasible, and would substantially reduce one or more significant effects of the project, but the project proponents decline to adopt the mitigation measure or alternative; or
D) Mitigation measures or alternatives which are considerably different from those analyzed in the previous EIR would substantially reduce one or more significant effects on the environment, but the project proponents decline to adopt the mitigation measure or alternative.

Section 15163 Supplement To an EIR:
a) A lead or responsible agency may choose to prepare a supplement to an EIR rather than a subsequent EIR if:
1) Any of the conditions described in Section 15162 would require the preparation of a subsequent EIR, and
2) Only minor additions or changes would be necessary to make the previous EIR adequately apply to the project in the changed situation. b) The supplement to the EIR need contain only the information necessary to make the previous EIR adequate for the project as revised.
c) A supplement to an EIR shall be given the same kind of notice and public review as is given to a draft EIR under Section 15807.
d) A supplement to an EIR may be circulated by itself without recirculating the previous draft or final EIR.

Addendum No. I to Final EIR - SCH No. 1997051056
West Coyote Hills Specific Plan and Robert E. Ward Nature Preserve Project - Vesting Tentative Tract Map Application No. 17609 Fullerton, CA
July 31, 2015
1- 2
CHAPTER I —INTRODUCTIONAND PURPOSE
e) When the agency decided whether to approve the project, the decision- making body shall consider the previous EIR as revised by the supplemental EIR. A finding under Section 15091 shall be made for each significant effect shown in the previous EIR as revised.

The potential environmental effects associated with the Revised Project under VTTM 17609 have been analyzed in terms of Guidelines §§ 15162- 15163. As described in Chapter 3 of this Addendum, neither the changes in the Revised Project, nor any changes in the circumstances under which the Revised Project would be undertaken, would result in any new significant environmental impacts not considered in the FEIR or cause a substantial increase in the severity of significant impacts previously identified in the FEIR. See Guidelines § 15162( a)( 1)-( 2). In addition, there is no new information of substantial importance that suggests there would be any significant new or more severe impacts. See Guidelines § 15162( a)( 3)( A)-( B). This analysis has not identified any mitigation measures or alternatives previously found not to be feasible that would in fact be feasible, and would substantially reduce one or more significant effects of the project, but were rejected by the project sponsor; or mitigation measures or alternatives which are considerably different from those analyzed in the FEIR, that would substantially reduce one or more significant effects on the environment, but which the project sponsor declines to adopt. See Guidelines 15162( a)( 3)( C)-( D). Based on the analysis in this Addendum and the supporting Technical Reports referenced in Chapter 3, none of the circumstances that would require preparation of a subsequent or supplemental EIR are present, and the City has therefore prepared an Addendum under Guidelines § 15164( a).

1. 3 Use of Addendum
This Addendum No. 1 and the supporting Technical Reports, along with the FEIR, have been prepared for consideration by the City and its decision- making body as the Lead Agency prior to taking any action to approve VTTM 17609. The Addendum may also be used by other agencies serving as Responsible Agencies under CEQA that may consider the grant of permits or approvals for the Revised Project.

CHAPTER I- INTRODUCTIONAND PURPOSE
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Addendum No. Ito Final EIR — SCH No. 1997051056
West Coyote Hills Specific Plan and Robert E. Ward Nature Preserve Project — Vesting Tentative Tract Map Application No. 17609 Fullerton, CA
July 31, 2015
1- 4
CHAPTER 2 — PROJECT DESCRIPTION

2. REVISED PROJECT DESCRIPTION

2. 1 Project Location
The 510 -acre West Coyote Hills project site is located in the northwest area of the City, adjacent to the Robert E.

Ward Nature Preserve ( Ward Preserve) that encompasses 72. 3 acres west of Euclid Street. The sites are generally bounded on the north by the City of La Habra, on the east by Euclid Street, on the west by the City of La Mirada, and on the south by Rosecrans Avenue and residential development. Gilbert Street extends in a northerly direction through the east -central portion of the project site.

2. 2 Project Background
The project site is the last undeveloped portion of a 1, 000 -plus acre property that has been the subject of land use planning and development review in the City since the early 1970s. The background of the West Coyote Hills property is presented in the FEIR and is summarized briefly below.

In 1977, the City Council certified an earlier environmental impact report and approved Master ( Specific) Plan MP - 2A West Coyote Hills ( Master Plan MP -2A) for proposed residential development, open space and other uses on the site.' Changes were also made to the Fullerton General Plan consistent with Master Plan MP -2A, which covered approximately 583 acres then owned by Chevron U. S. A. Inc. ( now owned by PCH), as well as adjacent land owned by the Fullerton Hills Development Company. Master Plan MP -2A, as amended, provided for development of up to 2, 694 housing units. Of that total, 1, 525 dwelling units have been built, with 1, 169 units remaining under the original plan.

To implement Master Plan MP -2A, Chevron and the City entered into a written agreement on June 15, 1977, for development of the property. The agreement was later amended to provide for Chevron to dedicate land for a nature park and certain trail areas to the City ( land that is now part of the Ward Preserve), reducing the 583 -acre portion of the property to approximately 510 acres.

Prior to 1988, there were seven ( 7) amendments to Master Plan MP -2A, including Amendment No. 7 approved by the Fullerton City Council on April 22, 1987. None of the amendments materially affected the approved housing density for the project site.

Amendment No. 8 began the application and development review process in the 1990s. 2 Under CEQA, the City published a Notice of Preparation ( NOP) of a project -level EIR in May 1997. The project application at that time proposed up to 830 dwelling units. Amended NOPs were issued by the City in May 1998 and May 2001, with project densities being reduced to a maximum of 820 dwelling units.

On September 29, 2003, the City prepared a draft EIR and made it available for public review and comment. The comment period lasted until December 1, 2003. In response to comments received on the draft, the City decided to revise the draft EIR with a reduced project density up to a maximum of 760 dwelling units.

The City circulated the revised draft EIR in the period April 5, 2006 to June 6, 2006. In response to comments received on the revised draft EIR, the City elected to update and revise four sections of the draft EIR to solicit additional public review and comment in January 2008. The comment period on these sections extended from City Council Resolution No. 6155 ( February 9, 1977); Planning Commission Resolution No. 4439 ( January 26, 1977). 2A Ninth Amendment to Master Plan MP -2A for Hawkes Point was approved by the City while Amendment No. 8 was in process, but that amendment has no bearing on the subject project.

Addendum No. Ito Final EIR — SCH No. 1997051056
West Coyote Hills Specific Plan and Robert E. Ward Nature Preserve Project —Vesting Tentative Tract Map Application No. 17609 Fullerton, CA
July 31, 2015
2- 1
CHAPTER 2 - PROJECT DESCRIPTION
January 2008 to March 3, 2008. Thereafter, the City also prepared an additional section to address the issue of Climate Change/ Global Warming, which was circulated for public review in October 2009.

On March 18, 2010, the Fullerton Planning Commission held a public hearing and recommended that the City Council certify the EIR and approved the project. On May 11 and May 25, 2010, the City Council conducted public hearings and voted to deny the project. Following a lawsuit challenging the project denial,' the City agreed to reconsider the project. On July 12, 2011, the City Council held another public hearing and voted to certify the EIR, and to approve the project, adopting a number of resolutions:

Resolution No. 2011- 30, certifying the Final EIR (FEIR) for the project; Resolution No. 2011- 31, approving a minor general plan amendment ( 2011 GPA); Resolution No. 2011- 32, amending Master Plan MP -2A with Amendment No. 8 ( SPA -8) to be consistent with the project (i. e., modifying the plan to increase open space from 122 acres to 283 acres, to decrease the number of dwelling units from 1, 169 to 760, and to impose new development standards); and
Resolution No. 2011- 33, approving three tentative tract maps to subdivide the site ( Nos. 15671, 15672, and 15673) ( 2011 Tract Maps).

At that same time, the City Council also introduced, and then adopted at its next meeting on July 24, 2011, Ordinance No. 3168, changing the zoning of the site to SPD ( Specific Plan District) to be consistent with SPA - 8 2011 Rezoning); and Ordinance No. 3169, approving a Development Agreement.

A legal challenge was filed to the FEIR and project approvals on August 11, 2011 4 The FEIR was upheld and the challenge denied by the Orange County Superior Court on June 22, 2012. An appeal of that decision was subsequently withdrawn.

Referenda petitions were circulated in the City as to four of the project approvals ( the 2011 GPA, SPA -8, the 2011 Rezoning, and the Development Agreement). Only the referendum petition on the Development Agreement was placed on the ballot. On November 7, 2012, the voters declined to approve the Development Agreement for the project.

2. 3 Discretionary Approvals Currently Sought for the Project On April 16, 2014, PCH applied to the City for VTTM 17609 which would supersede and replace the 2011 Tract Maps and would be consistent with the 2011 GPA, SPA - 8, and the 2011 Rezoning for the project. For purposes of CEQA compliance, the City proposes to rely on the FEIR and this Addendum No. 1 with supporting technical reports and information in order to consider approval of the VTTM application.

Pacific Coast Homes v. City ofFullerton, et al., Orange County Superior Court No. 30- 2010- 00401519 CU- WM- CJC. 4Centerfor Biodiversity et al v. City ofFullerton et al, Orange County Superior Court No. 30- 2- 11- CU- WM- CJC.

2. 4 Project as Originally Proposed ( FEIR)
Table 2- 1 below summarizes the land use plan for the original project as it was described and analyzed in the FEIR.

Table 2- 1
Land Use Summary - Certified 2011 FEIR
Planning Density/ Minimum No. of Project Average Avg. Lot Area Acres Acre Lot Size SF Units Type FAR Coverage
1 10. 4 1. 5 21, 780 16 SFD 0. 40 0. 50
2 18. 5 3. 2 5, 500 59 SFD 0. 60 0. 55
3 13. 7 4. 4 4, 500 60 SFD 0. 65 0. 55
4 14. 2 3. 7 5, 500 53 SFD 0. 60 0. 55
5 30. 8 4. 1 4, 000/ 5, 500 125 SFD 0. 60 0. 55
6 26. 3 2. 7 5, 000 71 SFD 0. 65 0. 55
7 22. 1 2. 9 6, 000 63 SFD 0. 60 0. 55
8 24. 3 4. 5 4, 000 109 SFD 0. 60 0. 55
9 19. 0 10. 7 2, 400' 204 SFA N/A 0. 75
Sub -Total
1793
Residential
760
Multiple Use 17. 1
Fire Station 1. 3 12, 000
Sub - Total

18. 4
Public
Commercial 5. 2 67, 950 Retail 0. 3
Open Space 282. 9
Circulation 24. 2
Total
510. 0 1. 5' 760
Project
SF - Square Feet
FAR - Floor Area Ratio
SFD - Single - Family Detached ( SFD)
SFA - Single -Family Attached ( SFA)
Court Homes, otherwise Townhomes
2Gross density based on approx. 510 acres.

SOURCE: West Coyote Hills FEIR ( 2011).

Addendum No. I to Final EIR - SCH No. 1997051056
West Coyote Hills Specific Plan and Robert E. Ward Nature Preserve Project - Vesting Tentative Tract Map Application No. 17609 Fullerton, CA
July 31, 2015
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CHAPTER 2 - PROJECT DESCRIPTION
The project as proposed included residential, commercial retail, multiple use, and recreational amenities/ open space land uses. Residential planning areas varied in density from 1. 5 to 10. 7 dwelling units per acre ( DU/ ac). The West Coyote Hills Master Plan under SPA - 8 as described in the FOR provided for a maximum of 760 SFD and SFA units on 179. 3 acres, a 17. 1 - acre multiple use site along with a 1. 3 -acre fire station, a 5. 2 -acre commercial retail site, 282. 9 acres of parks/ open space, and 24. 2 acres of circulation space for corridor, major roads, and rights- of-way.

2. 5 Project as Approved ( City Council, July 12, 2011) Table 2- 2 below summarizes the land use plan for the project as approved by the Fullerton City Council on July 12, 2011. Some changes were made to the project as a result of the City review process, prior to public hearings.

The approved land use plan reflected minor changes to the land uses as described and analyzed in the FEIR. The potential elementary school identified and described in the Multiple Use area was eliminated. In its place, other uses, including up to 33 SFD residential dwelling units were permitted in that portion of the Multiple Use area, with the remainder of the Multiple Use area being available for recreation/ park and/ or other facilities, as well as flexibility for an additional 37 SFD dwelling units, subject to a maximum of 70 units overall for the Multiple Use site. As indicated in Table 2- 2, the flexibility for 70 SFD dwelling units in the Multiple Use area would not change the maximum limit of 760 dwelling units permitted within SPA -8. In addition, SPA -8 provides for a density bonus transfer that could allow an increase of 20 SFA units in proposed Lot 287 ( Neighborhood 9), subject to a sufficient reduction in SFD units to remain within the 760 unit maximum allowed on the project site. The area encompassing the circulation facilities was decreased by 0. 9 acre ( i. e., 23. 3 acres versus 24.2 acres), compared to the plan analyzed in the FEIR. The potential environmental effects associated with these minor modifications were adequately analyzed in the FEIR.

Addendum No. 1 to Final EIR — SCH No. 1997051056
West Coyote Hills Specific Plan and Robert E. Ward Nature Preserve Project— Vesting Tentative Tract Map Application No. 17609 Fullerton, CA
July 31, 2015
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CHAPTER 2 - PROJECT DESCRIPTION
Table 2- 2
Land Use Summary - 2011 Approved Project
Addendum No. 1 to Final EIR - SCH No. 1997051056
West Coyote Hills Specific Plan and Robert E. Ward Nature Preserve Project - Vesting Tentative Tract Map Application No. 17609 Fullerton, CA
July 31, 2015
2- 5
Minimum
Planning Density/ Lot No. of Project Average Avg. Lot
Area Acres Acre Size SF Units Type FAR Coverage
1 10. 4 1. 5 21, 780 16 SFD 0. 40 0. 50
2 18. 5 3. 2 5, 500 59 SFD 0. 60 0. 55
3 13. 7 4. 4 4, 500 60 SFD 0. 65 0. 55
4 14. 2 3. 7 5, 500 53 SFD 0. 60 0. 55
5 30. 8 4. 1 4, 000/ 5, 500 125 SFD 0. 60 0. 55
6 26. 3 2. 7 5, 000 71 SFD 0. 65 0. 55
7 22. 1 2. 9 6, 000 63 SFD 0. 60 0. 55
8 24. 3 4. 5 4, 000 109 SFD 0. 60 0. 55
9 19. 0 10. 7 2, 400 204 SFA N/ A 0. 75
Sub -Total
179. 3 760
Residential
Multiple Use 17. 1 4. 1 4, 000 70 SFD 0. 65 0. 55
Fire Station 1. 3 12, 000
Sub -Total

18. 4
Public
Commercial 5. 2 67, 950 Retail 0. 3
Open Space 282. 9
Circulation 23. 3
Total
509. 1 1. 5° 760
Project
SF - Square Feet
FAR - Floor Area Ratio
SFD - Single -Family Detached ( SFD)
SFA - Single -Family Attached ( SFA)
Court Homes, otherwise Townhomes
2Alternative residential use in Multiple Use Planning Area Multiple - Use ( MU) area was originally designed for school facilities, parks, recreation areas and facilities; however, under SPA -8 there is flexibility for a density of up to 70 SFD dwelling units in the MU area subject to the maximum number of 760 dwelling units for the project site. 4Gross density based on approx. 510 acres.

SOURCE: West Coyote Hills Specific Plan Amendment No. 8 Addendum No. 1 to Final EIR - SCH No. 1997051056
West Coyote Hills Specific Plan and Robert E. Ward Nature Preserve Project - Vesting Tentative Tract Map Application No. 17609 Fullerton, CA
July 31, 2015
2- 5
CHAPTER 2 — PROJECT DESCRIPTION

2. 6 Revised Project (VTTM 17609)
The applicant has proposed a number of changes to the project reflected in VTTM 17609. These changes are summarized below in Tables 2- 3 and 2- 4 and illustrated on Figures 2- 1, 2- 2, 2- 3, and 2- 4. Figure 2- 4 shows the locations for the residential neighborhoods, along with other areas such as the Multiple Use area, the Commercial area, and Open Space areas, consistent with SPA - 8 as approved by the City Council in 2011.

The primary change associated with VTTM 17609 is the elimination of 59 SFD residential units in Planning Area 25 and the acquisition of that area by the City for open space purposes. Housing density would be increased in other areas of the project site, especially in the Multiple Use area, subject to a maximum number of 760 housing units on the overall site.

Approval of the VTTM would create 554 lots for residential use on the project site. Of those residential lots, 553 would be subdivided for individual SFD homes. Lot 287 ( Neighborhood 9) would be reserved for 204 proposed SFA condominium type units, subject to obtaining required future approvals such as a condominium map. The Revised Project proposes an overall total of 757 residential units on the site, which is below the maximum of 760 units allowed by SPA -8. 6
In terms of specific changes under VTTM 17609, Planning Areas 1, 4, 5, 7, and 9 would retain the same housing density as the project as approved in 2011. Minor housing density changes in other areas include a reduction of 1 SFD unit in Planning Area 3; the addition of 2 SFD units in Planning Area 6; and the addition of 2 SFD units in Planning Area 8. As noted, the applicant also proposes a total of 53 SFD units in the Multiple Use area.

Other changes under VTTM 17609 as compared to the approved project are reflected in Table 2- 4. All streets now have individual designations; the detention lakes and commercial area are included within separate lots; " H" Street is eliminated and a lot layout off "G" Street is modified in Planning Area 3. Minor modifications have been made to the design of Streets " AA" and " W" in Neighborhood 5 and Street " MM" in Neighborhood 3 to respond to changes requested by the Fire Department.
5 Planning Areas or Districts are also referred to as " Neighborhoods," and are illustrated on Figure 2- 4. 6A noted previously, under SPA -8, flexibility exists for a bonus density increase in SFA units ( up to an additional 20 units) in Neighborhood 9 ( which would require a decrease in SFD units), or for more SFD lots to be created in the northern portion of the Multiple Use area ( up to a maximum of 70 units) under a separate future tract map ( which would require a decrease in SFA units). In either case, the overall residential density would be subject to a maximum of 760 units.

Addendum No. 1 to Final EIR — SCH No. 1997051056
West Coyote Hills Specific Plan and Robert E. Ward Nature Preserve Project —Vesting Tentative Tract Map Application No. 17609 Fullerton, CA
July 31, 1015
2- 6
CHAPTER 2 - PROJECT DESCRIPTION
Table 2- 3
Land Use Summary - Proposed VTTM 17609
Planning Density/ Minimum No. of Project Average Avg. Lot Area Acres Acre Lot Units Type FAR Coverage
Size SF
1 10. 4 1. 5 21, 780 16 SFD 0. 40 0. 50
2 0. 0 0 N/ A 0 N/ A N/A N/A
3 13. 7 4. 4 4, 500 59 SFD 0. 65 0. 55
4 14. 2 3. 7 5, 500 53 SFD 0. 60 0. 55
5 30. 8 4. 1 4, 000/ 5, 500 125 SFD 0. 60 0. 55
6 26. 3 2. 7 5, 000 73 SFD 0. 65 0. 55
7 22. 1 2. 9 6, 000 63 SFD 0. 60 0. 55
8 24. 3 4. 5 4, 000 111 SFD 0. 60 0. 55
9 19. 0 10. 7 2, 4002204 SFA N/A 0. 75
Sub - Total
160. 8 704
Multiple Use 17. 1 4. 8 4, 000 53 SFD 0. 65 0. 55
Fire Station 1. 3 12, 000
Commercial 5. 2 67, 950 Retail 0. 3
Open Space 301. 4
Circulation 24. 2
Total Project
510. 0 1. 55
Maximum 757
SF - Square Feet
FAR - Floor Area Ratio
SFD - Single -Family Detached
SFA - Single -Family Attached
All residential development has been eliminated from Planning Area 2. Accordingly, the acreage for residential development is not reflected in the sub -total and is included as Open Space.

ZCourt Homes, otherwise Townhomes
3Alternative SFD residential use allowed in Multiple Use area. 4Residential development would encompass approximately 11. 1 acres of the 17. 1 acre Multiple Use site. 5Gross density based on approx. 510 acres.

Addendum No. I to Final EIR - SCH No. 1997051056
West Coyote Hills Specific Plan and Robert E. Ward Nature Preserve Project - Vesting Tentative Tract Map Application No. 17609 Fullerton, CA
July 31, 2015
2- 7
CHAPTER 2 - PROJECT DESCRIPTION
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Addendum No. 1 to Final EIR — SCH No. 1997051056
West Coyote Hills Specific Plan and Robert E. Ward Nature Preserve Project —Vesting Tentative Tract Map Application No. 17609 Fullerton, CA
July 31, 2015
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Addendurn Vo. 1 to final E1R -- SCH No. 1997031056
West CoYote Hills . Spc ci is Plan and Robert E. Ward Nature Preserve Project besting Tentative " Tract : 19ap Application Na. 17609 Fullerton, C,9
July 31, 2015
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Addendum No. 1 to Final Elft -- SC..H rVo. 1997051050
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JAdy 31, 201. 1
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Addendum No. Ito F'ima1Ell? -- SCIIN'o. 1997051056
FVesl CoYole 11ilis Specific Man and Robert 1. Ward ,.Vature Preserve Project —Vesting Tentative Tract Afap Application No, 1- 609 Pullerlon, CA
AA 31, 2015
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Addendum ,,Vo, J io final EPR - SCH A0. 1. 497051056
Wesr Cot- ote f/ ills Specific Plan and Robert E, Ward Nature Preserve Project - besting Tentative '! Tact 44ap Application No, 17604 Fttllertorr. C'A
Juh 3l. 2015
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CHAPTER 2 - PROJECT DESCRIPTION
Table 2- 4
Proposed Changes to the West Coyote Hills Project — VTTM 17609 Addendum No. I to Final EIR - SCH No. 1997051056
West Coyote Hills Specific Plan and Robert E. Ward Nature Preserve Project - Vesting Tentative Tract Map Application No. 17609 Fullerton, CA
July 31, 1015
2- 17
Approved Proposed
Plan VTTM
Planning/ Neighborhood
No. of
DUs)'
No. of
DUs
Area Proposed Chane Reason for Chane
All streets have individual Simplicity in referring
Throughout designations ( no longer " Lot to specific streets when N/ A N/ A Tract
D„ preparing conditions
Ease of dedicating the
Detention lakes and detention lakes and
Open Space Near Entry commercial area are included transferring ownership N/ A N/ A Off Rosecrans within separate lots of commercial site to future owners
1 No changes
16 16
2 Neighborhood 2 acquired for Create open space 59 0
open space preservation
Reduce number of street
Eliminate " H" Street from access points off "A" 60 59
3 Tract 15673 and modify lot Street and provide safer
layout off "G" Street access for residents
4 No changes
53 53
5 No changes
125 125
Modified lot layout prior to Correct an inconsistency 71 73 6 20102 in the statistical table
7 No changes
63 63
Increase design 109 111
g Revised lot layout
efficient
9 No changes
204 204
Responds to the
changed land use the
City adopted with
Includes 33 SFD units on planning Condition No. N/ A' S3 Multiple Use Area former school site and adds 20 7 Maximum number of SFD lots on former park site dwelling units remains
at 70 for the entire
Multiple Use area
Total 7b0 757
Residential
The number of dwelling units represents the maximum number of dwelling units permitted in each neighborhood, subject to allowable density transfers between planning/neighborhood areas.

Addendum No. I to Final EIR - SCH No. 1997051056
West Coyote Hills Specific Plan and Robert E. Ward Nature Preserve Project - Vesting Tentative Tract Map Application No. 17609 Fullerton, CA
July 31, 1015
2- 17
CHAPTER 2 — PROJECT DESCRIPTION
According to the project engineer, sometime between 2006 and 2010, the layout of this neighborhood was changed to increase the number of units by 2 dwelling units ( from 71 to 73). This change was not reflected in the SPA -8 statistical table, although it was reflected in the accompanying map on the same page as the statistical table ( SPA - 8, Exhibit 1). There are 73 lots within this neighborhood, and there have been for years.

The 2011 approved land use summary did not expressly include units in the Multiple Use area. However, flexibility was provided under SPA -8 allowing up to 70 SFD units in that area, subject to the 760 -unit site maximum, and approved Tentative Tract Map 15672 included lots 179 through 211 for single family detached residential units in the Multiple Use area.

SOURCE: Pacific Coast Homes Application for VTTM 17609

2. 7 Revised Project Phasing
The phasing plan for the WCH project under the three prior tentative maps and SPA -8 has been modified in order to accommodate the grading and development of VTTM 17609, including the elimination of the Planning/ Neighborhood 2 area residential development. However, the modifications are minor in nature and do not change any findings or conclusions presented in the FEIR. The grading proposed for the overall project will remain balanced on a site - wide basis.

The modified phasing plan consists of four development phases, rather than three phases as reflected in the FEIR.

These four phases are identified as Phases I and 1B and Phases 2A and 2B, as illustrated on Figure 2- 5 ( Revised Phasing Plan). The phases proposed under VTTM 17609 are defined according to logical units of development and provide the appropriate infrastructure to service each phase. The phasing sequence indicates the probable order of development; however, each phase could be developed on a " stand- alone" basis. This flexibility allows phases to be developed out of sequence while still providing the required infrastructure for any particular phase, similar to that previously approved.

Phasing for the conceptual grading plan under VTTM 17609 is presented in Table 2- 5. Phasing for development of the proposed dwelling and infrastructure is summarized in Table 2- 6. Open space areas to be dedicated for public use will be dedicated in a phased manner, commensurate with the construction of each phase of the project.

Phase 1 A
Phase IA includes all of the area east of Gilbert Street, including Neighborhoods 1 and 3, and Open Space Area A as designated by SPA - 8. A total of 75 SFD dwelling units would be constructed in Neighborhoods 1 and 3 in this phase. In addition to the residential development and related project streets, sewer, water and drainage facilities, other major improvements will include: ( 1) improvements to Euclid and Gilbert Streets; ( 2) potential widening of the Gilbert Street Bridge ( this improvement may be delayed until Phase 1B); and ( 3) extending Risner Way. Public facility improvements include the Open Space Area A Key Vista, supporting recreational trails and off-street parking facilities and improvements in the Ward Nature Preserve.

Addendum No. 1 to Final EIR — SCH No. 1997051056
West Coyote Hills Specific Plan and Robert E Ward Nature Preserve Project — Vesting Tentative Tract Map Application No. 17609 Fullerton, CA
July 31, 2015
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21 CHAPTER 2 — PROJECT DESCRIPTION
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Addendum Ao. Ito Final ( 7R S(Yffo, 1997051056
West Coyote Hills Specific Plan and Robert 1. Ward ,Nature Preserve Protect -!$ sting Tentative Tract RfapApplication No. 17609 Fullerton. CA
didl; 31, 2015
2- 20
CHAPTER 2 — PROJECT DESCRIPTION
Table 2- 5
Phasing of Proposed Grading — VTTM 17609
Table 2- 6
Phasing of Infrastructure and Development — VTTM 17609
Anticipated
Phase Acreage' Commencement Duration
lA 155. 0 Fall 2017 24 Months
IB 161. 0 Fall 2017 36 Months
2A 32. 0 Fall 2022 36 Months
2B 162. 0 Fall 2022 36 Months
Total 510. 0
These acreages are the total acreage within the Planning/ Neighborhood area, and actual grading and construction would be substantially less than the total, since all areas include significant open space and other features that do not require grading/ alteration. z Infrastructure and building construction in Phases IA and 113 would commence concurrently, with completion of Phase 1B requiring 12 months longer than Phase 1 ( 36 months total, versus 24 months for Phase 1 A).
3 Building construction within Phases 2A and 2B would commence concurrently.

SOURCE: Pacific Coast Homes ( February 2015
Addendum No. 1 to Final EIR — SCH No. 1997051056
West Coyote Hills Specific Plan and Robert E. Ward Nature Preserve Project — Vesting Tentative Tract Map Application No. 17609 Fullerton, CA
July 31, 2015
2- 21
Anticipated
Phase/ Activity Grading per day Commencement Duration
IA
14 Acres/ Day' Fall 2016 12 MonthsZ
Grading
113
14 Acres/ Day Fall 2016 12 MonthsZ
Grading
lA/ IB

0. 9 Acre/ Day Fall 2016 3 months
Remedial Gradin
14 Acres/ Day Fall 2016 12 MonthsZ
Grading
2B 14 Acres/ Day Fall 2021 12 Months
The maximum acreage of daily grading is governed by Mitigation Measure 4.4- 1 2Phases IA, 1B, and 2A would be graded concurrently in 12 months. 3 Phase 2B would be graded separately in a second 12 -month period.

SOURCE: Pacific Coast Homes( February 2015
Table 2- 6
Phasing of Infrastructure and Development — VTTM 17609
Anticipated
Phase Acreage' Commencement Duration
lA 155. 0 Fall 2017 24 Months
IB 161. 0 Fall 2017 36 Months
2A 32. 0 Fall 2022 36 Months
2B 162. 0 Fall 2022 36 Months
Total 510. 0
These acreages are the total acreage within the Planning/ Neighborhood area, and actual grading and construction would be substantially less than the total, since all areas include significant open space and other features that do not require grading/ alteration. z Infrastructure and building construction in Phases IA and 113 would commence concurrently, with completion of Phase 1B requiring 12 months longer than Phase 1 ( 36 months total, versus 24 months for Phase 1 A).
3 Building construction within Phases 2A and 2B would commence concurrently.

SOURCE: Pacific Coast Homes ( February 2015
Addendum No. 1 to Final EIR — SCH No. 1997051056
West Coyote Hills Specific Plan and Robert E. Ward Nature Preserve Project — Vesting Tentative Tract Map Application No. 17609 Fullerton, CA
July 31, 2015
2- 21
CHAPTER 2 - PROJECT DESCRIPTION
Phase 1 B
Phase 1B includes Neighborhoods 4 and 5, the Multiple Use site, grading of the Retail Use site, and Open Space Area B, located west of Gilbert Street and extending to the project collector on the west. This phase of development will include 231 SFD homes, with 53 units in the Multiple Use site. In addition, this phase also includes additional multiple uses, which may include a private recreation facility. This phase of development can be serviced from either Rosecrans Avenue, Coyote Hills Drive or Idaho Street ( La Habra) via Risner Way. In addition to project streets, sewer, water and drainage facilities, other major improvements will include: ( 1) installation of the project collector street ( 2) installation of the domestic water reservoir; ( 3) improvements to Rosecrans Avenue; ( 4) the extension of Coyote Hills Drive; ( 5) the installation of Rosecrans Avenue off-site sewer system; and ( 6) the installation of storm water detention and drainage facilities within Open Space Area C at the project entrance at Rosecrans Avenue. Public facility improvements include the Open Space Area B Key Vistas, supporting recreational trails and off-street parking facilities.

Phase 2A
Phase 2A includes Neighborhood 9, the slopes located between Neighborhoods 6 and 9, and a small area of Neighborhood 8. The grading within this phase will occur concurrently with the grading of Phases 1 A and 113, but the construction of the 204 SFA units in Neighborhood 9 will occur concurrently with construction of homes in Phase 2B. Infrastructure and roadway improvements to support Phase 2A will be constructed in conjunction with Phase 2B.

Phase 2B
The final phase of development involves the remaining area west of the project collector, including Neighborhoods 6 through 8, and construction of the homes and infrastructure needed for Neighborhood 9. A total of 451 homes is proposed in Phase 213, including 247 SFD units and 204 SFA units. Also included is development of approximately 68, 000 square feet of commercial development on 5.2 acres on the Retail Use site. Development of Phase 2B will complete the infrastructure improvements for West Coyote Hills. These improvements include the project streets, sewer, water and drainage facilities. Public facility improvements include the Area C Key Vistas, supporting recreational trails and off-street parking located within Open Space area C, to be dedicated on a phased basis.

The following criteria will apply to project phasing:

Mass grading of the project may be undertaken in two separate operations: east of the project collector road ( Phases I and 1B) and west of the project collector ( Phases 2A and 213). Grading in this manner will allow earth quantities to balance on- site within the project area. However, this will not preclude precise grading of the site on a phase - by - phase basis. When grading individual phases, it may be necessary to move material between phases in order to balance earth quantities.

Major infrastructure improvements required for any particular phase will be completed, as appropriate, to allow occupancy of dwelling units within that phase.

Public facility improvements ( e. g. key vistas and supporting trail and parking facilities) will be completed prior to dedication of open space areas to the City of Fullerton or the managing conservancy as applicable.

3. ENVIRONMENTAL ANALYSIS
Chapter 3. 0 of this Addendum No. 1 provides an analysis of whether the proposed changes associated with the Revised Project, changes in the circumstances of the project, or important new information shows that ( i) there would be significant new environmental effects not considered in the FEIR, or ( ii) significant effects previously identified in the FEIR would be made substantially more severe. A list of technical reports supporting this analysis is attached as Exhibit 1.

This analysis finds that the environmental effects associated with the modifications to the project would not meet any of the tests under Guidelines §§ 15162- 15163 for preparation of a subsequent or supplemental EIR. Overall, the environmental effects that would result from implementing the changes associated with VTTM 17609 would either remain the same or would be reduced, as compared to the effects analyzed in the FEIR for the Original Project.

Accordingly, this Addendum has been prepared by the City under Guidelines § 15164 for use by the City and other agencies in considering permits or approvals for the Revised Project

3. 1. Aesthetics
Summary of FEIR Analysis ( Ori - final Proiect
As reflected in the FEIR, grading and landform alteration anticipated with the Original Project would change the character of the project site. Cuts and fills within the development footprint would range from a few feet up to 45 feet. However, much of the future development would be screened from views along the existing trails and local parks in the immediate vicinity of the site. Based on visual simulations and related analysis presented in the FEIR, potential visual impacts resulting from the development of the project site were determined to be less -than - significant due to project design, landscaping, and distance from view locations in the project area.

Visual simulations of the future development from recreational trails and local parks, as well as views from Ralph B.

Clark Regional Park west and southwest of the property, indicated that although portions of the commercial development may be visible from the regional park north of Rosecrans Avenue, no long- distance views from the active areas of the regional park south of Rosecrans Avenue will exist since those areas are below the proposed grades of the future development. Views of the future development from the trail along the southern limits of the proposed development will be screened or filtered by existing vegetation and introduced landscaping. From Rosecrans Avenue northeasterly to Somerset Lane, public views of native vegetation would not significantly change. Approaching Idaho/ Gilbert Street, views would remain much as they exist at the present time, since grading is not planned for those areas of the subject property. Although a greater area within the property may come into view, particularly from vantages along the trail abutting the southern property boundary ( currently no trail access exists along the southern limits of the proposed development areas), the vast majority of the site and proposed development would not be visible. Views of future development within the project site from locations within the Robert E. Ward Nature Preserve' would be limited to areas around the southwestern and southern perimeter of the preserve and not from the interior of the preserve.

In addition to the visual simulations that illustrate the limited effects on the visual environment and aesthetic character of the area, the SPA 8 design guidelines contain numerous policies affecting development within West Coyote Hills, that are intended to achieve a high level of quality, distinctive character, and compatibility with existing uses and development. The design guidelines require implementation of the City' s required design programs, including those related to grading, site design, landscaping, and architectural design. As a result, the Improvements to the adjacent Robert E. Ward Nature Preserve ( which consists of 72. 3 acres previously dedicated to the City) are included in the project; however, the preserve is not part of the 510 - acre site.

Addendum No. I to Final EIR — SCH No. 1997051056
West Coyote Hills Specific Plan and Robert E. Ward Nature Preserve Project — Vesting Tentative Tract Map Application No. 17609 City of Fullerton, CA
July 31, 2015
3- 1
CHAPTER 3 - ENVIRONMENTAL ANALYSIS
FEIR concluded that future development within the project site would be consistent with policies articulated in the City' s General Plan related to view protection.

The FEIR also noted that potentially significant visual impacts could occur as a result of the future use of outdoor recreational lighting in the Multiple Use area. Potential future outdoor lighting in the Multiple Use area could create intrusive light during the late evening that could adversely affect nearby residential neighborhoods. However, no outdoor recreational lighting is planned as part of the project.

In addition, the FEIR noted that the construction of communications towers, which are permitted in the open space areas within the project site, could also adversely affect views from nearby residential areas if not properly designed and buffered.

The FEIR identified the following potentially significant impacts that could result from implementation of the project:

Impact 4. 11- 1 Although not currently planned, any potential use of outdoor recreational lighting at the Multiple Use site would subject adjacent residents to intrusive ambient light conditions during periods of nighttime usage, as well as adversely impact nighttime views of the project site.

Impact 4. 11- 2 Among the permitted uses in Areas A, B, and C, Specific Plan Amendment # 8 would allow for the construction of communications facilities. Such facilities could include tower structures with the potential to cause adverse visual impacts within various public and private viewsheds.

The FEIR prescribed mitigation measures to ensure that potential impacts associated with potential outdoor recreational lighting and the construction of communications facilities/ towers within the open space areas would be avoided or reduced to a less - than - significant level. The measures to mitigate potential lighting impacts in the Multiple Use area included City review of any proposal within that area and the imposition of conditions on the use of outdoor recreational lighting as well as requiring shielding to prevent lighting overspill into adjacent areas. In addition, any communications facilities would be subject to design review by the City to ensure that such unscreened features do not significantly degrade or obstruct important views and, furthermore, that important habitat is not adversely affected.

Analysis of Impacts from Proiect Chanties
The Revised Project as reflected in VTTM 17609 would not significantly change the impacts of any views anticipated to occur as a result of the proposed development within the project site. The Revised Project likely would be beneficial in terms of views, as it would eliminate all residential development in Neighborhood 2 east of Gilbert Street. Neighborhood 2 would be converted to open space and recreational uses, and any potential development encroachment within the Gilbert Street and Ward Preserve viewsheds or viewsheds along the nearby trails would be eliminated. While the maximum number of allowable dwelling units on the project site would remain at 760 units under SPA 8, the Revised Project proposes a total of 757 units. Although 20 additional SFD lots are proposed in the Multiple Use Area, the overall development footprints of the development areas would not change and no additional overall grading/ landform alteration would be required.

Instead, the volume of overall site grading and landform alteration would be reduced due to elimination of residential development in Neighborhood 2. Grading and landform alteration therefore would be significantly reduced in the area east of Gilbert Street.

Addendum No. Ito Final EIR — SCH No. 1997051056
West Coyote Hills Specific Plan and Robert E. Ward Nature Preserve Project— Vesting Tentative Tract Map Application No. 17609 City ofFullerton, CA
July 31, 1015
3- 2
CHAPTER 3 — ENVIRONMENTAL ANALYSIS
Implementation of VTTM 17609 with the proposed project modifications would not require any export or import of soil other than the export of contaminated soil to be transported off-site for disposal previously studied in the FEIR.

See Section 3. 8, Hazards and Hazardous Materials.) Grading for the Revised Project on an overall basis would still be balanced on the site as indicated in the FEIR. All development within the project site would continue to be subject to the development standards prescribed in SPA 8, including building heights, setbacks, and landscaping.

Conclusion
The project changes associated with VTTM 17609 would not result in any significant new aesthetic effect not considered in the FEIR, and would not cause any significant aesthetic effects previously identified in the FEIR to be substantially more severe.

3. 2. Agriculture and Forestry Resources
Summary of FEIR Analvsis ( Orisinal Proiect)
The Initial Study for the FEIR indicated that the project site has been substantially altered as a result of grading that has taken place in the past and is devoid of any agricultural soils and/ or resources. The Farmland Mapping and Monitoring Program of the California Resources Agency designates the project site as Urban and Built -Up Land.

The project site is not currently used for agricultural production, and is neither designated nor zoned for agriculture.

No agriculturally - zoned land exists in the immediate vicinity of the project site. In addition, there are no existing Williamson Act Contracts covering the project site or vicinity.

The CEQA checklist questions related to forestry resources were not included on the environmental checklist at the time the FEIR was prepared. However, as noted, the project site has been substantially altered and does not support forestry and/ or timber resources. There is no zoning for forest land in the City of Fullerton and no areas within the City are classified as forest or timberland under Public Resources Code § 4526, including the subject property and surrounding area.

Analvsis of Impacts from Proiect Chances
Changes associated with the Revised Project as reflected in VTTM 17609 would not affect either existing or potential agricultural soils/ production or timber/ forestry resources, or conflict with existing zoning for, or cause rezoning of, any forest or timberland. As a result, the conclusions presented in the Initial Study remain unchanged and accurately characterize the potential effects on agricultural and forestry resources that would be associated with the Revised Project.

Conclusion
The project changes associated with VTTM 17609 would not result in any significant new agriculture or forestry resources effect not considered in the FEIR, and would not cause any significant agriculture or forestry resources effects previously identified in the FEIR to be substantially more severe.

3. 3. Air Quality
Summary of FEIR Analvsis ( Orieinal Proiect
The FEIR analyzed potential impacts from both short- term construction activities and longer- term operational activities associated with residential and other uses of the property under the Original Project, in terms of odor impacts and emissions of criteria air pollutants ( CAP emissions). 2 The FEIR concluded that potential project -related odor impacts associated with the use of heavy equipment during grading and construction would be less -than -significant because such odors would be confined to the immediate vicinity of the equipment used. The FEIR found that by the time odor emissions reach any sensitive receptor sites away from the project site, they would be diluted to well below any level of air quality concern.

The FEIR evaluated the potential project -related impacts on the full range of CAPS. This included CO and PM " hot spots," as well as petroleum residue in fugitive dust and other toxics. The analysis concluded that neither the 1 - hour nor 8 -hour standards for CO concentrations at affected intersections in the project area would be exceeded, thus resulting in less -than -significant project -related long- term impacts on local air quality and less -than -significant exposure of sensitive receptors to unhealthful CO concentrations. Similarly, the traffic generated by the project would not exceed the standard for a significant increase for either PM, o or PM2. 5 emissions based on analysis of the worst- case hypothetical receptor location. In addition, potential PM10 impacts in long term operations were also determined to be less -than - significant.

As indicated in the FEIR, the project ( at the density reflected in the original 1977 plan) was included in the City of Fullerton General Plan that served as the basis for the South Coast Air Basin Air Quality Management Plan ( AQMP) emissions contribution. The Original Project as approved by the City in 2011 is much smaller (i.e., fewer dwelling units and less development intensity) than the density reflected in the original plan ( 1, 169 residential units included in past iterations of the AQMP versus 760 residential units as approved by the City in 2011). As a result, the FEIR found that project -related emissions would be reduced from previously projected levels considered in the AQMP and the Original Project was determined to be consistent with the AQMP.

The FEIR evaluated the potential short -tern ( i. e., grading and construction) and long -tern ( i. e., operational) project - related emissions impacts anticipated to occur from implementation of the then -proposed 760 dwelling units, commercial, and other uses in the development plan. The FEIR identified several potentially significant impacts, including the following:

Impact 4. 4- 1 Project -related construction activities ( i. e., site preparation, grading, and building construction) could exceed South Coast Air Quality Management District ( SCAQMD) thresholds and result in potentially significant CO, NOx, ROG, PM10, and PM2, 5 emissions based on a " worst case" analysis for disturbance associated with a large site. 3 Impact 4. 4- 2 Based on localized significance thresholds for PM2. 5 and PM o, construction activities occurring during Phase I and Phase II/III would result in PM2.5 and PM10 concentrations that exceed the 10. 4 pg/ m3 threshold established for the SCAQMD.

Impact 4. 4- 3 Project - related source emissions would result in long- term ( i. e., operational exceedances) for CO, NOx, ROG, and PM2. 5 thresholds as established by the SCAQMD. These increases would 2 The CAP emissions studied included carbon monoxide ( CO), oxides of nitrogen ( NOx), sulfur dioxide ( SOx), reactive organic aces ( ROG), and particulate matter ( PM10 and PM2. 5).

The FEIR also found that, following mitigation, these construction emission impacts would remain significant except for CO.

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exacerbate the existing adverse ambient conditions within the SCAB, which is currently identified as a " non -attainment' area. Both project -related and cumulative impacts would be significant.

Impact 4. 4- 4 Although mobile source emissions present the greatest source of impact, all emissions would add to the cumulative total, which would further exacerbate the ambient air quality conditions within the basin.

Impact 4. 4- 5 Project implementation would result in emissions of diesel particulates associated with the use of heavy construction equipment during grading operations. A potential health risk at nearby receptor locations is anticipated.

Mitigation measures included those to reduce NOx, CO, and emissions from the application of paints and coatings; the use of diesel particulate traps; and exhaust gas recirculation. Additional measures to reduce operational emissions included traffic lane improvements and signalization, the installation of bus stop shelters at any stops along site frontage routes ( if not already in place) to encourage the use of mass transportation, and bike lanes ( where feasible), bike paths, sidewalks and walking paths to encourage the use of localized commercial facilities and reduce the need for vehicle travel. Additional measures also included the installation of energy efficient systems associated with residential and commercial development to the extent feasible.

Despite the mitigation measures prescribed in the FEIR to reduce pollutant emissions, both during construction and post -development, insufficient reductions could be achieved to reduce Impacts 4. 4- 1 through 4. 4- 4 to a less -than - significant level. As a result, those impacts were found to be significant and unavoidable, and the City Council, in approving the Original Project, adopted a Statement of Overriding Considerations in accordance with CEQA.

Implementation of mitigation measures would reduce Impact 4. 4- 5 to a less than significant level.

Analysis of Impacts from Proiect Changes
ENVIRON International Corporation ( ENVIRON) reviewed the proposed changes to the project reflected in VTTM 17609, including the modifications to project grading and development phasing, and provided a technical report updating the construction and operational air pollutant emissions inventory for the Revised Project .4 ENVIRON compared the estimated air pollutant emissions anticipated as a result of the project revisions — proposed development of 757 units comprised of 553 single- family detached ( SFD) units and 204 single- family attached SFA) units — to the emissions estimates in the FEIR for the Original Project, to determine whether the Revised Project would result in a substantial new air quality impact or make an identified air quality impact substantially more severe.

For purposes of the updated air pollutant analysis, it was recognized that the SFD units would contribute more emissions than SFA units on a per unit basis. In Appendix A to the air quality technical report ( Technical Study A), ENVIRON also provides a conservative analysis of the maximum number of units allowable under SPA 8 ( 760 units), by including a scenario of the maximum number of SFD units allowable on the site ( 570), with the remaining balance being 190 SFA units -in Lot 287. 5 This provides a " worst case" scenario for the site by maximizing SFD units theoretically allowable under SPA -8, even though the applicant proposes only 553 SFD units in VTTM 17609.

To provide context and for informational purposes, a reverse analysis was also performed, maximizing the number of SFA units ( 224) -allowable within Lot 287, with a remaining balance of only 536 SFD units, under the overall site maximum limit of 760 units total.

ENVIRON, Air Quality Review for West Coyote Hills Environmental Impact Report Addendum ( February 2015), Technical Study A to this Addendum).
5 For this scenario, the number of SFA units in Lot 287 would be reduced from 204 to 190 in order for total SFD and SFA units on the overall site, combined, to remain below the 760 unit maximum allowed by SPA - 8.

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As described in the ENVIRON report, in addition to revisions to the project design, the recommended methodology for quantifying air pollutant emissions from residential projects has changed since the air quality analysis in the FEIR was prepared. The FEIR utilized the URBEMIS model recommended by SCAQMD at the time the FEIR was prepared. Since publication and certification of the FEIR in 2011, however, the SCAQMD has recommended using CalEEMod6 to quantify air pollutant emissions for assessing potential air quality impacts in environmental documents prepared in SCAQMD' s jurisdiction.7
ENVIRON therefore used CalEEMod to estimate CAP emissions from construction - related activities, residential and non- residential building emissions, area source emissions ( including landscaping), municipal source emissions, and mobile sources associated with the Revised Project. That analysis continued to utilize the traffic study trip generation rates reflected in the FEIR and validated in 2014. 8 Trip lengths used for the analysis are the default
values from CalEEMod, except the project -specific home -shop trip length of 4. 9 miles per trip was retained from the 2008 analysis in the FEIR. The 4. 9 -mile home -shop trip length is due to the neighborhood -serving retail included in the design of the project, and as a result is slightly shorter than the default home -shop trip length of 5. 9 miles.

Construction Activities
Based on the re- evaluation of potential air quality impacts prepared for VTTM 17609, all CAP emissions for construction activities associated with the Revised Project are estimated to be lower than those reported in the FEIR for the Original Project. In large part this is attributable to cleaner off-road engines and on -road vehicles, which are subject to increasingly strict regulatory requirements that were not accounted for in the URBEMIS model. In particular, the Revised Project construction CO, VOC, PM10 and PM2. 5 emissions are substantially reduced and would now be lower than the SCAQMD Significance Threshold. Construction NOx emissions are substantially reduced, but would remain above the SCAQMD Significance Threshold.

The SOx emissions anticipated to occur during construction are estimated to be the same for the Revised Project and they would remain significantly below the SCAQMD significance threshold of 150 pounds/ day.

Factors affecting the Revised Project construction emissions include use of California Ultra -Low Sulfur Diesel fuel 15 parts per million sulfur maximum), as required by state regulation. 9 In addition, the California Air Resources Board studied construction equipment load factors in 2009, finding that equipment is used 33 percent less than was assumed in the URBEMIS model. The 33 percent reduction in load factor for construction equipment is included in CalEEMod, which results in the lowering of construction emissions from those modeled with URBEMIS. 10 There are also differences in how daily mass emissions are calculated. URBEMIS estimated the maximum pounds per day of each pollutant for each construction activity. The CalEEMod construction emissions are reported in tons per year. The maximum daily emissions are estimated assuming 260 construction workdays per year. 6 http:// agmd. gov/ home/ regulations/ cega/ air-quality- modeling; and Software and User' s Guide available at www. caleemod. com.

Version 2013. 2. 2.
7 CalEEMod incorporates state -of -the -science methods that were not available in URBEMIS for quantifying mitigation and project design features. The model employs widely accepted calculation methodologies for emission estimates combined with appropriate default data if site- specific information is not available. CalEEMod will estimate criteria air pollutant ( CAP) emissions based on project - specific data or, where project - specific data are not available, using default data specific for building types and regions.
8 Kunzman, William. 2006. West Coyote Hills Specific Plan Amendment Traffic Impact Analysis. March 9; Kunzman, William 2014 Validation of the 2006 " City of Fullerton West Coyote Hills Specific Plan Amendment Traffic Impact Analysis," August 2014.
9 http:// www.arb.ca.gov/fuels/ diesel/ 081404dslregs. pdf 10 http:// www.arb. ca. gov/ regact/ 2010/ offroadlsilO/ offroadappd. pdf, see also http:// www. arb. ca.gov/ msei/ categories. htm# offroad_ motor vehicles Addendum No. I to Final EIR - SCH No. 1997051056
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In addition, two of the project mitigation measures in MM 4. 4- 1 and MM 4.4- 5 can be applied in CalEEMod:
watering three times per day and using diesel particulate traps on all heavy equipment used during construction.

These measures would have the effect of lowering the PMto and PM2. 5 emissions even more, to 21. 9 and 12. 1 pounds/ day, respectively, falling even further below the SCAQMD Significance Thresholds.

Operational Activities
All project -related operational CAP emissions for the Revised Project are estimated to be lower than those reported in the FEIR. Building energy efficiency regulations have required new buildings to be more efficient than the requirements in place for the FEIR analysis, which reduces natural gas usage and the resulting pollutants during operation. Even without the implementation of mitigation measures, emissions for the Revised Project all fall below the applicable SCAQMD significance thresholds, except in the case of VOC emissions. The projected VOC emissions, while significantly reduced in the Revised Project scenario based on CaIEEMod, would still be slightly above the significance threshold. To address this, Mitigation Measure ( MM) 4. 4- 1, which specifies " all primers and top coats shall contain less than 0. 42 pound per gallon ( i. e., 50 grams/ liter) VOC," can be applied to all residential and retail uses at the site to reduce VOC emissions by a further 0. 9 pounds/ day, but not enough to reduce mitigated operational VOC emissions below the significance threshold. MM 4. 4- 1 will continue to apply to the Revised Project to further reduce construction emissions. In addition, MM 4. 4- 3a through MM 4.4- 3d and MM 4.4- 4a through MM 4. 4- 4c will be applied during the project operational phase in order to reduce project - related emissions.

Conclusion
The FEIR concluded that development of the Original Project would exceed SCAQMD air quality significance thresholds in certain instances, necessitating the incorporation of mitigation measures to reduce both short-term and long- term air pollutant emissions. It further concluded that all potentially significant air quality impacts could not be reduced to a less -than -significant level, resulting in significant and unavoidable adverse impacts and the adoption of a statement of overriding considerations.

Based on the ENVIRON Report, construction emissions associated with the Revised Project will be reduced in all cases as compared to the Original Project, except for SOx emissions which will remain the same as identified in the FEIR but far below the applicable threshold of significance. Operational emissions will be reduced for all pollutants under the Revised Project, although VOC emissions will remain significant and unavoidable as identified in the FEIR.

Accordingly, the project changes associated with VTTM 17609 would not result in any significant new air quality effect not considered in the FEIR, and would not cause any significant air quality effect previously identified in the FEIR to be substantially more severe.

3. 4. Biological Resources
Summary of FEIR Analysis ( Original Project)
Based on biological field surveys conducted for the Original Project, the FEIR concluded that development of the project site would result in both temporary and permanent impacts to 152.4 acres of scrub habitat, including 109.2 acres of coastal sage scrub ( CSS) vegetation, which amounts to approximately 36 percent of the total scrub habitat occurring on the property ( 332. 3 acres). In addition, the FEIR determined that future development of Neighborhood 2 could extend into the existing Section 4( d) mitigation area east of Gilbert Street. These impacts would occur as a Addendum No. 1 to Final EIR — SCH No. 1997051056
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result of grading and landform alteration necessary to create building pads, fuel modification areas, and related elements of the project.

The affected habitat includes designated critical habitat for the coastal California gnatcatcher ( CAGN). CAGN surveys conducted on the site over several years indicated that up to 60 pairs of CAGN may have occupied the site during the period of the surveys. Based on an assessment prepared by DUDEK, Inc. (DUDEK), implementation of the Original Project would result in the estimated loss of up to 23 percent of the pairs occupying the site. The FEIR also concluded that although the number of CAGN pairs fluctuates over time, the amount of restored habitat would remain constant. With the available CSS habitat, DUDEK estimated that up to 77% of the pairs would persist. The FEIR concluded that CAGN population recovery would be commensurate to revegetation, enhancement, and preservation efforts and that, based on these efforts, there would be no net loss of CAGN with project implementation. As reflected in Table 4. 12- 11 of the FEIR, the project would restore more habitat than would be permanently impacted by development. Habitat would also be protected and enhanced. The FEIR concluded that once revegetation efforts are completed, "[ CAGN] populations would be enhanced at consistent rates regardless of on- site population fluctuation.""
In its 2004 Biological Opinion ( BO), the U. S. Fish and Wildlife Service ( USFWS) determined that "... the project would not result in adverse modification of the designated critical habitat for the gnatcatcher."' Z The BO was based on several factors, including the amount of habitat creation included in the project, on- site conservation measures included to minimize the potential loss of active nests, phasing measures, and the inclusion of the conservation easement to preserve the 340. 9 -acres of open space. The BO concluded that "[ A] fter all development and restoration has occurred, there will be an increased population potential based on acreage and population fluctuations ( i. e., between 69 and 33 pairs)." 13
Approximately 50 mitigation measures ( including those recommended in the BO and numerous additional conditions) were adopted to address the loss of CSS habitat and the " take" of CAGN that occupied the project site.

These measures include but are not limited to restoration as well as preservation and enhancement of CSS habitat as prescribed by the USFWS. The restored and preserved habitat areas would be protected through a conservation easement. In addition, management endowments would be posted for the permanent maintenance and management of the CSS. The FEIR also noted that CAGN serve as an umbrella species for the scrub species birds and these measures would benefit all scrub species birds.

In addition to the impacts identified to the sensitive habitat and CAGN, the FEIR found that implementation of the Original Project would result in both temporary and permanent impacts to U. S. Army Corps of Engineers ( ACOE) and California Department of Fish & Wildlife ( CDFW) jurisdictional areas, necessitating some mitigation to ensure that there would be no net loss of jurisdictional waters and related habitat.

Other potentially significant impacts identified in the FEIR to biological resources include impacts to nesting raptors resulting from the removal of mature trees on the project site and immediate vicinity, which could cause the destruction of active nests. Development of the project site could result in potential direct, indirect and cumulative impacts to coyotes as well as raptors, necessitating the implementation of measures to reduce such impacts ( e. g., implementation of a raptor enhancement plan that provides for replacement nesting and roosting for raptors and the prohibition of trapping coyotes within the management area). The FEIR also identified potentially significant impacts to additional sensitive plant and animal species, including the intermediate mariposa lily and burrowing owls, as a result of grading and site preparation that would affect the habitat of those species. Several mitigation measures were included to ensure that impacts to these sensitive species would be reduced to a less -than -significant level.

FEIR at 4. 12- 56.

Z Jae Chung, Regulatory Branch, U. S. Fish & Wildlife Service; letter dated May 7, 2004; File No. 200100630- YJC.

FEIR at 4. 12- 51.

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The FEIR identified the following potentially significant impacts that could result from implementation of the project:

Impact 4. 12- 1 Project implementation would result in short- term impacts to both coastal sage scrub habitat and the California gnatcatcher.

Impact 4. 12- 2 Implementation of the project would directly impact jurisdictional waters. The project would result in permanent impacts to approximately 0. 65 acre of U. S. Army Corps of Engineers ( ACOE) jurisdiction and temporary impacts to 0. 02 acre of ACOE jurisdictional waters, none of which consists of jurisdictional wetlands. Permanent impacts to California Department of Fish & Wildlife ( CDFW) jurisdictional waters include 1. 13 acres, including 0. 43 acre of vegetated riparian habitat and 0. 35 acre of temporary impacts, including 0. 14 acre of vegetated riparian habitat will occur to CDFW jurisdictional waters.

Impact 4. 12- 3 Removal of the mature gum trees that exist within the gum tree grove located on the City -owned Coyote Hills Drive Greenbelt Park may result in impacts to nesting raptors. The loss of an active nest of any raptor species is considered to be significant.

Impact 4. 12- 4 Project implementation would result in direct, indirect and cumulative impacts to raptors and coyotes as a result of the loss of habitat.

Impact 4. 12- 5 Impacts to the intermediate mariposa lily, a CNPS List IB ( i. e., plants that are rare, threatened, or endangered in California and elsewhere) special status species, may occur as a result of activities associated with project implementation ( i. e., grading and development).

Impact 4. 12- 6 Although no burrowing owls were observed on the site, portions of the site have been cleared of vegetation that may make it potentially suitable for this special status species in the future. As a result, project implementation could result in the loss of potential habitat for the burrowing owl.

Impact 4. 12- 7 Grading necessary to accommodate residential development Planning Area 2 may extend into the existing Section 4( d) mitigation area located east of Gilbert Street.

The FEIR prescribed numerous mitigation measures to ensure that each of the impacts noted above would be eliminated or reduced to a less - than - significant level.

Analvsis of Impacts from Proiect Chances
In 2014 DUDEK conducted a review of current site conditions related to biological resources to document the current condition of habitat as compared with the habitat condition described in the FEIR. As indicated in the DUDEK Report, 14 between 2010 and 2014, Southern California experienced mostly drought conditions, 15 which had the effect of limiting plant growth and the amount of habitat enhancements. While weedy species are impacted to a larger degree than native species, the native species in drought conditions do not receive enough water to make many inroads toward reclaiming land previously occupied by the weeds. DUDEK reports that while there may be some slight additional native vegetation regeneration in some areas, other areas appear to have experienced some stress and have retreated. Historically, large clusters of castor bean ( Ricinus communis) and tree tobacco ( Nicotiana glauca), both weedy species, had retreated and appeared to be heavily stressed as a result of the near constant 14 See DUDEK, Qualitative Comparative Review of the West Coyote Hills Site - 2008 to 2014, dated 8/ 8/ 2014. 15 The 2010 to 2011 wet season was about 3 inches above average, while the 2011/ 2012, 2012/ 2013, and 2013/ 2014 wet seasons were all below normal ( roughly - 3, - 4, and - 5 inches, respectively). DUDEK Report at 5.

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drought. Areas that had been cleared of eucalyptus for native scrub enhancements are now experiencing more regrowth of eucalyptus.

The DUDEK Report finds that implementation of VTTM 17609, including the elimination of residential development within Neighborhood 2, would result in essentially the same impacts to sensitive habitat and species as identified in the FEIR, including the loss of CSS and the " take" of CAGN occupying the portions of the site that are located within the development footprint. While the CAGN pairs that were identified previously no longer exist, it is expected that CAGN occupy CSS habit within the population range previously noted in prior studies of the site.

More specifically, the comparative assessment conducted by the project biologist concluded that the habitat is in substantially the same condition as it was previously, although affected somewhat by the drought years. Specific pairs of CAGN are not expected to be in the same exact location as they were in the past due to their limited life spans. According to the project biologist, based on the amount of preserved habitat under proposed VTTM 17609, which is slightly more than in the project as analyzed in the FEIR, the same number of CAGN pairs could be supported by the resulting project open space as was previously analyzed in the FEIR. It is expected that the quality and extent of the sage scrub vegetation will remain similar to that previously analyzed and the CAGN population will be maintained. Based on the recent review and assessment by the project biologist, it appears that the biological characteristics of the site "... are much the same as they were in 2010 and the last EIR circulation [ 2008]. It is anticipated that the conditions are effectively the same and the analysis presented within the [ FEIR] would be the same."' 6
In addition to the impacts to CSS habitat and CAGN, it is anticipated that impacts to coyotes and nesting raptors, impacts to sensitive species ( e. g., intermediate mariposa lily and burrowing owl), and impacts to jurisdictional waters will be the same or similar to the impacts identified and described in the FEIR.

Because the requirements in the City of Fullerton for fuel modification have been revised since the Original Project was approved, a new fuel modification plan has recently been prepared and has been analyzed by DUDEK to verify that the changes to fuel modification zones would not increase the amount of habitat impacted by the project. Based on this analysis, the potential impacts to sensitive CAGN habitat anticipated with the Revised Project would be approximately 1. 5 acres less than impacts from the Original Project as approved in 2011 as a result of the elimination of Neighborhood 2. The Fullerton Fire Department will ensure that the new fuel modification plan complies with City requirements.

In addition, the elimination of Neighborhood 2 would also eliminate or significantly reduce the potentially significant impacts identified to the existing Section 4( d) mitigation area located east of Gilbert Street ( i. e., Impact

4. 12- 7 identified in the FEIR). Revised Project - related grading and landform alteration would be significantly reduced in the area east of Gilbert Street, which would also result in a significant reduction in the potential impacts to jurisdictional waters in Drainage 7. 17 Implementation of VTTM 17609 is expected to result in a 10 to 20% reduction in permanent impacts to ACOS, CDFW, and/ or Santa Ana Regional Water Quality Control Board Regional Board) jurisdictional areas on- site. 18 The Revised Project would be considered a more environmentally sensitive design when compared to the Original Project as a result of the reduction in permanent impacts to ACOE, CDFW, and Regional Board jurisdictional areas.
16 DUDEK Report at 5.
17 Although the proposed minor modifications include the elimination of the residential development in Planning Area 2, the recreation area approved in that area intended to serve Planning Areas 2 and 3 will be improved. As a result, grading associated with the recreation area would be minimal resulting in fewer impacts to Drainage 7. 18 Glenn Lukos Associates, West Coyote Hills Development Project; City of Fullerton, Orange County, California: Proposed Updated Site Plan ( August 21, 2014).

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Conclusion
The project changes associated with VTTM 17609 would not result in any significant new effect on biological resources not considered in the FEIR, and would not cause any significant effects on biological resources previously identified in the FEIR to be substantially more severe.

3. 5. Cultural Resources
Summary of FEIR Analvsis ( Orieinal Proiect
While the FEIR did not identify any known archaeological or paleontological resources on the project site, it concluded that potentially significant impacts to archaeological/ cultural and paleontological resources could occur during grading of the site for the Original Project if such resources were encountered:

Impact 4. 7- 1 The potential destruction of archaeological resources by grading and/ or excavation of the project site for development is considered a potentially significant adverse impact.

Impact 4. 7- 2 The potential destruction of paleontological resources by grading and/ or excavation of the project site for development is considered a potentially significant adverse impact.

Precautionary mitigation for these potentially significant impacts to archaeological and paleontological resources was prescribed that included continuous monitoring during all grading activities and evaluation and/ or salvage of the resources that may be encountered or exposed as a result of the grading. Other measures included stopping work, if necessary, or diversion of grading activities to protect resources, additional examination and evaluation of the project area, and preparation of reports documenting the findings of the monitoring activities for both cultural and scientific resources.

As a result, the FEIR determined that potential impacts to these resources would be less -than -significant after mitigation, and significant unavoidable adverse impacts to archaeological and/ or paleontological resources would not occur as a result of the project.

Analvsis of Impacts from Proiect Chanees
The Revised Project will result in the elimination of the Neighborhood 2 residential development east of Gilbert Street. With the reduction of grading there, the extent of potential impacts to cultural and/or scientific resources under the Revised Project would be reduced. Nonetheless, the mitigation measures prescribed in the FEIR would be implemented to ensure that potentially significant impacts to cultural and scientific resources would be reduced to a less -than - significant level if any such resources were encountered.

Conclusion
The project changes associated with VTTM 17609 would not result in any significant new effects on archaeological or paleontological resources not considered in the FEIR, and would not cause any significant effects on archaeological or paleontological resources previously identified in the FEIR to be substantially more severe.

3. 6. Geology and Soils
Summary of FEIR Analysis ( Original Proiect)
As described in the FEIR, extensive geotechnical analysis conducted on the project site identified several seismic and/ or geologic constraints that could affect development. The location of the site in the seismically active southern California region could subject future development to potentially moderate -to -strong groundshaking resulting from seismic activity on one or more of the active faults in the region. In addition, existing soils constraints that could adversely affect future development include unstable slopes/ landsliding, liquefaction, settlement, etc.

The FEIR identified the following potentially significant impacts that could result from implementation of the project:

Impact 4. 5- 1 Potential development may be subject to impacts from effects of seismic shaking on structures.

Impact 4. 5- 2 Potential development may be subject to impacts from the following sources: 1) liquefaction; 2) ground lurching; 3) seismically -induced landsliding; 4) seismically -induced settlement; 5) deformation of side hill fills; 6) differential settlement; and 8) ridge top shattering/ fissuring.

Impact 4. 5- 3 Potential development may be subject to impacts from the following sources: ( 1) landslides; ( 2) groundwater; ( 3) compressible soils; ( 4) slope stability; ( 5) expansive soils; ( 6) corrosive soils; and ( 7) erosion.

To avoid the potentially significant geologic/ soils impacts identified above, the FEIR provided that the Original Project must comply with numerous regulatory requirements ( e. g., compliance with the City' s Hillside Grading Ordinance and the California Building Code) and mitigation measures, including the removal of landslides/materials, removing and recompacting soils where determined necessary, removal of unconsolidated alluvial deposits, use of post -tensioned foundations and/ or lot over - excavation in affected areas, implementation of slope stabilization methods, etc.

Analysis of Impacts from Project Changes
As noted previously, implementation of VTTM 17609 would result in the elimination of 59 SFD residential units in Planning Area 2 and the acquisition of that area by the City for open space purposes. Housing density would be increased in other areas of the project site, especially the Multiple Use area. Development in all these areas was previously analyzed in the soils and geologic reports prepared by Leighton & Associates. There have been no changes to the baseline conditions, including seismicity and soils/ geological conditions that would affect or be affected by the Revised Project under VTTM 17609. Development of the Revised Project will be required to comply with all regulatory agency requirements and mitigation measures prescribed in the FEIR.

Conclusion
The project changes associated with VTTM 17609 would not result in any significant new effects with regard to seismic or geologic/ soils conditions not considered in the FEIR, and would not cause any significant effects with regard to seismic or geologic/ soils conditions previously identified in the FEIR to be substantially more severe.

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3. 7. Greenhouse Gas/ Climate Change
Summary of FEIR Analvsis ( Original Proiect
As described in the FEIR, a greenhouse gas ( GHG) inventory was completed to estimate both the one- time construction -related emissions and the annual operational emissions expected to occur after build -out of the Original Project. The analysis assumed that all emissions from the project would be " new" since there is no current development or activity on the site. Short- term or one- time emissions would be associated with vegetation removal and re -vegetation on the project site and construction -related activities. Construction activities include a life -cycle analysis that estimated the GHG emissions associated with the manufacture and transport of building materials and infrastructure. Based on the anticipated build -out for the Original Project, the FEIR estimated that 33, 440 tonnes of CO2e would be generated from project construction equipment and emitted over the course of the minimum construction period of 5 years. If these one- time emissions are annualized ( assuming a 40 -year development life), then the one- time emissions would contribute approximately 879 tonnes of CO2e emissions annually. Furthermore, based on the life cycle assessment conducted for the project, the overall life -cycle emissions resulting from construction materials, annualized over 40 years, were estimated to be 163 to 1, 062 tonnes of CO2e per year.

Project -related long- term operational or annual emissions include indirect GHG emissions from electricity use in residential and non- residential buildings; emissions from natural gas combustion used in residential and nonresidential buildings; mobile sources; municipal sources; and area sources. Based on the analysis of long- term impacts using all the emission source categories identified above, the total annual GHG emissions generated from the Original Project with design features related to vehicular use were estimated to be approximately 7, 488 tonnes CO2e per year. The majority of the annual emissions would be the result of vehicle use ( 51 percent), followed by residential energy consumption ( 36 percent).

The annualized total project -generated GHG emissions were estimated to be 8, 367 tonnes of CO2e. Although the total project -generated GHG emissions were estimated to be 21 percent less than the " No Action Taken" ( NAT) scenario when comparing annualized emissions, the FEIR concluded that the project -related GHG emissions would not achieve a 28. 5 percent reduction from NAT (i. e., 7, 592 tonnes of CO2e/ year) to meet the goals set by AB 32:

Impact 4. 14- 1 Project -related GHG emissions would not achieve a 28. 5 percent reduction from No Action Taken scenario, as recommended by AB 32 and would, therefore, be considered significant without mitigation.

Implementation of the mitigation measures prescribed for the project and, specifically, the sustainability plan, were estimated in the FEIR to reduce GHG emissions to 7, 592 tonnes of CO2e/ year, which would be a 28. 5 percent reduction from NAT. As a result, the FEIR found that project -related impacts would be reduced to a less -than - significant level. However, GHG emissions were considered to be cumulatively considerable and therefore significant and unavoidable. 19
19 For cumulative impacts, the FEIR explained that the overall GHG reductions needed state- wide to meet AB 32 2020 reduction goals depend on implementing actions to be taken by many third -party agencies, including the California Air Resources Board and regional air districts, and are beyond the City' s ability to control. FOR at 4. 14- 31 - 4. 14- 32. The City determined that GHG emissions are considered cumulatively significant only based on the " need for third party agency regulatory action to achieve the goals of AB 32 ...." Ibid. With a reduction from the NAT scenario as recommended by AB 32, the Project meets that goal.

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Analvsis of Impacts from Proiect Chanties Under VTTM 17609 An updated GHG emissions inventory to determine both construction and operational GHG emissions was prepared for the Revised Project by ENVIRON using CalEEMod. 0 The ENVIRON report states that the model employs widely accepted calculation methodologies for emission estimates combined with appropriate default data if sitespecific information is not available. The model is able to estimate GHG emissions based on project - specific data or, where project - specific data are not available, based on default data specific for building types and regions.

CalEEMod incorporates state -of -the -science methods for quantifying mitigation and project design features not available in URBEMIS and has replaced URBEMIS, the model used in the FEIR. The SCAQMD now recommends CaIEEMod for use in environmental documentation prepared in compliance with CEQA.21 The modeling calculations and the assumptions used to model anticipated GHG emissions are presented in the ENVIRON Report.

To date, the SCAQMD has not published thresholds of significance for emissions of GHGs from non -industrial sources. 22 Similarly, at the time of the FEIR, there was no significance threshold for GHG emissions adopted by the SCAQMD. The potential GHG impacts from the Original Project development were determined to be less -than - significant after mitigation at the project level because the GHG emissions reductions were lower than that specified in the 2008 Climate Change Scoping Plan. Specifically, the 2008 Climate Change Scoping Plan set a statewide target for GHG emissions reduction of 28. 5% from the BAU scenario. 23 The GHG emissions estimated for the Original Project with imposed mitigation achieved the 28. 5% reduction from the BAU target.

In May 2014, the California Air Resources Board approved the First Update to the Climate Change Scoping Plan. 24 The 2014 First Update presents a similar goal for statewide GHG reductions as the 2008 Climate Change Scoping Plan. However, the revised statewide goal is a 21. 7% reduction from BAU, calculated on the same basis as in the 2008 Climate Change Scoping Plan. 25 As stated in the ENVIRON Report, the calculated GHG emissions from the Revised Project, after mitigation, would achieve a 20. 0% reduction from BAU. Mitigation Measure MM 4. 14- 1d in the FEIR allows for the purchase of carbon credits to mitigate to below the level of significance. Alternatively, solar panels may be installed to meet the electricity needs of approximately 134 dwelling units, in order to mitigate GHG emissions to below the level of significance.

The ENVIRON Report also notes that the total number of proposed dwelling units under the Revised Project is 757, including 553 SFD and 204 SFA units. With both the changes proposed in the VTTM and the emissions modeling changes under CalEEMod, the GHG emissions from the residential component of the Revised Project are estimated to be higher than those estimated in the FEIR by approximately 2, 346 MT COZe/ year. 26 In addition, 1, 319 MT CO2e/ year of GHG emissions attributed to mobile sources from the commercial land uses were not previously included in the emissions inventory given the convention at the time. The GHG emissions from the commercial development have been addressed in this Addendum to ensure consistency with the currently accepted GHG estimation methodology.
20 ENVIRON, Greenhouse Gas Review for West Coyote Hills Environmental Impact Report Addendum ( February 2015), Technical Study D to this Addendum.
2'
http:// agmd. gov/ home/ regulations/ ceqa/ air-quality- modeling. 22 http:// agmd. gov/ home/ regulations/ ceqa/ air-quality- analysis- handbook/ ghg- significance- thresholds 23 http:// www. arb. ca. gov/ cc/ scopingpian/ document/ scopingplandocument. htm 24 http:// www.arb. ca.gov/ cc/ scopingplar/ document/ updatedscopingplan20l3. htm 25 With the advent of legislation mandating GHG reductions from, for example, mobile sources and electricity generation, the way BAU emissions are estimated is not the same in the 2008 and 2014 Scoping Plans. The 2014 First Update to the Climate Change Scoping Plan calls for a 16% reduction from BAU, but the way BAU is defined in calculating the 16% goal incorporates legislation not included in the 2008 Climate Change Scoping Plan BAU. 26 Metric tonnes of carbon dioxide equivalent per year ( MT CO2e/ year).

Addendum No. I to Final EIR - SCH No. 1997051056
West Coyote Hills Specific Plan and Robert E. Ward Nature Preserve Project — Vesting Tentative Tract Map Application No. 17609 City of Fullerton, CA
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Although the recalculated Revised Project -related GHG emissions are higher than the emissions estimated in the FEIR due in part to modeling changes, this increase does not result in a significant GHG impact. As noted, the project is within the jurisdiction of the SCAQMD which has not published thresholds of significance for emissions of GHGs from non -industrial sources. 27 The GHG emissions from the Revised Project, with mitigation ( including purchase of carbon credits or installation of solar panels), would achieve a 21. 7% reduction from BAU, consistent with the First Update to the Climate Change Scoping Plan. See Table I in Technical Study D (GHG Analysis).

As with air quality impacts, for purposes of the updated GHG analysis, it was recognized that the SFD units would contribute more emissions than SFA units on a per unit basis. In Appendix A to Technical Study D ( GHG Analysis), ENVIRON also provides a conservative analysis of the maximum number of units allowable under SPA 8 760 units), by including a scenario of the maximum number of SFD units allowable on the site ( 570), with the remaining balance being 190 SFA units in Lot 287. 28 This provides a " worst case" scenario for the site by maximizing SFD units theoretically allowable under SPA -8, even though the applicant proposes only 553 SFD units, and a total of 757 dwelling units under the Revised Project. To provide context and for informational purposes, a reverse analysis was also performed, maximizing the number of SFA units ( 224) allowable within Lot 287, with a remaining balance of only 536 SFD units, under the overall site maximum limit of 760 units total.

Consistency with Fullerton Climate Action Plan
The City of Fullerton published a Climate Action Plan in 2012, as Appendix H to the Fullerton General Plan Update. 29 The Climate Action Plan was reviewed in order to evaluate the consistency of the Revised Project with that plan. Based on the updated analysis, it was determined that the Revised Project is consistent with Measures T1, T-3, T-4, T- 7, E- 1, E- 2, E- 4, W- 1, W- 2, and SW -2 of the Climate Action Plan, and is not inconsistent with the other measures to be implemented by various City departments and offices. Table 3 in Technical Study D includes a summary of the measures of the Climate Action Plan with which the West Coyote Hills project is consistent.

Conclusion
The project changes associated with VTTM 17609 would not result in any significant new effects with regard to GHG emissions or climate change not considered in the FEIR, and would not cause any significant effects regarding GHG emissions or climate change previously identified in the FEIR to be substantially more severe.

3. 8 Hazards and Hazardous Materials
Summary of FEIR Analysis ( Original Project)
Because the project site was formerly used for oil production beginning in approximately 1903, potential areas of environmental concern were identified during Phase 1 and Phase II environmental site assessments conducted prior to the FEIR. The FEIR considered that if the impacted areas are not properly remediated prior to development, potential health hazards as well as impacts to water quality could occur. The FEIR determined, however, that project implementation would not result in any potentially significant short- term ( construction) impacts associated with the site excavation because such impacts would be avoided through the implementation of the Remedial Action Plan ( RAP) prepared for the site. At the time the EIR was prepared, some remnant oil production infrastructure remained on the site, including such features as oil well support service buildings, storage areas, service facilities, 27 http:// agmd.gov/ home/ regulations/ cega/ air-quality- analysis-handbook/ ghg- significance-thresholds 28 For this scenario, the number of SFA units in Lot 287 would be reduced from 204 to 190 in order for total SFD and SFA units on the overall site, combined, to remain below the 760 unit maximum allowed by SPA -8. 29 http:// www.cityoffullerton. com/ civicax/ filebank/ blobdioad.aspx? blobid= 8991 Addendum No. / to Final EIR - SCH No. 1997051056
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pipelines. Since that time, however, all such oil production facilities and infrastructure have been removed from the project site. 30 No structures or features exist on the site that would require demolition and thus no potential for leadbased paint ( LBP) or asbestos -containing materials ( ACM) would be expected.

The RAP was prepared to address the soils conditions resulting from the historic use of the site for oil extraction and production activities. The RAP identifies the cleanup and reuse criteria for the residential and non-residential neighborhoods within the project site. Previously identified areas of concern in the soil will be excavated and field checked for hydrocarbon staining and odors, and the site will be remediated based on federal, state and local regulations, none of which classify a material as " hazardous" based solely on the presence of petroleum hydrocarbons ( i. e., crude oil). The FEIR determined that strict adherence to the RAP and coordination with the responsible regulatory agencies ( e. g., Regional Water Quality Control Board, SCAQMD, Orange County Health Care Agency ( OCHCA), etc.) will ensure that the site is remediated to meet regulatory requirements.

The FEIR concluded that there are no environmental health hazards or constraints that would preclude development of the property. Although future development could be exposed to potential damage from hazardous waste resulting from historic oil production activities, the hazards were found to be localized and could be addressed through remediation. The materials identified in some areas of the site included pesticides, CAM metals, PCBs, volatile organic compounds ( VOCs) semi - volatile organic compounds ( semi - VOCs), pH, extractable fuel hydrocarbons EFHs), volatile fuel hydrocarbons ( VFHs), and total recoverable petroleum hydrocarbons ( TRPHs). TRPHimpacted soils and/ or stained or odorous soils would be remediated to acceptable levels where located within the residential development, publicly owned parcels, all streets, and areas in which utilities are located to ensure that potential impacts are reduced to a less - than - significant level. In addition, all site activities associated with the approved RAP must comply with the Health and Safety Plan that must be prepared for the project as indicated in MM 4. 9- 1B.

The FEIR indicated there are approximately 77, 000 cubic yards of impacted soil in excess of OCHCA guidelines.

In addition to TRPH- contaminated soils associated with the historic use of the site, the FEIR noted that one or more abandoned wells that occupy the subject property may be located within the limits of one or more residential lots, which may pose a potentially significant constraint to development. Furthermore, due to the historic use of the site for oil extraction/ production, potential impacts related to methane or other subsurface gas accumulations related to abandoned oil wells could occur if not properly addressed through compliance with applicable City, OCHCA and Department of Oil, Gas and Geothermal Resources ( DOGGR) regulations.

An estimated 4, 000 cubic yards of PCB -impacted soils ( i. e., soil that exceeds a PCB concentration of 220 parts per billion) were also identified in the location of the former Murphy Coyote Gas Plant that once operated in the western portion of the property. The PCB - impacted soil would be identified and addressed during remediation activities in accordance with OCHCA requirements, which apply the cleanup guidelines as prescribed by the USEPA. All PCB - contaminated soils that exceed the 220 parts per billion limit will be removed and transported to a landfill certified to accept contaminated soil.

The FEIR identified the following potentially significant impacts that could result from implementation of the project:

Impact 4. 9- 1 The existence of petroleum hydrocarbon -impacted soil in excess of 1, 000 ppm may remain on the site. This concentration of TRPH constitutes an environmental concern associated with the future residential use of the site based on the City' s established criterion of 100 ppm for residential development, streets, publicly owned parcels, and utilities located in such soils. 30 All oil production facilities and infrastructure have been removed from the project site since the preparation of the EIR in 2006.

Addendum No. 1 to Final EIR - SCH No, 1997051056
West Coyote Hills Specific Plan and Robert E. Ward Nature Preserve Project — Vesting Tentative Tract Map Application No. 17609 City of Fullerton, CA
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Impact 4.9- 2 It is possible that some abandoned wells may be located within one or more residential lots proposed by the project applicant. The location of these abandoned wells may conflict with the siting of a residential dwelling unit on the site.

Impact 4. 9- 3 Concentrations of PCBs have been identified in the area of the property previously occupied by the Murphy Coyote Gas Plant site that exceed current regulatory limits. If not properly remediated, the residual PCB concentrations could impact the proposed Multiple Use site.31 Analysis of Impacts from Project Changes
The modifications proposed under VTTM 17609 would result in the same or reduced impacts as compared to those identified in the FEIR for the Original Project. As discussed above in Section 3. 1 ( Aesthetics), implementation of VTTM 17609 with the proposed project modifications would not require any additional export or import of soil than as previously analyzed in the FEIR. With the exception of the elimination of the Neighborhood 2 residential development, there would be no changes either to the location of the development footprint or the grading anticipated to create the building pads for future development. Significantly less grading would occur in the Neighborhood 2 area and any potential exposure of future residents of Neighborhood 2 to prior contamination would not occur. The Revised Project would remain subject to the mitigation measures prescribed in the FEIR related to public health and safety, and would also be bound by the same measures to ensure that potential health and safety hazards associated with TRPH- contaminated soils, PCBs, and abandoned oil wells/ methane gas would be eliminated or reduced to a less -than -significant level.

Conclusion
The project changes associated with VTTM 17609 would not result in any significant new effects with regard to hazards or hazardous materials not considered in the FEIR, and would not cause any significant effects regarding hazards or hazardous materials previously identified in the FEIR to be substantially more severe.

3. 9 Hydrology and Water Quality
Summary of FEIR Analysis ( Original Project)
The FEIR concluded that implementation of the Original Project would result in a potentially significant increase in surface runoff as a result of landform alteration and introduction of impervious surfaces. However, under the National Pollutant Discharge Elimination System ( NPDES) requirements, the project is required to ensure that post - development runoff rates and velocities from the site do not adversely impact downstream erosion of stream habitat.

The stormwater facilities design of the Original Project includes detention basins to reduce stormwater runoff and related hydrologic impacts anticipated to occur. The plan will direct surface flows to vegetated swales, existing drainage ditches, and proposed underground storm drain systems, which will outlet into treatment control best management practices ( BMP) features and NPDES regulations, post -development runoff rates and flow velocities will be managed not to exceed those of the pre -development condition. While development of the property would alter flow durations, the FEIR found that the cumulative impacts on downstream channels would be less -than - significant, and there would be no erosive impacts to downstream channels because both Brea Creek and Coyote Creek are concrete - lined in the reaches of those facilities that would receive the project - generated flows. 31 The terms Public Use site and Multiple Use site refer to the same planning area. The FEIR at times used the term Public Use site; however, Multiple Use site is used herein to maintain consistency with planning documents.

Addendum No. 1 to Final EIR - SCH No. 1997051056
West Coyote Hills Specific Plan and Robert E. Ward Nature Preserve Project — Vesting Tentative Tract Map Application No. 17609 City ofFullerton, CA
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The FEIR evaluated the potential hydrologic and water quality impacts anticipated as a result of future development ofthe project. The FEIR revealed that construction activities, including grading and site preparation would result in an increase in the amount of exposed and disturbed soil, which would increase the potential for erosion and the offsite discharge of pollutants such as metals, nutrients, soils additives, pesticides, construction chemicals, and other construction waste. However, the FEIR found that implementation of several measures, including BMPs adopted pursuant to the preparation of the Stormwater Pollution Prevention Plan ( SWPPP), would reduce potential construction - related impacts to water quality.

The FEIR also found that long- term, operational impacts to hydrology and water quality could occur and include potential water quality impacts associated with the former operational oil field and future development of the site.

The project site is located within the drainage area of the San Gabriel River. Surface flows would generally be discharged into Brea and Coyote Creeks prior to entering the San Gabriel River. Primary pollutants of concern include bacteria/ virus, heavy metals, nutrients, pesticides, and organic compounds. Other pollutants include sediments, trash and debris, oxygen - demanding substances and oil and grease. The FEIR found that, once developed, the Original Project could result in an increase in the concentration of pollutants in both on- and off-site surface water. Therefore, the FEIR requires the implementation of water quality control methods ( i. e., BMPs) identified in the conceptual Water Quality Management Plan ( WQMP) prepared for the project pursuant to the Drainage Area Master Plan ( DAMP). In addition, the site will be required to obtain site closure from the OCHCA Board, in conformance with requirements of the Regional Board prior to development of the site to ensure that potential water quality impacts are reduced to a less -than -significant level.

The FEIR identified the following potentially significant impacts that could result from implementation of the project:

Impact 4. 10- 1 Project implementation would result in the introduction of impervious surfaces on a significant portion of the site. The increase in impervious surfaces would result in an increase in the amount of surface runoff. The existing storm drain and flood control facilities are currently not adequate to accommodate the increase in surface runoff.

Impact 4. 10- 2 Project implementation would necessitate extensive landform alteration, including grading and excavation, site preparation, and construction activities, resulting in exposed soil during the initial phases of the project. Both construction activities and long- term operation of the proposed development would result in the discharge of pollutants into the Coyote Creek and San Gabriel River watersheds, which have been designated as " impaired." In addition, the project could cause an increase in potential erosion and siltation that could result in a violation in water quality objectives adopted for the watershed.

As described above, the project development plan has been designed to comply with regulatory requirements to accommodate post -development drainage with no downstream increase in storm runoff, and to incorporate BMPs that will ensure that potentially significant hydrology and water quality impacts identified in the FEIR will be reduced to a less - than - significant level.

As reflected in the FEIR, the project limited its impervious footprint by reducing the number of residential lots initially proposed to a maximum of 760 dwelling units. The proposed development is clustered in several planning areas to maximize the amount of open space ( permeable area) throughout the site. Within most planning areas there are local green belts/ open space/ trail/ recreation areas that add to the permeable surface. The Original Project includes approximately 283 acres of Open Space. With the additional 72. 3 acres in the Ward Preserve, approximately 355 acres would encompass natural and open space areas of limited passive recreational use. These areas provide for natural runoff control and natural treatment of stormwater.

Addendum No. 1 to Final EIR — SCH No. 1997051056
West Coyote Hills Specific Plan and Robert E. Ward Nature Preserve Project — Vesting Tentative Tract Map Application No. 17609 City ofFullerton, CA
July 31, 2015
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Because the project is within an environmentally sensitive area ( ESA), existing natural areas, slopes, and vegetation have been protected to maximum extent practicable. Where slopes or grading does not occur, the areas will be planted with native vegetation. In addition, street design has incorporated minimum street widths that still meet City requirements and emergency access requirements. There are a number of single -loaded streets with allowance for parking on only one side, which reduces street width. Natural drainage systems have been incorporated into the project design wherever feasible.

Analysis of Impacts from Project Changes
The applicant has prepared a Preliminary ( 2 -Year) Hydrology study and a revised Conceptual WQMP for VTTM 17609 to address changes to the post -development hydrology resulting from the project modifications, as well as changes in regulatory requirements since the FEIR related to low impact development ( LID) prescribed by the Regional Board to increase infiltration and to comply with the requirements of the County of Orange NPDES Stormwater Program.

Based on the modifications proposed under VTTM 17609, including the elimination of residential development in Neighborhood 2, the developed areas of the project site will encompass approximately 209 acres ( including circulation improvements). As noted in Table 2- 3 above, the Revised Project includes approximately 301 acres of Open Space. With the additional 72. 3 acres in the Ward Preserve, the Revised Project would encompass approximately 373 acres of natural and open space areas of limited passive recreational use. The combined total of the project area ( 510 acres) and the Ward Preserve ( 72. 3 acres) is approximately 583 acres. To the extent practicable, proposed drainage areas are matched to existing drainage patterns. Elimination of residential development in Neighborhood 2 will result in the reduction of the total area of impermeable surfaces and a reduction in the post -development stormwater volumes generated on- site, as compared to the Original Project analyzed in the FEIR. While the implementation of the Revised Project will either increase or decrease runoff variability from area to area, proper design of storm drain and flood control facilities will avoid potential adverse impacts to existing downstream facilities.

The hydrology study concluded that the Revised Project as reflected in VTTM 17609 would result in a greater amount of open space on the site, resulting in a decrease in the impermeable surfaces, estimated to be 18 percent of the total 583 - acre total project area. The post -development drainage will be directed to storm drains, detention basins, vegetated swales, and existing drainage ditches. Included in the project is a two -acre wetlands/ detention area in the southwestern portion of the site, which would receive storm runoff as well as nuisance runoff from a large portion of the western section of the development. In addition, the project includes five detention basins that are proposed as BMPs for " bio -treatment" and " hydromodification" that will collect storm water runoff and provide for sediment removal prior to discharging into the City' s storm drain facilities. The use of detention facilities will reduce the peak flow, which will not exceed pre -project conditions, as part of minimizing potential effects to existing downstream facilities.

The project has been designed to limit impervious surfaces through clustering, providing open space and other features that do not add to the impermeable area, and conserving natural areas. The WQMP prepared for the Revised Project determined that the project cannot incorporate BMPs for maximizing infiltration of stormwater e. g., rain gardens, retention swales, permeable asphalt, etc.) due to the unsuitability of the low permeability nature of the underlying soils. Other LID BMPs such as evapotranspiration and rainwater harvesting were determined not to be practical. Therefore, the Revised Project has been designed to achieve the LID requirements by limiting impervious surfaces and incorporating bio -treatment BMPs that achieve the objective of accommodating the design capture volume in order to comply with the LID requirements. The BMPs incorporated into the Revised Project include vegetated swales and dry extended detention basins. Natural biofiltration swales are proposed that will both minimize impervious areas and provide treatment for stormwater.

3. 10 Land Use and Planning
Summary of FEIR Analvsis ( Oritiinal Proiect
The FEIR concluded that development of the Original Project would not result in potentially significant land use and planning impacts. Although the Original Project was determined to be consistent with the adopted Land Use Element designation ( Greenbelt Concept) in the City' s General Plan, amendments to the General Plan were proposed for a number of reasons. Land Use Element amendments were needed to incorporate land use -related changes to several tables and exhibits as well as related text associated with the project. Amendments were also needed to the Circulation Element to eliminate the Parks Road extension from Castlewood through the project site and the collector roadway between Rosecrans Avenue and Beach Boulevard. Other amendments included those to the Housing Element ( changes to the housing and population projections), Resource Management Element ( changes to relevant exhibits to reflect changes included in the West Coyote Hills Specific Plan) and the Community Services Element ( to reflect the new fire station and community park). As discussed below, these amendments were adopted and incorporated into the City' s General Plan.

In addition, the FEIR concluded that the project was consistent with applicable policies of the adopted Fullerton General Plan and other long- range plans and programs, including the Southern California Regional Comprehensive Plan and Guide ( RCPG) in effect at that time. Further, the FEIR evaluated land use compatibility with adjacent properties and found that future development would be consistent with the type and densities of development in the surrounding area, and would not result in potentially significant land use compatibility impacts due to the project' s design, proposed densities and integration of landscaping and open space.

Although the project site is not located within a Natural Community Conservation Plan ( NCCP) planning area, the FEIR discussed whether the project would conflict with the regional NCCP ( Orange County NCCP/ Habitat Conservation Plan). The FEIR concluded that the project was designed to avoid and minimize potentially significant adverse impacts to both sensitive habitat and sensitive species. Where potential impacts to biological resources were identified ( see Section 3. 4), mitigation measures were prescribed to ensure that the impacts were eliminated or reduced to a less -than - significant level.

Analvsis of Impacts from Proiect Chanties
At the project level, there would be no significant impacts due to changes associated with the Revised Project with regard to planning and land use. As noted above, the residential development area originally proposed within Neighborhood 2 is being converted to open space and recreational uses and housing density in other residential development areas on the project site would be increased. The elimination of Neighborhood 2 would provide additional open space and trails within the project site overall. The commercial/ retail uses would remain the same, while the school use has been eliminated.

Addendum No. I to Final EIR — SCH No. 1997051056
West Coyote Hills Specific Plan and Robert E. Ward Nature Preserve Project — Vesting Tentative Tract Map Application No. 17609 City of Fullerton, CA
July 31, 2015
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At the City- wide level, in 2012 the City certified a Final EIR for a General Plan Update ( General Plan Update EIR)32 and adopted updates to the General Plan ( General Plan Update). 33 The General Plan Update incorporated all General Plan Amendments approved in 2011 for the project. General Plan Revision LRP03- 00001 adopted July 12, 2011 by Resolution 2011- 31 was incorporated by reference into the General Plan Update. 34 Under the updates, the land use designation for the project site, Greenbelt Concept, remained the same .35 This designation, as in the past, is a special designation that applies to the East and West Coyote Hills. As required by the Greenbelt Concept, development of the project site is implemented through a Master Specific Plan ( Master Specific Plan 2- A) that establishes planning areas for residential development and allocates density and permitted dwelling unit totals within the property. Although an overall average residential density of 3. 0 dwelling units per acre ( du/ ac) is allowed under the Greenbelt Concept, the gross density under Master Specific Plan 2- A, as amended by SPA -8, is approximately

1. 5 du/ ac. As contemplated for the Greenbelt Concept, VTTM 17609 reflects clustering of residential neighborhoods to maximize open space and avoid sensitive habitat. With the elimination of Neighborhood 2, approximately 18. 5 additional acres would be made available for open space/ habitat preservation. The overall project density, based on 757 proposed dwelling units under the Revised Project, would remain at about 1. 5 du/ ac.

Conclusion
The project changes associated with VTTM 17609 would not result in any significant new effects with regard to land use and planning not considered in the FEIR, and would not cause any significant effects regarding land use and planning previously identified in the FEIR to be substantially more severe.

3. 11 Mineral Resources
Summary of FEIR Analvsis ( Original Proiect
As indicated in the FEIR, the project site is part of the former Chevron West Coyote Hills Oil Field where oil extraction and production occurred for approximately 100 years. These activities lasted until the mid- 1990s, when the oil field facilities were dismantled and operations discontinued. Potential impacts to mineral resources were determined to be less -than -significant in the Initial Study prepared for the Original Project. The site is not identified either by the City of Fullerton or the State of California as a potential mineral resources area.

Analvsis of Impacts from Proiect Chanties
The changes to the project reflected in VTTM 17609 would not result in adverse effects to mineral resources. The elimination of Neighborhood 2 and increased housing density in other residential development areas would not result in any changes to mineral resources.

Conclusion
The project changes associated with VTTM 17609 would not result in any significant new effects with regard to mineral resources not considered in the FEIR, and would not cause any significant effects regarding mineral resources previously identified in the FEIR to be substantially more severe. 32 Final Program EIR, The Fullerton Plan, May 2012.
33 The updated General Plan was adopted May 1, 2012.
34 See, e.g., General Plan Update, p. 147 ( roadway classifications); p. 155 ( scenic corridors), p. 161 ( proposed bikeways), p. 185 public parks and recreational facilities); p. 189 ( trails); p. 203 ( open space). 3s Land use designations were renamed " community development types," which still function as land use designations under General Plan law. Fullerton General Plan, Community Development and Design Tables and Exhibits, p. 117.

3. 12 Noise
Summary of FEIR Analysis ( Original Project)
The FEIR concluded that although some of the development associated with the Original Project could result in noise levels that exceed the City' s standard, incorporation of the measures prescribed in the acoustical analysis and compliance with regulatory requirements ( i. e., Noise Ordinance, etc.) would ensure that potential impacts would be reduced to a less -than -significant level.

As indicated in the FEIR, short-term impacts due to noise resulting from the operation of construction equipment during the site preparation/ grading and construction phases for the Original Project would be audible to nearby residents in La Habra to the north and in the residential neighborhoods south of the site. While higher noise levels in the nearby residential areas would result from construction activities occurring at the northern and southern limits of the property, they would be reduced for grading and construction in the central portions of the site. As prescribed by the City' s Noise Ordinance, construction activities would occur only during the hours stipulated in the ordinance.

The FEIR found that other measures required to minimize construction noise, including properly maintaining and tuning construction equipment, using mufflers on the equipment, etc., would reduce construction noise impacts to a less -than - significant level.

Long- term ( i. e., operational) noise impacts resulting from roadway traffic were forecasted to be less -than -significant along all of the major roadways with the exception of Euclid Street along the eastern limits of the West Coyote Hills property. At that location, future residents of the project development could experience noise levels that would exceed the City' s 60 dBA CNEL noise standard for sensitive land uses ( i. e., residential). The FEIR found that site planning/ design and/ or the construction of walls/ berms would be sufficient to mitigate the exterior noise level to meet the City' s adopted exterior noise standard. In all other areas, the project -related vehicular noise increases along the roadways in the project vicinity would be less than the 3 dBA significance threshold.

Other potential noise sources identified in the FEIR include the potential noise that could occur as a result of future testing of the Orange County communications system facilities that are located within the open space area in the northerly portion of the property. The field studies documented through testing that noise levels during the testing of the generator would exceed the 60 dBA CNEL exterior noise standard. As a result, mitigation measures, including site design solutions and/ or coordination with the County, were prescribed to ensure that these potentially significant noise impacts would be adequately mitigated.

The FEIR identified the following potentially significant impacts that could result from implementation of the project:

Impact 4. 3- 1 The operation of construction equipment would result in the generation of both steady and episodic noise levels that will be significantly above the ambient levels currently experienced near the noise sensitive areas closest to the project site.

Impact 4. 3- 2 Future on- site residential development located along Euclid Street could be exposed to a noise level of 66. 1 dBA CNEL, which exceeds the City' s exterior noise standard of 60 dBA CNEL for sensitive land uses.

Impact 4. 3- 3 On- site receptors located in proximity to the Countywide Coordinated Communications System CCCS) may be exposed to ambient noise levels greater than City Ordinance levels during generator testing.

Addendum No. I to Final E1R - SCH No. 1997051056
West Coyote Hills Specific Plan and Robert E. Ward Nature Preserve Project —Vesting Tentative Tract Map Application No. 17609 City of Fullerton, CA
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With adoption of the mitigation measures described in the FEIR, potential noise impacts in all three categories were determined to be less - than - significant.

Analysis of Impacts from Proiect Chanties
At the project level, there would be no new or more severe significant noise -related effects associated with the Revised Project. The elimination of Neighborhood 2 would eliminate some construction noise in that area. The commercial/ retail uses would remain the same, while the school use has been eliminated. Except for Neighborhood 2 and the school area, the potential construction noise levels discussed in the FEIR for the Original Project would remain essentially the same under the Revised Project.

It is also likely that long-term, mobile -source ( i. e., vehicular) noise levels would be reduced due to the decrease in background traffic volumes that has occurred since 2006. As described in Section 3. 16 ( Traffic/Transportation), traffic volumes have declined in the years following the traffic analysis prepared for the FEIR. Because the extended recession has resulted in higher than normal unemployment rates, subsequent surveys determined that traffic volumes along the arterials and other surface streets has decreased. In addition to somewhat reduced traffic levels, it is expected that vehicular noise levels would also decrease, particularly along the higher volume roadways where traffic volumes declined by over 10 percent.

Conclusion
The project changes associated with VTTM 17609 would not result in any significant new noise effects not considered in the FEIR, and would not cause any significant noise effects previously identified in the FEIR to be substantially more severe.

3. 13 Population and Housing
Summary of FEIR Analysis ( Orieinal Proiect
The FEIR concluded that the Original Project would not result in potentially significant population or housing impacts. As described in the FEIR, development of the Original Project would result in a decrease of approximately 26 percent in the number of dwelling units originally anticipated under Master Specific Plan 2- A prior to SPA 8 i. e., 1, 069 vs. 760), and a commensurate reduction in the total number of residents expected to occupy the development. The total population anticipated from development of the project was estimated to be 2, 320 based on a population per household ( pph) factor of 3. 05. The increase in population was considered to be within the longrange forecasts for the City and not significant. Furthermore, the 760 residential dwelling units were also considered to be beneficial to the region that had been characterized overall as " jobs rich/ housing poor." The FEIR also determined that the Original Project' s retail commercial component would result in the addition of a small number of new employees ( i. e., 136 employees based on one employee for each 500 square feet of floor area) to the local and regional housing markets. When considered with population and housing, the FEIR found that the addition of approximately 136 employees would not adversely affect the jobs/ housing trends because this increase had been anticipated based on the long- range plans adopted for the subject property.

For purposes of infrastructure and community services projections, the FEIR indicated that future growth and development occurring in West Coyote Hills would take place in accordance with the land use assumptions in the Specific Plan for that area, and that such future development had been adequately considered in public facilities planning by the City of Fullerton.

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As a result, the FEIR found that the long- term operation of the project would not result in significant adverse impacts to the City' s housing inventory, population, and/ or employment.

Analysis of Impacts from Project Changes
At the project level, there would be no new or more severe significant effects due to the changes associated with the Revised Project in regard to population, housing or employment. The commercial/ retail uses would remain the same, while the school use has been eliminated. While Neighborhood 2 is being converted to open space and recreational uses, housing density in other residential development areas on the project site would be increased.

Under the Revised Project, 757 combined SFD and SFA units are proposed, a slight reduction of three units from the 760 units allowed as a maximum on the site. As proposed, the Revised Project would result in a reduction in the total population when compared to the projections included in the FEIR.

At the City- wide level, the General Plan Update reflects the future development of the project site as approved in 2011 for 760 residential dwelling units and a population projection of approximately 2, 238 residents36 ( compared to the 2, 320 residents estimated in the FEIR). Similarly, the population ( 2, 238 future residents) and employment ( 170 jobs) estimates were also reflected in the City' s long-term ( i. e., build -out) forecasts. Under the General Plan criteria, the Revised Project would generate a total of approximately 2,226 residents, which would be slightly less under the Revised Project with 757 proposed residential units, as compared to the 2011 approved project.37 Because the growth forecast for the Revised Project is within the City' s build -out forecasts for housing, population and employment, development of the property under VTTM 17609 would remain consistent with the City' s projections. It would also be consistent with the projections forecasted for the City by the Southern California Association of Governments ( SCAG). The City' s projections are higher than those developed by SCAG because the General Plan accounts for population growth and establishes Goals and Policies to reduce potential growth - related impacts. Specifically, it is the City' s goal ( General Plan Goal 7) to encourage growth and development that is aligned with infrastructure capabilities. To this end, the City would support regional growth and development within areas that can be adequately served by existing and planned infrastructure systems ( General Plan Policy P7. 1).

Overarching General Plan Policy OAPI addresses compliance with State and Federal laws and regulations in decision- making, including planning for growth and development within the City.

Conclusion
The project changes associated with VTTM 17609 would not result in any significant new effects on housing, population or employment not considered in the FEIR, and would not cause any significant effects on housing, population or employment previously identified in the FEIR to be substantially more severe.

3. 14 Public Services
Summary of FEIR Analvsis ( Orieinal Proiect
The FEIR indicated that development under the Original Project would create an increased demand for public services, including police protection/ law enforcement, fire protection, and school services. 36 The FEIR estimated the Original Project would generate a total of 2, 320 residents based on 3. 05 pph. The General Plan Update EIR projected a total of 2, 238 residents based on the City' s average pph of 2. 94 at the time that EIR was prepared. 37 City average 2. 94 pph x 757 units yields 2, 226 persons. Due to slight differences likely caused by rounding, the General Plan' s estimate is slightly more than 2. 94 residents x 760 units ( or 2, 234 residents). Accordingly, the Revised Project would result in approximately 8 to 12 fewer residents. Under the FEIR criteria of 3. 05 pph, a reduction of 3 units would yield a similar reduction in residents.

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Police Protection
The FEIR found that as development on the project site occurs, the increased population could create a need for three new police officers in order to maintain response times, criminal clearance rates, and citizen satisfaction levels.

However, these demands and the need for additional staffing were anticipated by the City due to the project' s consistency with the adopted long-range plans for the WCH property. These needs would be met through funding available in the City' s General Fund, which would be funded, in part, by property taxes and other fees assessed on future property owners residing in the WCH development. Accordingly, the FEIR concluded that the increased demand for police protection would be a less -than -significant impact.

Fire Protection
The FEIR concluded that the Fire Department could experience a greater increase in service calls due to the Original Project, which could place a greater demand on local fire stations. The project site is also located in a high fire hazard area. As a result, the FEIR concluded that the future residential and commercial development could be subject to potential wildland fires, necessitating the need for the preparation and implementation of a fuel modification plan.

The FEIR identified the following potentially significant impacts that could result from implementation of the project:

Impact 4. 8. 4- 1 Implementation may adversely affect the fire protection services provided to the project area.

Impact 4. 8. 4- 2 Development of the site could expose future residents and commercial properties to wildland fires.

In order to ensure that project - related impacts to fire protection services and impacts of wildland fires would be reduced to a less -than -significant level, a number of mitigation measures, including the provision of fire sprinklers in all units abutting natural habitat areas and a fuel modification plan, were required for the Original Project.

Schools
The FEIR indicated that both the Fullerton Elementary School District and Fullerton Joint Union High School District were " overcrowded" and anticipated future growth to continue. The analysis determined that the development of the Original Project with 760 residential dwelling units would result in the generation of 421 K- 12 school- age children based on the student generation rates at the time. Although the addition of school- age students generated by the project would contribute to the anticipated growth within both school districts, payment of the school impact fees imposed by the school districts were determined to be adequate as mitigation, since the passage of SB 50 by the California State Legislature. The applicant entered into an agreement with each of the affected school districts that adequately mitigates the potential project -related impacts associated with increased enrollments.

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Analysis of Impacts from Proiect Chanees
At the project level, there would be no significant new or more severe impacts due to the Revised Project changes with regard to police protection, fire protection, or schools. While Neighborhood 2 is being converted to open space and recreational uses, housing density in other residential development areas on the project site would be increased.

However, the total number of 757 dwelling units proposed under the Revised Project is slightly less than the 760 units assumed in the FEIR, leading to a slight reduction in demand for school services under the Revised Project.

The commercial/ retail uses would remain the same. While the school use has been eliminated, as discussed in the FEIR for the Original Project, the applicant has entered into an agreement with both the Fullerton School District and the Fullerton Joint Union High School District, which has been determined to be adequate to mitigate the project -related impacts.

At the City- wide level, as noted previously, the City prepared and certified the General Plan Update EIR since the FEIR was certified for the Original Project. As described in the General Plan Update EIR, build - out under the General Plan Update growth and development forecasts, including the area of the Revised Project, would occur over a number of years. The discussion below addresses overall build -out within the City and the increased demand for services on a cumulative basis.

Police Protection
Any city- wide increase in demand for police protection services under the General Plan Update forecasted build -out would occur gradually as additional development and associated population growth is added within the City. As individual projects are proposed within the City, the Police Department service levels and staffing requirements would be evaluated to determine if additional staffing and/ or facilities would be required. Because the overall buildout under the General Plan Update would occur over a 20 -year period, the Police Department would effectively plan for increases in population and police protection services demand, including those presented by the Revised Project.

The General Plan Update also includes policies and actions to ensure that adequate police protection is available to serve existing and future development and population ( Policy 13. 2). With regard to potential cumulative impacts, the General Plan Update EIR concluded that the implementation of the General Plan Update, along with cumulative development projects within the region, would not have a significant impact on police protection services, because the City would effectively plan for increases in population and police protection services demand over the 20 -year build -out period.

Fire Protection
Similar to police protection, the General Plan Update EIR determined that overall build -out of the City, including the project site, would result in additional demands on existing fire services, as individual projects are developed and associated increases in population are realized. According to the Fullerton Fire Department, it is anticipated that future development associated with implementation of the General Plan Update may result in the need for physical additions to the agency ( i. e., new fire stations). 38 Since preparation of the FEIR for the Original Project, Fire Station No. 6 located on the project site on Rosecrans Avenue has already been constructed and is operational. This station was identified in the City' s Master Plan to facilitate emergency response times throughout the service area.

In general, the Fire Department does not currently impose an assessment fee for new developments and it is unknown whether required fees and taxes would adequately address the expected increase in fire and emergency medical service demand potentially resulting from new development associated with implementation of General 38 General Plan EIR at 5. 12- 4.

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Plan. However, it is not anticipated that build -out of the City would change the City' s current Insurance Services Office ( ISO) rating.

Build -out of the City would occur over several years and any increase in demand for fire protection services would occur gradually as additional development and associated population growth is added. As indicated in the General Plan Update EIR, the City and the Fire Department would continue to regularly monitor fire department resources to insure that adequate facilities, staffing, and equipment are available to serve existing and future development and population increases. The City reviews budgets on an annual basis and would plan for fire demands associated with future growth. Funding for fire services and facilities would be paid in part by developer fees and general funds.

This would ensure that new developments, including the Revised Project, would not reduce the staffing, response times, or existing service levels within the City.

In addition, all new developments associated with build -out under the General Plan Update, including the Revised Project, will be required to comply with all applicable fire code and ordinance requirements for construction, access, water mains, fire flows, and hydrants. In addition, the Revised Project must also comply with the most current requirements for fuel modification. As already prescribed, all future development under SPA 8 and VTTM 17609 would be reviewed by the Fire Department to determine the fire requirements applicable to the specific development and to ensure compliance with these requirements.

The fuel modification plan for the Revised Project has been modified to address current UFC and fuel modification requirements imposed by the City. The Revised Project' s Fire Protection Plan ( FPP) 39complies with the most current requirements prescribed by the City and State, which post- date the certification of the FEIR. The FPP ( refer to Technical Study G) provides measures for fire protection meeting or exceeding the City of Fullerton Fire Code and 2013 State Building and Fire Codes, including:

Fuel modification zones meeting City requirements for providing defensible space based on modeled and expected fire behavior that include minimal occurrence of modified Zone C modified Zone C functions as a standard Zone C but offers better wildlife habitat) Ignition -resistant construction that meets 2013 California Building and Fire Codes and City of Fullerton Fire Code requirements
Dedicated Fire Apparatus and Emergency vehicle access via maintained roads Water capacity, delivery and availability meeting code requirements Ongoing, funded maintenance and inspections of fuel modification zones and other fire protection features
The FPP also identifies the fire risk associated with the Revised Project' s proposed land uses and identifies requirements for fuel modification, building design, and construction, and other pertinent development infrastructure criteria for fire protection. The Fullerton Fire Department will ensure the FPP complies with applicable requirements.

Schools
The General Plan Update EIR estimated that build -out of the City based on the land uses in the General Plan Update would generate up to 6, 991 K- 12 students, including those associated with the Revised Project. Any increase in demand for school services during the build -out of the City' s General Plan would occur gradually as additional development is added to the area. In order to maintain adequate classroom seating and facilities standards, individual development projects, including the Revised Project, would be required to pay applicable statutory fees, or other measures agreed upon by the affected school district and the applicant, to the school districts serving the 39 DUDEK, Fire Protection Planfor West Coyote Hills Planned Community ( August 2014).

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project area in order to compensate for the impacts on school capacities. Additional or alternative mitigation measures beyond statutory fees would be determined on a project -by -project basis.

As indicated above, pursuant to SB 50, payment of fees to the applicable school district is considered full mitigation for project impacts, including impacts related to the provision of new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, or other performance objectives for schools. As discussed in the FEIR, the applicant has entered into an agreement with the Fullerton Elementary School District and the Fullerton Joint Union High School District, which has been determined to be adequate to mitigate the project -related impacts 40 Conclusion
The project changes associated with VTTM 17609 would not result in any significant new effects with regard to police protection, fire protection, or school services not considered in the FEIR, and would not cause any significant effects regarding police protection, fire protection, or educational services previously identified in the FEIR to be substantially more severe.

3. 15 Recreation
Summary of FEIR Analvsis ( Orieinal Proiect
The FEIR concluded that development of the Original Project would not result in potentially significant impacts to parks and/ or recreation in Fullerton. The Original Project included several parks, open space and recreational amenities, including natural open space, key vistas, recreational trails, and bikeways. Approximately 44 percent of the project site was designated as open space 41 Original planning areas A, B, and C within the project site encompass 282. 9 acres of open space, in addition to the 72. 3 - acre Robert E. Ward Nature Preserve. Also included in the open space are five Key Vistas within the property as reflected in the City' s General Plan. Other open space/ recreation features include several trails and a comprehensive network of on -road bikeways. Finally, SPA 8 includes a variety of private recreation areas within the several residential neighborhoods.

Based on the dedicated areas of open space, the provision of Key Vistas, trails and bikeways, and related recreation features and payment of the park fees, the FEIR found there would be no significant impacts to recreation or parks due to the project and no mitigation measures were required.

Analvsis of Imnacts from Proiect Chances
At the project level, the changes associated with the Revised Project would lead to reduced impacts with respect to parks and open space, as compared to the Original Project. Neighborhood 2 is being converted to open space and recreational uses and housing density in other residential development areas on the project site would be increased without any change in those areas to open space and recreational uses. The total number of 757 dwelling units proposed under the Revised Project is slightly less than the 760 units assumed in the FEIR, leading to a slight reduction in demand for parks and recreation facilities. The commercial/ retail uses would remain the same, while the school use has been eliminated.
40 See also the September 22, 2014 letter ( Technical Study H to this Addendum) from the Fullerton Joint Union High School District to the City Planning & Development Services Manager regarding VTTM 17609 stating that the " District' s school facility needs with respect to this project have been satisfied" through the agreement. 41 The approximately 301 acres of open space in VTTM 17609 represents approximately 59% ofthe 510 -acre project site and approximately 52% of the approximately 583 acres encompassing both the project site and the Robert E. Ward Nature Preserve.

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All of the open space and recreation features of the Original Project would remain part of the Revised Project. The area within Neighborhood 2, consisting of approximately 18 acres, would become dedicated to open space, recreational, or related uses. All other open space amenities, Key Vistas, trails, and bikeways would also remain.

Park fees would be directed to acquisition of Neighborhood 2 for open space and recreational uses.

At the City-wide level, based on the General Plan Update, the City currently has 640.41 acres of public parkland.

Under the City' s adopted standard of 4. 0 acres of parkland per 1, 000 residents, the City currently exceeds the minimum parkland needed by 99. 15 acres. Implementation of the General Plan Update could introduce approximately 10, 183 new dwelling units, including the 760 units approved for the Original Project ( which is slightly more than the 757 units proposed by the Revised Project) — resulting in an approximate population increase of 29,989 persons to the City. This increase in population on a long-term basis would create new demand on current recreational infrastructure including parks, facilities, and programs. The potential population increase would require a total of 119. 96 acres of parkland based on the City' s adopted standard of 4. 0 acres per 1, 000 residents. The City' s existing parkland, anticipated new parkland development, and parkland available through joint -use agreements would provide adequate parkland to serve the future population growth anticipated by the General Plan Update. az Additionally, other future residential development would be required to pay the City' s park fee in accordance with Fullerton Municipal Code Chapter 21. 12 as described in the FEIR, which would also facilitate the provision of parks and recreation facilities in Fullerton.

Conclusion
The project changes associated with VTTM 17609 would not result in any significant new effects with regard to recreation or open space not considered in the FEIR, and would not cause any significant effects regarding recreation or open space previously identified in the FEIR to be substantially more severe.

3. 16 Traffic/ Transportation
Summary of FEIR Analvsis ( Orieinal Proiect
The FEIR found that traffic and transportation system impacts associated with the Original Project would be potentially significant, but would be mitigated to a less -than -significant level for both project -level and cumulative impacts thorough imposition of traffic - related mitigation measures.

The Traffic Impact Analysis ( TIA) prepared for the Original Project found that the land uses would generate approximately 8, 600 net vehicle trips per day,
41 including 735 AM peak hour trips and 804 PM peak hour trips, which would be distributed at build -out over the City' s and surrounding area' s surface street network. The majority of the trips would be generated by the residential component of the project ( 5, 888 trips or 68. 6 percent), followed by the commercial component ( 1, 926 trips or 22. 4 percent), the then - included elementary school ( 681 trips or 7. 9 percent), and the fire station ( 88 trips or 1. 0 percent). The TIA analyzed " 2007 without and with project," and 2025 ( build -out) without and with project."
The TIA found that one intersection ( Imperial Highway/Harbor Boulevard) was operating at LOS F ( i. e., unacceptable) during the PM peak hour. Under 2007 traffic conditions without the project - related traffic ( i. e., existing traffic plus approved projects), three additional intersections were forecasted to operate at unacceptable levels of service ( i. e., LOS " E" or " F"), including Bastanchury Road/ Brea Boulevard ( LOS " E" during the PM peak 4' Final Program FIR, The Fullerton Plan, May 2012.
43 Table 4. 2- 3 in the FEIR reflects a gross total of 10, 484 daily trips before factoring commercial " pass -by" trip reduction and internal interaction adjustments.

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hour), Bastanchury Road/ Harbor Boulevard ( LOS " E" during the PM peak hour), and Imperial Highway/ Beach Boulevard ( LOS " E" during the PM peak hour). In 2007, the Imperial Highway/Harbor Boulevard intersection was forecasted to continue to operate at LOS " F". When project traffic was added to the 2007 traffic volumes, the same four intersections were found to operate at unacceptable levels of service; however, project - related traffic did not contribute enough traffic based on the City' s criteria at any of the intersections forecasted to operate at unacceptable levels to cause a potentially significant traffic impact. As a result, although the West Coyote Hills development is subject to the City' s traffic mitigation fees no additional mitigation measures were required.

In the " 2025 without project" scenario, the TIA forecasted future traffic volumes and conditions based on the City' s traffic model. The traffic reflected in the model included existing traffic, traffic associated with proposed new development expected to occur between 2007 and 2025 ( including the " cumulative" projects identified in the FEIR), and external pass- through traffic. Based on that analysis, eight ( 8) intersections were forecasted to operate at unacceptable levels of service, including:

Bastanchury Road/ Brea Boulevard ( LOS ` B" during the PM peak hour) Bastanchury Road/Harbor Boulevard ( LOS " E" during the PM peak hour) Beach Boulevard/ Malvern Avenue ( LOS " E" during the PM peak hour) Beach Boulevard/ Rosecrans Avenue ( LOS " E" during the PM peak hour) Chapman Avenue/ Harbor Boulevard ( LOS E during the AM peak hour and PM peak hour) Imperial Highway/ Beach Boulevard ( LOE " E" during the PM peak hour) Imperial Highway/ Harbor Boulevard ( LOS " F" during the PM peak hour) Malvern Avenue/ Euclid Street ( LOS " E" during the AM peak hour) When project - related traffic was added to the 2025 traffic volumes, potentially significant project - related cumulative impacts would occur at the eight intersections identified above. Addition of the project -related traffic would contribute to the further degradation of the unacceptable operating conditions at each of those intersections.

In addition, implementation of the Revised Project would also result in a potentially significant project - related direct impact at the Rosecrans Avenue/ Project Collector intersection, which was forecasted to operate at LOS " F" during both the AM peak hour and the PM peak hour with the Revised Project.

The FEIR identified the following potentially significant impacts that could result from implementation of the project:

Impact 4. 2. 1 Although no significant construction impacts are anticipated because grading will be balanced onsite, some increases in construction traffic associated with material hauling and construction work trips would contribute to some minor delays.

Impact 4. 2- 2 Although no significant traffic impacts will occur as a result of project implementation based on the City' s significance criteria, project -generated traffic will contribute to the cumulative degradation of several intersections in the study area, including: Bastanchury Road/Brea Boulevard, Bastanchury Road/Harbor Boulevard, Beach Boulevard/ Malvern Avenue, Beach Boulevard/Rosecrans Avenue, Chapman Avenue/Harbor Boulevard, Imperial Highway/Beach Boulevard, Imperial Highway/ Harbor Boulevard, and Malvern Avenue/ Euclid Street.

Impact 4. 2- 3 Project implementation will contribute 100 percent of the traffic volumes to the Coyote Hills Drive/ New Road intersection. This intersection is forecast to operate at LOS A in 2007 and 2025.

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Impact 4.2- 4 Project implementation will generate traffic that, when added to the circulation system, would result in a volume of traffic at the project entrance located between Beach Boulevard and Gilbert Street that warrants a traffic signal. The intersection is forecast to operate at LOS F in 2025 and the traffic volumes will exceed signal warrants prescribed by Caltrans, necessitating the installation of a traffic signal.

Mitigation measures described in the FEIR were imposed by the City to ensure that both project -related and cumulative impacts would be reduced to an acceptable level and found to be less -than -significant. These mitigation measures include the payment of the requisite traffic impact fees imposed by the City and the installation of a traffic signal at the Rosecrans Avenue/ Project Collector intersection. In addition, because traffic signal warrants would not be met at the Coyote Hills Drive/ New Road intersection, STOP controls would be placed at that intersection after the new roadway is constructed for the development.

Analysis of Impacts from Project Changes
At the project level, there would be no significant new or more severe effects in regard to traffic or transportation due to the changes associated with the Revised Project. While Neighborhood 2 is being converted to open space and recreational uses, housing density would be increased in other areas of the project site, especially the Multiple Use area. The count of single-family detached ( SFD) dwelling units would be reduced to 553 ( fewer than the maximum 570 SFD units allowed under SPA 8 and fewer than the 556 SFD units analyzed in the FEIR) and the number of multiple -family ( SFA) dwelling units would remain at 204. A SFD residential unit generates approximately 3 more vehicle trips per day than a SFA residential unit. Because the Revised Project will include fewer SFD units than as analyzed in the FEIR, the Revised Project would result in a potential decrease in the total trip generation. The commercial/ retail uses would remain the same, while the school use has been eliminated which would eliminate some trips.

The effects on traffic from the Revised Project would be expected to decrease as compared to the Original Project for a number of other reasons. Most significantly, the baseline daily traffic volumes contained in the March 2006 TIA for the Original Project, collected near the end of 2005, have been compared to the latest available daily traffic volumes ( 2012) that are available in the City of Fullerton database. 44 In comparing the 2006 traffic volumes with those in 2012, as reflected in Table 3. 16- 1 below, the 2006 daily traffic volumes were considerably higher 41 than in 2012, and in all but two instances, traffic volumes have decreased since the TIA was prepared.

Table 3. 16- 1
Daily Background Traffic Volume Changes ( 2006 and 2012) West Coyote Hills
Roadway Segment
2006 Volume
Vehicles/ Da
2012 Volume
Vehicles/ Day
Percent
Change
Bastanchury Road
Malvern Avenue to Euclid Street 20, 700 16,500 20. 3
Euclid Street to Harbor Boulevard 32, 000 30, 800 3. 8
Harbor Boulevard to Brea Boulevard 44, 200 34, 700 21. 5 Total for Bastanchury Road 96, 900 82, 000 15. 4
Beach Boulevard State Route 39
44 Kunzman Associates, 2014 Validation ofthe 2006 City of Fullerton West Coyote Hills Specific Plan Amendment Trak Impact Analysis ( August 15, 2014).
45 The 2006 daily traffic volumes were included in Figure 5 of the 2006 TIA as reflected in the FEIR ( Exhibit 4. 2- 3).

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Roadway Segment
2006 Volume
Vehicles/ Da
2012 Volume
Vehicles/ Day
Percent
Change
Malvern Avenue to Rosecrans Avenue 47, 500 45, 000 5. 3 Rosecrans Avenue to Imperial Highway 47, 100 48, 000 1. 9 Total for Beach Boulevard 94, 600 93, 000 1. 7
Commonwealth Avenue
Dale Street to Magnolia Avenue 19, 700 14, 000 28. 9
Magnolia Avenue to Gilbert Street 29, 000 22, 300 23. 1 Gilbert Street to Brookhurst Road 24, 000 17, 200 28. 3 Brookhurst Road to Euclid Street 19, 000 11, 400 40. 0
Euclid Street to Harbor Boulevard 19, 200 15, 500 1 19. 3 Total for Commonwealth Avenue 110, 900 80, 400 27. 5
Euclid Street
Malvern Avenue to Bastanchury Road 30, 700 28, 700 6. 5 Bastanchury Road to Rosecrans Avenue 33, 200 29, 500 11. 1 Rosecrans Avenue to City Limit 24, 000 19, 300 19. 6
Total for Euclid Street 87, 900 77, 500 11. 8
Gilbert Street
Malvern Avenue to Rosecrans Avenue 22, 700 19, 000 16. 3 Rosecrans Avenue to Castlewood Drive 12, 900 9, 700 24. 8 Castlewood Drive to City Limit 15, 100 16, 000 6. 0
Total for Gilbert Street 50, 700 4-4, 700 11. 8
Imperial Hi hwa State Route 90
Beach Boulevard to Euclid Street 47, 800 45, 500 4. 8
Euclid Street to Harbor Boulevard 46, 800 45, 500 2. 8
Total for Imperial Highway 94, 600 91, 000 3. 8
Malvern Avenue
City Limit to Gilbert Street 27, 300 26, 700 2. 2
Gilbert Street to Bastanchury Road 33, 800 30, 900 8. 6 Bastanchury Road to Euclid Street 23, 400 21, 700 7. 3
Total for Malvern Avenue 84, 500 79, 300 6. 2
Rosecrans Avenue
City Limit to Gilbert Street 22, 600 18, 700 17. 3
Gilbert Street to Parks Road 18, 300 12, 600 31. 1
Parks Road to Euclid Street 30, 300 15, 900 21. 7
Total for Rosecrans Avenue 61, 200 47 200 22. 9
Total for All Streets 681, 300 1 595, 100 1 12. 7
SOURCE: Kunzman Associates ( August 2014
As indicated in Table 3. 16- 1, the volumes on average have gone down since the T1A was completed. Traffic counts have decreased on all but two roadway segments ( Beach Boulevard between Rosecrans Avenue and Imperial Highway, and Gilbert Street between Castlewood Drive to the City Limit). Traffic counts on the latter two roadway segments did increase by 1. 9% and 6. 0%, respectively. There are several variables that can affect traffic counts, and the above changes in traffic counts may be the result of the following variables, which are considered standard and acceptable within the traffic engineering profession:
counts being made at different locations on the same street, with intervening streets in between, Addendum No. I to Final EIR - SCH No. 1997051056
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counts being taken a differing times during the day, such as when afternoon school traffic might change the local traffic patterns, or,
counts being taken manually versus electronically.

According to the City' s Traffic Engineer, Mark Miller46, the City' s General Plan anticipates a rate of approximately 1% growth in traffic per year. Even if the identified increases in traffic are not the result of the variables described above, they remain within the threshold of anticipated growth within the City. The 6% increase in traffic on Gilbert Street between Castlewood Drive and the City Limit in six years falls within the City' s expected, normal growth rate. With the other 23 roadway segments either declining or increasing by less than 2%, it appears that the General Plan - anticipated increases in traffic volumes have not materialized. Overall, the counts decreased more than 12 percent. As a result, the maximum variation of plus 6. 0 percent in only one count, with 22 of the 24 counts going down, does not reflect a significant increase in traffic volumes. Furthermore, the increases in traffic volumes noted on just two roadway segments would not change the conclusions stated in the FEIR and would not result in a new or more severe impact that previously identified and analyzed.

It appears the primary reason that background traffic volumes decreased between 2006 and 2012 is the economic recession, which began in 2007/2008 and continues to impact economic activity today. During the recession, unemployment rates in California fluctuated from 4. 9 percent in 2006 to 10. 5 percent in 2012. 47 In addition to the decrease in background traffic volumes, the trip generation estimated for the Revised Project will decrease by approximately 7.9 percent due to the elimination of the elementary school as a project component. The total daily vehicular trips would be reduced from 8, 584 with the school to 7, 903 without the school. This reduction in project -related traffic, combined with the fact that background traffic volumes on the City' s roadway network have decreased, will reduce the potential effect of the Revised Project on the roadways and intersections in the project area, as compared to the Original Project.

An additional factor anticipated to affect trip generation associated with the Revised Project is the use of alternative transportation modes. The General Plan Update included a Multi Modal component with the specific goal of reducing reliance on use of automobiles. The Revised Project is consistent with the Multi Modal component based on the project' s non -automobile transportation facilities and amenities, including bike trails, pedestrian facilities, and nearby public transit service available on Beach Boulevard and other locations listed below. However, no reduction in traffic generation was assumed in the 2006 T1A and the FEIR traffic analysis to account for the non - automobile transportation facilities that were incorporated into the project. As a result, the total trip generation estimated for the project ( 7, 903 daily vehicular trips without the school) is likely a " worst case" estimate because as non -automobile modes of transportation improves, there would be less automobile traffic generated as more people utilize the alternatives available to them.

As reflected in SPA 8, bike trails and sidewalks are incorporated into the project design along the entire length of the collector street. The bike trails and sidewalks link the neighborhoods to each other, to parks, to the nearby arterial roadway system, and to commercial opportunities. The main east -west spine road bridge over Gilbert Street will be widened, if feasible, to accommodate two vehicle lanes, two bike lanes, a pedestrian sidewalk, and a recreational trail. Current bus routes are on the following streets: Route 29 on Beach Boulevard, Route 37 on Euclid Street, Route 30 on Imperial Highway, and Route 24 on Malvern / Chapman. Another option to future residents of the West Coyote Hills is the Fullerton Transportation Center, which is located east of Harbor Boulevard and south of Chapman Avenue. This facility accommodates 3, 000 passengers on weekdays and is the busiest Amtrak Metro Link Station in Orange County. Free parking is provided for 1, 321 cars, including a new 814 -space garage just east of the 46 Meeting with City Traffic Engineer and Bill Kunzman„ June 17, 2014. 47 U. S. Bureau of Labor Statistics, htti):// www. bis. gov/ news. release/ archives/ srgune 03022007. ndf; http:// www.bls.gov/news.release/ archives/ srgune_ 03012013. pdf Addendum No. I to Final EIR - SCH No. 1997051056
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Fullerton Transportation Center. Orange County Transit Authority buses interface with the Fullerton Transportation Center making the worker commute via Amtrak Metro Link trains feasible not only to/ from Los Angeles, but also to/ from points south and east.

With the inclusion of the non -vehicular and alternative transportation modes, combined with the elimination of the traffic associated with the elementary school that is no longer a project component and the reduction in the count of SFD units, it is anticipated that project -related traffic generation under VTTM 17609 would be less than that previously estimated for the Original Project as analyzed in the FEIR. In addition, based on the City' s most recent traffic counts, volumes for almost all roadways and intersections that could be affected by the Revised Project have decreased.

Conclusion
The project changes associated with VTTM 17609 would not result in any significant new effects with regard to traffic and transportation not considered in the FEIR, and would not cause any significant effects regarding traffic or transportation previously identified in the FEIR to be substantially more severe.

3. 17 Utilities
Summary of FEIR Analysis
As discussed below, the FEIR determined that the Original Project would have a less -than -significant effect on public services, including water supply, sewer facilities, solid waste treatment and disposal, and electricity and natural gas supply.

Water
As indicated in the FEIR, development of 760 residential dwelling units under the Original Project would create a demand for domestic water, although less than the demand when compared to Master Specific Plan 2- A which allowed for the development of 1, 169 dwelling units. SPA -8 included a water master plan, including a reservoir and a distribution system to serve future development, reflected in the City' s adopted Water Master Plan. ( As discussed below, the plan has been updated. The Fullerton 2010 Urban Water Master Plan ( UMWP) and the recent General Plan Update EIR, which included full build out of 760 units on the project site, concluded that the City would have adequate water supplies and "... is capable of meeting the water demands of its customers in normal, single -dry and multiple -dry years between 2015 and 2035.")
The analysis presented in the FEIR was based on the analysis of water supply and availability included in the Water Assessment and Verification Report ( WAVR) prepared for the Original Project pursuant to SB 610 and SB 221.

The WAVR evaluated both single- and multiple -dry year scenarios and included a " worst case" estimate of the projected total minimum available quantities of water for domestic use for the City of Fullerton service area based on the present supply of domestic water. The WAVR included wet years, normal years, single dry years, and critical drought years, and determined that the City would have adequate water supplies in all scenarios. The report also analyzed the availability of the City' s domestic water supply under maximum demand ( i.e., year 2025 projected demands for normal and multiple dry -year conditions). The projected 2025 multiple dry -year demands reflected the City' s drought management measures. The WAVR concluded that "... adequate water supplies are deemed available through the integrated regional resource management programs projected City demands under normal, single, and multiple dry year conditions." 48
48 " Water Assessment and Verification Report ( per SB 610 and SB 221);" Cathcart Garcia van Langren Engineers ( 2005).

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Based on the conclusions presented in the WAVR, the City' s Engineering Division indicated that the City' s water supply and facilities were sufficient to provide water service to the Original Project. In addition to the WAVR and City of Fullerton determination that adequate water supplies are available to serve the project, PCH and the City of La Habra entered into a 40 -year term Water Delivery Agreement in March 2011 based on the " Water Shares Purchase and Sale Agreement" executed between the City of La Habra and La Floresta, LLC.49 Under the terms of the Water Delivery Agreement, the City of La Habra has agreed to deliver water to or at the direction of PCH to offset water used solely by the West Coyote Hills project. The volume of water available would be equal to the water year entitlement specified by the San Gabriel Basin Watermaster. As a result, no significant impacts were anticipated to occur and no mitigation measures were required for water supply.

Sewer
The FEIR estimated the anticipated amount of raw sewage that would be generated by the Original Project to be approximately 0. 185 million gallons per day ( mgd), based on the average sewage generation rates associated with each land use at the time the analysis was conducted. The sewer master plan prepared for the project, which was based on the City' s Proposed and Existing Sewer System Facilities Master Plan ( 1998), proposed four tributary areas, each served by a separate point of connection. The existing trunk facilities were determined to be adequate to accommodate the project -related raw sewage forecasted to be generated by the development. In addition, the FEIR found there would be adequate treatment capacity at the regional treatment plant. Accordingly, the FEIR concluded that no significant impacts related to sewage were anticipated as a result of project implementation, and no mitigation measures were required
Solid Waste
The FEIR concluded that the Original Project would contribute to the total volume of solid waste generated in the City, most of which is transported and deposited at the Brea Olinda Landfill located in the City of Brea. The FEIR found that the County of Orange landfill system had adequate capacity to serve the project not only at the Brea Olinda landfill, but at other landfills in the system.

The FEIR also noted that the Fullerton General Plan contained established goals and policies aimed at reducing the City' s solid waste stream through source reduction, recycling, and composting. As a result of implementation of the waste stream reduction programs, such as recycling, and adequate capacity at area landfills, the FEIR concluded that project -related and cumulative impacts associated with solid waste generated by the Original Project would be less - than -significant and no mitigation measures relating to solid waste were required.

Electricity
As described in the FEIR, development of the 760 dwelling units, retail/ commercial floor area and related features would increase the demand for electricity in the City. The FEIR concluded that the electrical service in the project area was adequate to meet all City- wide demands. The project -related demand for electricity was determined to be within the parameters ofthe projected load growth that Southern California Edison ( SCE) has planned. Because the demand for electricity was within the planning parameters for the project area, no significant impacts were identified, and no mitigation measure were imposed.
49 Water Shares Purchase and Sale Agreement; City of La Habra, a municipal corporation, and La Floresta Developer, LLC, a Delaware limited liability company; March 16, 2011.

Analvsis of Impacts from Proiect Changes
Water
At the project level, implementation of the changes associated with VTTM 17609 would not result in any increase in the demand for domestic water as compared to the Original Project. The total number of 757 dwelling units proposed under the Revised Project is slightly less than the 760 units assumed in the FEIR for the Original Project, leading to a slight reduction in demand for water. There is no change proposed in the retail/ commercial floor area and other recreational uses. The elimination of the elementary school would serve to reduce the demand for domestic water to some degree.

At the City- wide level, it is also anticipated that the City will continue to have adequate supplies of domestic water based on the long- range forecasts reflected in the General Plan Update EIR. According to the General Plan Update EIR, the Fullerton 2010 Urban Water Master Plan ( UMWP) concluded that the City would have adequate water supplies and "... is capable of meeting the water demands of its customers in normal, single -dry and multiple -dry years between 2015 and 2035." 50 That analysis concluded that implementation of the land uses reflected in the General Plan Update, which include development of the project site, would not result in any potentially significant impacts to water supplies. Future development would be reviewed by the City on a project -by -project basis to ensure that adequate water supplies and infrastructure are available.

Sewer
At the project level, there would be no significant change in demand for sewer services due to the changes under the Revised Project. While Neighborhood 2 is being converted to open space and recreational uses, housing density in other residential development areas on the project site would be increased. The total number of 757 dwelling units proposed under the Revised Project is slightly less than the 760 units assumed in the FEIR for the Original Project, leading to a slight reduction in demand for sewer services. The commercial/ retail uses would remain the same, while the school use has been eliminated.

An updated sewer analysis was prepared for the Revised Project utilizing the Recommended Unit Flow Generators for Average Dry Weather Flows, based on the most recent Fullerton Sewer Master Plan ( 2009) and the Orange County Sanitation District ( OCSD) .51 Based on the updated flow rate information, build -out of the project would result in the generation of a total average flow of 0. 195 mgd of raw sewage; and total peak flow would be 0. 488 mgd. The OCSD has indicated that the Miller -Holder truck facility is currently flowing over the 0. 75 D/d design criterion for wet weather flows. In order to address that deficiency, the OCSD has scheduled a project to alleviate capacity issues in the Miller -Holder sewer line. The OCSD requested and received the anticipated phasing information related to the Revised Project in order to ensure that the proposed facility upgrade would occur prior to development of the project site. Regional Treatment Plant No. 2, which has a total primary treatment capacity of 168 mgd, has adequate capacity to treat the project -related raw sewage. The OCSD has reviewed the design of the Revised Project as reflected in VTTM 17609 and determined that the agency has no concerns with the project. 52 General Plan Update EIR at 5. 16- 10.
51 David Bacon, Walden & Associates, Letter dated June 4, 2014, to Rich Leon, Orange County Sanitation District. 52 Rich Leon, P. E., Orange County Sanitation District/ Construction Division, Email dated June 17, 2014 to David Couch, Walden & Associates ( Project Engineer).

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At the City-wide level, based on the analysis in the General Plan Update EIR, build -out of land uses in the City, including the project site, would generate approximately 2. 8 mgd of raw sewage. The updated City Master Plan indicates that although some deficiencies could occur as a result of the increase in sewage associated with build -out of land uses anticipated in the General Plan Update as a whole, facility upgrades have been identified to alleviate the anticipated deficiencies and accommodate the projected increases as necessary. Also, the City would require that individual development projects be reviewed by both the City and the OCSD in order to ensure that sufficient trunk sewer capacity exists to serve the specific development. As concluded in the General Plan EIR, no long- term impacts to sewage conveyance and/ or treatment would occur from build -out within the City.

Solid Waste
At the project level, there would be no significant change in the volume of solid waste generated due to the changes under the Revised Project. While Neighborhood 2 is being converted to open space and recreational uses, housing density in other residential development areas on the project site would be increased. The total number of 757 dwelling units proposed under the Revised Project is slightly less than the 760 units assumed in the FEIR for the Original Project, leading to a slight reduction in demand for solid waste services. The commercial/ retail uses would remain the same, while the school use has been eliminated.

At the City- wide level, the General Plan Update EIR estimated that the additional future residential development anticipated at build -out, including development of the WCH project site, would generate approximately 125, 000 pounds of solid refuse. As previously indicated, the modifications proposed by the applicant in VTTM 17609 would not result in an increase in the volume of solid waste generated, as compared to the Original Project. Compliance with City and County waste reduction programs and policies would reduce the volume of solid waste entering landfills. Individual development projects within the City would be required to comply with applicable State and local regulations, thus reducing the amount of landfill waste by at least 50 percent.

Build -out associated with implementation of the General Plan Update would increase the volume of solid waste generated in the City that is diverted to existing landfills, thus contributing to the acceleration of landfill closures or the use of more distant sites. However, the closure dates for the various landfills range from 2012 until 2067, and combined remaining capacities at the landfills would be adequate to accommodate the build -out of the City, including the Revised Project.53
The General Plan Update also includes policies and actions that address opportunities to reduce solid waste generation and disposal within the City. Future developments would be reviewed on a project -by -project basis to ensure that solid waste disposal services and landfill facilities would be available to serve the development. All development projects would be required to comply with Federal, State, and local statutes and regulations related to solid waste. Implementation of the Revised Project is consistent with the future projections anticipated by the City in the General Plan Update.

Electricity
At the project level, there would be no significant change in demand for electricity due to the changes under the Revised Project. While Neighborhood 2 is being converted to open space and recreational uses, housing density in other residential development areas on the project site would be increased. The total number of 757 dwelling units proposed under the Revised Project is slightly less than the 760 units assumed in the FEIR for the Original Project, leading to a slight reduction in demand for electricity. The commercial/ retail uses would remain the same, while the school use has been eliminated.
53 General Plan Update EIR at 5. 18- 5.

Addendum No. 1 to Final EIR — SCH No. 1997051056
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At the City- wide level, as documented in the General Plan Update EIR, it is anticipated that SCE would be able to serve the projected build -out resulting from implementation of the General Plan Update land uses and associated development. SCE has existing electricity infrastructure located throughout the City to serve future development associated with build -out. 54 Additionally, future development would be required to submit a load schedule to SCE to accurately determine the electrical demand associated with site- specific development and the ability of SCE to serve the electrical demand. In order to ensure that adequate electrical facilities and service are provided in the future, SCE would update existing facilities or add new facilities in the City based upon specific requests for service from end users. At such time as development occurs within the project site, the applicant would contact SCE to ensure that service can be provided. The Revised Project would also be required to include energy conservation measures prescribed by the policies and programs adopted by the City to reduce impacts to energy resources.

Natural Gas
At the project level, there would be no significant change in demand for natural gas due to the changes under the Revised Project. While Neighborhood 2 is being converted to open space and recreational uses, housing density in other residential development areas on the project site would be increased. The total number of 757 dwelling units proposed under the Revised Project is slightly less than the 760 units assumed in the FEIR for the Original Project, leading to a slight reduction in demand for natural gas. The commercial/ retail uses would remain the same, while the school use has been eliminated.

At the City- wide level, the City has determined that Southern California Gas Company would be able to serve the projected full build -out resulting from implementation of the General Plan Update land uses, including development of the WCH project site." As previously indicated, the Revised Project would be consistent with the Land Use Element and the development anticipated by the City for the project site. The Revised Project would be subject to City review to confirm that adequate natural gas sources and infrastructure are available to serve the project prior to construction.

Conclusion
The project changes associated with VTTM 17609 would not result in any significant new effects with regard to public utilities, including water, sewer, solid waste, electricity and/ or natural gas, not considered in the FEIR, and would not cause any significant effects regarding such public utilities previously identified in the FEIR to be substantially more severe.

3. 18 Cumulative Impacts
Cumulative impacts were addressed in the FEIR for the Original Project. As described in the preceding analysis, the changes associated with the Revised Project would not result in any new significant cumulative environmental impacts that were not considered in the FEIR, or cause any potentially significant cumulative effects previously identified in the FEIR to be substantially more severe. 54 General Plan Update EIR at 5. 19- 4.
55 General Plan Update EIR at 5. 20- 3.

4. CHANGES IN MITIGATION MEASURES.

Chapter 3 addresses the changes in the project as proposed under VTTM 17609, and concludes that the Revised Project would not result in any new significant environmental impacts that were not considered in the FEIR, or cause any potentially significant effects previously identified in the FEIR to be substantially more severe. The analysis concludes that in some cases, the Revised Project would result in reduced environmental impacts.

In keeping with this analysis, minor modifications have been made to the mitigation measures proposed for the Original Project as analyzed in the FEIR and imposed in connection with the 2011 project approvals. The modifications to mitigation measures are discussed below. None of the modifications would result in a new or substantially more severe impact on the environment.

Dedication of Neighborhood 2. The dedication of Neighborhood 2 to the City for open space and recreational purposes satisfies certain local park dedication requirements, and Standard Conditions (" SC") 4. 1- 2 and 4. 13- 1 have been deleted.

School Mitigation Agreement. The Applicant has entered into a School Mitigation Agreement that satisfies obligations for statutory school fees and SC 4. 8. 6- 1, imposing statutory school fees, hasbeen deleted.

Revised Phasing Plan, Traffic and Circulation, Infrastructure. Additional detail has been added to traffic and circulation mitigation measures in accordance with the updated Grading and Infrastructure Phasing Plan and to identify the collector road ( MM 4.2- 3 - 4); to identify frontage routes where bus shelters would be installed ( MM

4. 4- 3b); and to eliminate sidewalks and walking paths to the former public use site since these are now unnecessary MM 4. 4- 3c). Adjustments to terminology and area ( Phase vs. Neighborhood) ( SC 4. 8. 1- 4 - 5) and references to project areas ( SC 4. 11- 2) were made in accordance with the Phasing Plan. See also MM 4. 12 -Id, MM 4. 12- 1f. The Reservoir designated as 3C has been constructed and therefore SC 4. 8. 1- 6, imposing obligations in the event Reservoir 3C was not constructed, has been deleted.

Public Services and Utilities. Revised MM 4. 8. 4- 1 clarifies that fire sprinklers shall be installed in units abutting natural habitat areas in accordance with the Revised Project' s Fire Protection Plan, and MM 4. 8. 4- 2 clarifies that the Fire Protection Plan serves as the Fuel Modification Plan.

FAR Part 77 Application. SC 4. 9- 5 was updated to clarify that the Airport Land Use Commission has determined the project is consistent with the applicable airport plan. The Applicant is required to demonstrate it has filed a FAR Part 77 application with the Federal Aviation Administration prior to issuance of building permits within the 10, 000 foot radius of a Fullerton Municipal Airport runway.

Hydrology and Flood Control. MM 4. 10- 2a was revised to eliminate duplication of MM 4. 10- 1a and other SC measures. The measure requires that impacts to water quality ( i.e., impacts associated with increased flooding, erosion, or siltation) will be mitigated to a less than significant level by the implementation of construction BMPs as provided in the SWPPP.

Biological Resources. Clarification was added to certain mitigation measures, including how such measures work together in terms of timing and other conditions. E.g., MM 4. 12- 1e, 4. 12 - Ig. Consistent with the prior measures, SC 4. 12- 1 clarifies that mitigation measures shall be implemented as applicable and as determined necessary by USFWS. In the event mitigation measures are revised, deleted and/ or added as a result of an updated Biological Opinion issued by USFWS or if certain measures are no longer required by the resource agency ( i. e., MM 4. 12- 7), the measures and MMRP will be modified to reflect the changes. In particular, it is possible this may occur due to elimination of residential development in Neighborhood 2. The mitigation measures also clarify that management endowments will be funded in pro -rata installments as related portions of the Revised Project are completed and Addendum No. I to Final EIR — SCH No. 1997051056
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accepted by the City based on project phasing and the multiple final maps. Additional detail was supplied consistent with the FOR to MM 4. 12- 1a. MM 4. 12- 1b was deleted because there are no fuel modification zones in the Ward Preserve or the conservation easement area. MM 4. 12- 1i was deleted because it is no longer necessary with elimination of residential development in Neighborhood 2.

Climate Change. MM 4. 14- 1d was updated to account for revisions in the Scoping Plan for AB 32, as well as project changes, and the change in methodology for quantifying GHG emissions in accordance with the Environ Technical Report. It also specifies that use of solar panels is a permissible on- site energy efficiency and/or renewable energy measure that may be utilized.

Clean- up Changes. Additional clean- up was performed, including removal of MM 4. 3- 1f which required construction to be subject to any and all provisions set forth by the Planning Department. This measure was openended and did not add to the already detailed noise -related conditions, all of which continue to apply to reduce noise - related impacts.

5. ORGANIZATIONS AND PERSONS CONSULTED

5. 1 City of Fullerton
City Manager' s Office
Joe Felz, City Manager
City Attorney' s Office
Jeffrey Oderman, City Attorney
Community Development Department
Karen Haluza, Director
Joan Wolff, Acting Planning Manager
Public Works Department
Mark Miller, P. E., City Traffic Engineer

5. 2 Other Public Agencies
Fullerton Joint Union High School District
Ronald N. Lebs, Assistant Superintendent/ Business Services Orange County Sanitation District
Rich Leon, P. E.

5. 3 Environmental Consultant
Keeton Kreitzer Consulting
Keeton K. Kreitzer, Principal

5. 4 Project Applicant
Pacific Coast Homes
Don Means, Vice President
Jim Pugliese, Project Manager
Addendum No. 1 to Final E1R — SCH No. 1997051056
West Coyote Hills Specific Plan and Robert E. Ward Nature Preserve Project — Vesting Tentative Tract Map Application No. 17609 Fullerton, CA
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CHAPTERS — ORGANIZATIONSAND PERSONS CONSULTED

5. 5 Technical Consultants
Development Planning Solutions
Kelly Buffa, President
Walden & Associates
David Couch, P. E., Project Engineer
Kunzman Associate
William Kunzman

ENVIRON
Shari Libicki, Ph. D., Principal
Catherine Mukai, P. E., Manager
DE
Brock Ortega
Michael Huff
Glenn Lukos Aso fates
Martin Rasnick

5. 6 Land Use/ CEQA Legal Counsel
Pillsbury Winthrop Shaw Pittman ILP
Ronald E. Van Buskirk, Partner and General Counsel Emeritus Stacey C. Wright, Attorney
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CHAPTER 6 - APPENDIX

6. TECHNICAL STUDIES
A Air Quality Assessment
B Biological Resources
C Jurisdictional Delineation Update
D Greenhouse Gas/ Climate Change Assessment
E Hydrology Analysis
F Conceptual Water Quality Management Plan
G Fire Protection Plan
H Fullerton Joint Union High School District Letter
I Traffic Analysis Confirmation
J Sewer Study/OCSD Letter
Addendum No. 1 to Final E1R — SCH No. 1997051056
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Res. No. 2015- 61
City of Fullerton

RESOLUTION CERTIFICATION

STATE OF CALIFORNIA)

COUNTY OF ORANGE ) SS

CITY OF FULLERTON )
RESOLUTION NO. 2015-61
I, Lucinda Williams, City Clerk and ex -officio Clerk of the City Council of the City of Fullerton, California, hereby certify that the whole number of the members of the City Council of the City of Fullerton is five; and that the City Council adopted the above and foregoing Resolution No. 2015- 61 at a regular meeting of the City Council held on the 17` h
day of
November, 2015, by the following vote:

COUNCIL MEMBER AYES: Sebourn, Fitzgerald, Chaffee, Flory, Whitaker COUNCIL MEMBER NOES: None
COUNCIL MEMBER ABSENT: None
040cin—da Williams, MMC
City Clerk
RESOLUTION NO. 2015- 62

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF FULLERTON,

CALIFORNIA, DENYING APPEALS AND UPHOLDING THE PLANNING
COMMISSION' S APPROVAL OF VESTING TENTATIVE TRACT MAP NO. 17609 TO SUBDIVIDE A 510 -ACRE SITE INTO A TOTAL OF 556 NUMBERED LOTS AND 13 LETTERED LOTS TO ALLOW FOR DEDICATION OF OPEN SPACE, PUBLIC

PROPERTY ACQUISITION, PUBLIC ROAD IMPROVEMENTS, PUBLIC OPEN SPACE

AND TRAILS IMPROVEMENTS, LOW DENSITY RESIDENTIAL AND COMMERCIAL DEVELOPMENT ON PROPERTY LOCATED AT 2701 ROSECRANS AVENUE PRJ03- 00075A
VTTM- 17609
APPLICANT AND PROPERTY OWNER:

PACIFIC COAST HOMES

THE CITY COUNCIL OF THE CITY OF FULLERTON HEREBY RESOLVES AS FOLLOWS:

Section 1. The City Council of the City of Fullerton hereby finds, determines and declares as follows:

A. An application was filed with the City of Fullerton by Pacific Coast Homes Property Owner") to subdivide a 510 -acre site into a total of 556 numbered lots and 13 lettered lots for property located along the northwesterly boundary of the City of Fullerton; the site is bounded on the north by the City of La Habra, on the east by Euclid Street, on the south by existing residential development and Rosecrans Avenue and on the west by the City of La Habra and the Hawks Pointe Development and Clark Regional Park in Fullerton, more specifically described as: Assessor Parcel Numbers (" APNs") 287- 081- 24, 25, 26, 48, 51, 52, 53, 54; 287- 082- 27, 28; 288- 091- 12, 13, 14).

B. Said application supersedes and replaces Tentative Tract Map Nos. 15671, 15672 and 15673, which were approved by the Fullerton City Council on July 12, 2011 ( Resolution No. 2011- 33).

C. Fullerton Municipal Code Section 16. 10. 060.6 provides that vesting maps are processed in the same manner as tentative maps, and Section 16. 02. 030. 1- 1 provides that the Planning Commission is the decision- making body with approval authority over tentative tract maps, subject to appeal to the City Council under Section 16. 02. 030. 1.

D. Fullerton Municipal Code Section 16. 01. 040 requires the Planning Commission to review tract maps for compliance with State law regarding subdivisions, Continued)
Res. No. 2015- 62
divisions of land, planning and environmental considerations and the City' s General Plan.

E. On October 22, 2015, the Planning Commission held a duly noticed public hearing on Vesting Tentative Tract Map No. 17609 at which time oral and documentary evidence was received and considered by the Commission, and Resolution No. PC -2015- 31 was adopted approving Vesting Tentative Tract Map No. 17609.

F. On October 29, 2015 and October 30, 2015, appeals of the Planning Commission decision approving PRJ03-00075A were filed, and the matter was scheduled for City Council review and action.

G. On November 17, 2015, the City Council held a duly noticed public hearing on Vesting Tentative Tract Map No. 17609 at which time oral and documentary evidence was received and considered by the City Council.

H. Pursuant to California Government Code Section 66474, the City Council makes the following findings with respect to Vesting Tentative Tract Map:

1. The proposed project, as conditioned in the Conditions of Approval attached hereto as Exhibit A, and its design and improvements, are consistent with applicable general and specific plans.

Vesting Tentative Tract Map No. 17609, and its design and improvements, fulfills multiple goals of the General Plan (" The Fullerton Plan"), as well as West Coyote Hills Specific Plan Amendment # 8. The property' s land use designation is Greenbelt Concept, which seeks to preserve, to the greatest extent possible, the natural topography, while also allowing for low density residential development, limited neighborhood - serving commercial and compatible public and quasi -public uses. The subdivision pattern of the proposed map would allow for the development of no more than 760 residential units in a detached or attached configuration, a density of less than one and one- half ( 1 Y2) units per acre, lower than the allowed three dwelling units per acre. The majority of the project site would be preserved as public open space, with the remainder being residential and neighborhood serving commercial uses as permitted uses within the land use designation.
ii. Vesting Tentative Tract Map No. 17609 site is also within the Fullerton Plan' s Focus Area L: West Coyote Hills, which has the following planning objectives; promote development within a semi - rural setting using current resource -efficient building standards and 2 Continued)
Res. No. 2015- 62
context sensitive design; Encourage educational use, including research and outdoor education; and Preserve sustainable open space that provides natural resource value and can be accessed by all residents. Vesting Tentative Tract Map No. 17609, as conditioned, restricts developable lots to limited areas and uses contour grading to preserve as much of the natural terrain as possible, thereby retaining a semi -rural character. The conditions of approval require the inclusion of an interpretive nature center that would provide for research and outdoor education, and the majority of the site would be preserved as public open space, which includes an extensive public trail and vista point system. iii. Vesting Tentative Tract Map No. 17609, as conditioned, also conforms to the development standards contained in the West Coyote Hills Specific Plan Amendment # 8 and will implement the public improvements contained within the Specific Plan along with providing a mechanism whereby additional land could be acquired by the City for public use for habitat preservation, open space and recreational purposes.

2. The site is physically suitable for the type of development proposed.

The site is a 510 -acre parcel that will be subdivided to allow for the dedication and/ or sale of the property for the preservation of public open space, and for the construction of residential and limited commercial development. Vesting Tentative Tract Map No. 17609, as conditioned, as well as the mitigation measures contained within the Final Environmental Impact Report (" FEIR") and the Mitigation Monitoring and Response Program (" MMRP") approved by the City Council on July 12, 2011, as updated under Addendum No. 1 to the FEIR, will ensure the site is suitable for such development.

3. The design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat.

With the exception of the significant and unavoidable environmental effects of the project identified in the FEIR and the MMRP, as updated by Addendum No. 1 to the FEIR, dated July 31, 2015 Addendum No. 1), the design of the subdivision and proposed improvements are not expected to cause substantial environmental damage or to substantially injure fish or wildlife or their habitat with implementation of mitigation measures, which include, without limitation, establishment of an approximately 340 -acre West Coyote Hills Preserve as required by the U. S. Fish and Wildlife Service including dedication of a minimum of 283 acres of open space, 3 Continued)
Res. No. 2015- 62
restoration of coastal sage scrub and other native habitat, revegetation of disturbed areas phasing of the project, establishment of endowments for perpetual maintenance of habitat and open -space areas, and monitoring of grading and construction activities to assure implementation of mitigation measures. ii. With respect to the significant and unavoidable environmental impacts of the project identified in the FEIR, the City Council, at the time of certification of the FEIR, also adopted Findings and Facts in Support of Findings ( Findings), and a Statement of Overriding Considerations pursuant to Public Resources Code section 21081( a)( 3) which determined that specific overriding economic, legal, social, technological, or other benefits of the project outweighed the significant effects on the environment.

4. The design of the subdivision or type of improvements is not likely to cause serious public health problems.
i. The design of the subdivision and type of improvements are not expected to cause serious public health problems for the reasons set forth in the FEIR, the MMRP, the Findings, Addendum No. 1, and the applicable conditions of approval for the project. These include required site remediation in accordance with the requirements of and with oversight by the Orange County Health Care Agency, Santa Ana Regional Water Quality Control Board, the Department of Oil, Gas and Geothermal Resources, the
Occupational Safety and Health Agency and the U. S.

Environmental Protection Agency.

5. The design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision.

The subdivision design contained within Vesting Tentative Tract Map No. 17609 will not conflict with any easements acquired by the public at large for access through or use of the property. The design of the subdivision and type of improvements will maintain or reconfigure easements when necessary for public access and services, abandon those easements no longer needed for public purposes, and dedicate new easements as needed to provide for public access and services through the property within the proposed subdivision.

I. The Property Owner has demonstrated that a sufficient water supply will be available to serve the entirety of the project contained within Vesting Tentative 4 Continued)
Res. No. 2015- 62
Tract Map No. 17609, including a Water Delivery Agreement attached hereto as Exhibit B.

J. In accordance with the California Environmental Quality Act (" CEQA"), Vesting Tentative Tract Map No. 17609 has been determined to be adequately evaluated in the FEIR, the MMRP, and the Findings of Facts and Statement of Overriding Considerations relating thereto. In addition, Addendum No. 1 determines that no changes have been made to the project, no changes in circumstances exist, and no new information is available that would indicate that the revisions to the project associated with Vesting Tentative Tract Map No. 17609 would result in any significant new environmental effects that were not considered in the FEIR, or that any significant effects previously identified in the FEIR would be substantially more severe ( see 14 Cal. Code Regs. Section 15162( a)).

K. The Property Owner agrees, in its sole obligation and expense, to indemnify, hold harmless, and defend the City of Fullerton, its officials, officers, agents, and employees, from any and all liability, claims, actions or proceedings that may arise out of its approval of this project, and any approvals associated with the project, including, without limitation, any environmental review or approval of Vesting Tentative Tract Map No. 17609.

L. Pursuant to California Government Code Section 66452. 6( a)( 1), the initial term of a tentative tract map shall not exceed 24 months from date of approval, unless extended by action of the agency. However, in the case of maps which contain conditions requiring public improvements in excess of $ 236, 790 ( with such amount increased in accordance with Section 66452. 6( a)( 2)), each filing of a final map authorized by Section 66456. 1 shall extend the expiration of the approved or conditionally approved tentative map by 36 months from the date of its expiration, as provided in that section, or the date of the previously filed final map, whichever is later. The extensions shall not extend the tentative map more than 10 years from its approval or conditional approval. The public improvements required under Vesting Tentative Tract Map No. 17609 will exceed this amount; accordingly, as long as the Property Owner files final maps prior to expiration of the tentative tract map, the map will be extended for a period up to and including 10 years from the date of its approval, in addition to any other applicable discretionary extensions.

Section 2. Based upon the evidence presented and the above -stated findings, and subject to the Conditions of Approval, the Water Delivery Agreement, the updated Mitigation Monitoring and Reporting Program, the Project Phasing Plan, and the Engineering Department Letter dated September 30, 2015, attached hereto as Exhibits A- E, respectively, all of which are incorporated herein by reference, the City Council of the City of Fullerton hereby approves Vesting Tentative Tract Map No. 17609. 5 Continued)
Res. No. C- 2015- 62
ADOPTED BY THE FULLERTON CITY COUNCIL ON NOVEMBER 17, 2015.

Gr gory e burn, PLS
Mayor
ATTEST:
k - -' Y - —
Lucin a i ams,,. Se— LiA,,k oAeA -
Date:

Attachments:

Exhibit A - Conditions of Approval
Exhibit B - Water Delivery Agreement
Exhibit C - Updated Mitigation Monitoring and Reporting Program Exhibit D - Project Phasing Plan
Exhibit E - Engineering Department Letter
Continued)
Res. No. 2015- 62 - Exhibit A

EXHIBIT A
Conditions of Approval of Vesting Tentative Tract Map No. 17609 Vesting Tentative Tract Map No. 17609 (" VTTM 17609") is approved subject to compliance, to the reasonable satisfaction of the Director of Public Works and the Director of Community Development, with all applicable sections of the Fullerton Municipal Code, the California Code of Regulations, the California Building Standards Code and all other applicable regulations, and entry into a Subdivision Implementation Agreement and certain License agreements as provided in these Conditions of Approval in a form mutually acceptable to the City and the Property Owner.

The Property Owner must comply in full with each and every condition listed below, and the Subdivision Implementation Agreement and Licenses provided for in these conditions, in accordance with the phasing and timing required, prior to exercising the rights conferred by Vesting Tentative Tract Map 17609. Further, the Property Owner must remain in compliance with all such conditions. Failure to comply with each and every condition may result in the revocation of the vesting tentative tract map.

The Subdivision Implementation Agreement must be executed and delivered prior to the earlier of (i) approval of the first final map or (ii) the commencement of any grubbing and clearing, grading, or excavation or issuance of any grading, foundation, or building permits, whichever occurs first, for any development on the subject property.

A. Planning and Building.

1. The project shall at all times comply with all conditions, standards, requirements and plans contained within VTTM 17609, unless otherwise approved through an amendment to said map subject to the provisions contained within the Fullerton Municipal Code.

2. Prior to issuance of building permits, all development shall be reviewed for consistency with then -applicable provisions of the California Building Code.

3. Any amendments to VTTM 17609 or any other project approvals shall be reviewed and approved pursuant to the Fullerton Municipal Code, and shall be subject to the provisions of the California Environmental Quality Act ("CEQA"). In the event such subsequent review identifies additional or more severe environmental impacts, the project may be subject to additional review and mitigation measures.

B. Traffic and Circulation.

1. The project will adhere to all applicable City codes and General Plan policies relating to the provision and maintenance of circulation facilities.

Page 1 of 47 ends

City Council - Successor Agency - Housing AuthorityNovember 7, 2023

City Council - Successor Agency - Housing Authority
November 7, 2023