Item 15 Responses to Late Comments 2024.12.03 — Santa Ana City Council, December 3, 2024 (part 1 of 2)

MEMORANDUM

To:

Honorable Mayor, Mayor Pro Tem, and
Members of the City Council

Date:

December 3, 2024

Minh Thai, Executive Director
From: Planning and Building Agency

Subject:

CITY RESPONSES TO CO MMENTS RECEIVED ON ITEM 15: SECOND READING OF ORDINANCE AMENDMENT (OA) NO. 2024-04 FOR SHORT-TERM RENTALS

Prior to the City Council meeting of Tuesday, December 3, 2024, the City had received four (4) comments on the second reading of OA No. 2024-04 for short-term rentals. Of the four comments, one is in support of the Ordinance’s second reading, and three are in opposition.

One comment in opposition continues to challenge the City’s environmental analysis pursuant to the California Environmental Quality Act (CEQA) without providing any new information of substance. The City has prepared a response to this comment to address the specific topic(s) raised by the commenter. None of the four comments raises any new information nor brings forward any new information of substance that has not already been addressed by the staff report and environmental analysis prepared for the City Council’s consideration of the action.

The City’s responses to the comments are included in this packet. The responses will also be uploaded to the online packet to form part of the project record.

Enclosures:

1. City Response, Including Four Public Comments on the Ordinance’s Second Reading

2. November 19, 2024 City Responses to Comments Received on the Ordinance’s First Reading

www.santa-ana.org
RESPONSE TO COMMENTS MEMORANDUM –
ITEM 15: SECOND READING OF ORDINANCE
AMENDMENT NO. 2024-04 PROHIBITING

SHORT-TERM RENTALS

DATE December 3, 2024
TO City of Santa Ana
ADDRESS 20 Civic Center Plaza | P.O. Box 1988 |Santa Ana, CA 92702 CONTACT Ali Pezeshkpour, AICP, Planning Manager
FROM Malia Durand, Associate Principal
SUBJECT Response to Comments Received on the November 19, 2024, City Council Meeting Item No. 15: Second Reading Of Ordinance Amendment No. 2024-04 Prohibiting Short-Term Rentals
PROJECT NUMBER SNT-24.2
Four comment letters were received prior to the December 3rd, 2024 public hearing before the City Council (see Table 1). This memo provides responses to the comment received. As an Addendum does not require public circulation, a formal comment-and-response process is not necessary. However, for consideration by the Council, a response was prepared to provide clarity regarding the environmental concerns raised related to the City of Santa Ana Short-Term Rental Prohibition Ordinance (Modified Project).

Section 41 -190(a) of the Santa Ana Municipal Code is a permissive ordinance, meaning that those uses expressly listed in the Zoning Code are permissible, and those not listed are prohibited. The S anta Ana Municipal Code does not and has never listed short -term rentals as a permissible use in any zoning district.

As such STRs are prohibited and unauthorized under the enforcement practice afforded by Section 41-190(a).

The Modified Project would add Article XXI (Short -Term-Rentals) (Sections 8 -3400–8-3402) to Chapter 8, Building and Standards, of the S anta Ana Municipal Code. Specifically, Article XXI would include Sections 8 - 3400 through 8-3402 to provide definitions, identify prohibited uses, and identify violations of the Article. A description of each new section of Article XXI is provided in Attachment A of th e Environmental Impact Report (EIR) Addendum prepared for the project . Concurrently, the City Council is proposing to adopt a resolution to set administrative fines for violations of local building co des and short -term rental laws, pursuant to Government Code Section 36900 and Santa Ana Municipal Code Sections 1- 21 through 1-21.9.

December 3, 2024 | Page 2
Table 1 Comments Received
Number
Reference Commenting Agency/Person Date
Organization
O1 Santa Ana STR Alliance December 2 ,2024
O2 Better Neighbors LA & Unite HERE Local 11 December 3, 2024 Individuals
I1 Ana Gomez December 2, 2024
I2 Sheri Menke December 3, 2024

The original comment letters with brackets and number assignments for individual comments are included as an attachment to this memorandum (Attachment A). Responses are provided to each of the comments below.

December 3, 2024 | Page 3
Letter O1 –Santa Ana STR Alliance (SASTRA) (209 pages)
O1. Response to Comments to Santa Ana STR Alliance, dated December 2, 2024.

O1-1 This comment requests that the City reconsider proceeding with the second reading of the STR ban. The comment states that the City plans to readopt a legally flawed STR ban. The comment states that the concerns raised at previous hearings have not been add ressed.

The comment summarizes the history of the Modified Project. The comment also makes the following claims:
• The April 2024 ordinance prohibiting STRs that was adopted by the City Council was done so “without conducting meaningful stakeholder engagement” and “there was a misrepresentation of the current legal status of STRs in the City to the Council and a failure to conduct any environmental review of the ban’s potentially significant environmental impacts.” These environmental impacts, as stated by SASTRA, include:
o Air Quality
o Greenhouse Gas Emissions
o Energy
o Transportation
o Noise
o Indirect impacts, including that a ban on STRs would result in an increase in hotel construction
o Cumulative impacts, including that a ban on STRs would result in increases in hotel occupancy rates and increase room rates.
• The current legal status of STRs in Santa Ana has been misrepresented to the City Council.
• The City did not take into account analysis prepared by SASTRA during the November 19 first reading of Ordinance No. NS-3072.
• The City appears to be withholding information from the public, in violation of the California Public Records Act.

The comment identifies similar claims identified in the comment letter submitted by Gaines & Stacy LLP on November 18
, 2024. The City prepared and entered a response to
these claims in the record. See attached written response dated November 19, 2024 previously provided as part of the record. It should be noted that hotel uses are subject to Conditional Use Permit approval, which is a discretionary process in the City that invokes CEQA. Therefore, the impacts of hotel construction would be required to be evaluated through CEQA.

The commenter also asserts that the current legal status of STRs in Santa Ana has been misrepresented to the City Council. This is factually incorrect. The April 2 and November 19 staff reports on STRs from 2024 unequivocally state that STRs are not, and h ave never been, a permitted use under the City’s zoning code. A review of Chapter 41 (Zoning) of the Santa Ana Municipal Code (SAMC) reveals as such. STRs have never been, and remain, unlisted as a permissible use anywhere in the City’s zoning code. In fac t, the April and November 2024 ordinances both seek to define and specify STRs as a use for the first time in the SAMC’s history. No misrepresentation took place.

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The commenter goes on to assert that the City did not take into account analysis prepared by SASTRA during the November 19 first reading of Ordinance No. NS -3072. This is incorrect. The absence of a verbal discussion on the analysis during the City Council meeting on November 19 cannot be construed lack of taking the analysis into account.

SASTRA’s analysis was presented to the City Council among all public comments received on the topic for the City Council’s consideration of the item. The City Council had ample time to review and consider SASTRA’s analysis and, like all other comments on the item, was provided the opportunity to factor it in to its decision -making. Moreover, staff prepared a written response to the comments made on the environmental analy sis in advance of the November 19, 2024 first reading. See attached written response dated November 19, 2024 previously provided as part of the record.

The commenter finally asserts that the City appears to be withholding information from the public, in violation of the California Public Records Act. SASTRA’s letter does not identify the Public Records Act request (“PRR”) to which it is referring other t han to state it was made in April 2024. City staff assumes SASTRA is referring to the PRR that it made on April 2, 2024 (PRR # 24 -715). In response to PRR # 24- 715, the City has released 485 documents between April 30, 2024 and May 31, 2024.

This comment does not identify a specific deficiency in the EIR Addendum nor a new or exacerbated potential significant environmental impact. No changes to the EIR Addendum and no additional CEQA documentation are required.

O1-2 This comment is the complaint filed. This comment does not identify a specific deficiency in the EIR Addendum nor a new or exacerbated potential significant environmental impact.

No changes to the EIR Addendum and no additional CEQA documentation are required.

O1-3 This comment is the Comment Letter submitted November 18, 2024. This comment was previously addressed for the November 19, 2024 City Council meeting. See attached written response dated November 19, 2024 previously provided as part of the record.

O1-4 The comment states that the STR ban is expected to increase VMT due to displaced travelers looking to seek accommodations in neighboring areas, which involves longer travel distances. The comment states that the ban would increase VMT compared to the baseline where STRs are available in the City.

The comment also states that the STR ban would increase daily trips in the City as STRs generate fewer trips compared to hotels. The comment states that the STR would result in traffic that is more concentrated and increase local delay.

The comment makes erroneous assumptions that the Modified Project would force visitors and residents to travel further and longer for transient accommodations and would indirectly cause the construction of hotels. These claims are baseless, speculative and are not backed by substantial evidence. Currently, STRs are not a permitted use and have never been a permitted use; therefore, the claim that the ban would increase VMT compared to the baseline is inaccurate as the baseline analyzed in the General Plan U pdate Final PEIR did not account for the operation of STRs. The operation of STRs in the City deviates from the project analyzed in the General Plan Update Final PEIR. If the STR ban were to be rescinded, impacts associated with the legal operation of STRs would be required to be analyzed under CEQA as these impacts would be considered a new use and would not be covered by the certified EIR and would result in changes to the approved General Plan.

December 3, 2024 | Page 5
Additionally, it should be noted that delay or Level of Service (LOS) is no longer a metric used under CEQA to analyze transportation impacts.

The City will consider all comments and recommendations as part of its decision-making for this project.

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Letter O2 –Better Neighbors LA & Unite HERE Local 11 (5 pages) O2. Response to Comments to Better Neighbors LA & Unite HERE Local 11, dated December 3, 2024.

O2-1 This comment expresses strong support for the Modified Project. The comment provides information regarding STR listings in the City. The comment requests that the City uphold the STR ordinance passed in April 2024 and re- enact the STR ordinance and adopt enhanced fines for violations. This comment does not identify a specific deficiency in the EIR Addendum nor a new or exacerbated potential significant environmental impact. No changes to the EIR Addendum and no additional CEQA documentation are required.

The C
ity will consider all comments and recommendations as part of its decision-making for this project.

December 3, 2024 | Page 7
Letter I1 –Ana Gomez (4 pages)
I1. Response to Comments to Ana Gomez, dated December 2, 2024.

I1-1 This comment requests that the City identify a time frame to bring stakeholders and City staff to work on a short-term rental program and regulations. This comment states that a complete ban of STRs will not solve housing affordability issues in the City. This comment requests that the City reconsider the ban on STRs.

The second reading of the ordinance (Ordinance No. NS-3072) repealing and reenacting in its entirety Article XXI to Chapter 8 of the Santa Ana Municipal Code (SAMC) prohibiting short-term rentals (STRs) follows the City Council’s approval of the first reading of the same ordinance on November 19, 2024. The ordinance is intended to reaffirm the City’s existing prohibition on STRs and does not establish any new policy framework for how the City considers STRs in Santa Ana. The ordinance provides clarity on th e topic of STRs by expressly defining and prohibiting them in Santa Ana, reaffirming the City’s existing ban on STR operations.

The City will consider all comments and recommendations as part of its decision -making for this project.

December 3, 2024 | Page 8
Letter I2 –Sheri Menke (1 page)
I2. Response to Comments to Sheri Menke, dated December 3, 2024.

I2-1 This comment requests that the City vote no on agenda item #15 and work with stakeholders on short -term rental program and regulations. This comment does not identify a specific deficiency in the EIR Addendum nor a new or exacerbated potential significant environmental impact. No changes to the EIR Addendum and no additional CEQA documentation are required.

The City will consider all comments and recommendations as part of its decision -making for this project.

December 3, 2024 | Page 9
Attachment A: Bracketed Comment Letters

December 2, 2024
VIA EMAIL [email protected]

Santa Ana City Council
City Council Chamber
20 Civic Center Plaza M-30
Santa Ana, CA 92701

Re: December 3, 2024, City Council Meeting – Item 15: Second Reading of Ordinance Amendment No. 2024-04 Prohibiting Short-Term Rentals
Dear Mayor Amezcua, Mayor Pro Tem Phan, and Honorable City Councilmembers, On behalf of the Santa Ana Short -Term Rental Alliance, I am writing to respectfully request that you reconsider proceeding with the second reading of the proposed ordinance to reenact a ban on short-term rentals at your meeting on December 3. We at SASTRA fully support the reasonable regulation of STRs in Santa Ana. Unfortunately, the City’s plan to readopt a legally flawed STR ban—based on clear misinterpretation of the law and without any meaningful engagement with either hosts or residents that rely on STRs for transitory housing —highlights a failure in the legislative process.

At the November 19 hearing, Councilmember Bacerra and Mayor Amezcua both raised concerns with the STR ban and encouraged Staff to return with more nuanced regulations for STRs in the future. That did not occur —the current proposal merely readopts the flawed ban with no meaningful changes. Indeed, Councilmember Lopez specifically asked Staff if the Council should consider any new information in light of public comments. Staff responded “no” and did not even mention our attorneys’ 171-page letter with detaile d technical analysis by experts demonstrating the ban’s potentially significant health, transportation, and environmental impacts.

The City Council must pause before its December 3 meeting to correct missteps that began in April to enact a law that: (1) severely infringes on constitutional rights and California law, (2) results in significant environmental impacts, (3) creates economic hardship, and (4) disproportionately affects those most in need of flexible housing option s. A brief recap of the events is summarized here for your awareness:

O1
O1-1

2 • In April of this year, staff presented a ban for City Council consideration during spring break, immediately following the Easter holiday , and without conducting meaningful stakeholder engagement. In connection with this last-minute effort, there was also a misrepresentation of the current legal status of STRs in the City to the Council and a failure to conduct any environmental review of the ban’s potentially significant environmental impacts.

Consequently, we were compelled to file a lawsuit challenging that ordinance. A copy of our complaint that lays out the extent of legal infirmities with the April ban is attached for your reference.
• While we appreciate the acknowledgment of the illegality of the April ordinance by the consideration of the prior ban’s recession, the other legal arguments raised in our lawsuit were ignored when this new ban was introduced. Once again, the current legal status of STRs has been misrepresented to Council, the appropriate environmental analysis required under CEQA has not been conducted , and the public has been deprived of meaningful participation given the decision to advance this process during the holiday season without any public engagement. • We submitted substantial legal and environmental analysis 1 on the new ban in advance of the November 19 City Council meeting (reattached here). That analysis determined the ban would:
o Result in significant environmental impacts;
o Violate state and federal law; and
o Unconstitutionally infringe on the rights of hosts and their guests. • The City refused to engage in our analysis during the November 19 hearing. In response to Councilmember Lopez’s inquiry for any new or clarifying information presented by the public, Staff responded they were “not sure what the audience [wa]s referring to,” and did not mention our extensive analysis. Now, despite having over two weeks to review our letter and consider the evidence, Staff ignored it in the report for the second reading . In fact, staff did not even acknowledge our letter and agendized the second reading on the consent calendar. • The City also appears to be withholding information from the public in violation of the California Public Records Act . In April 2024, we understand a Public Records Act request was filed seeking information related to the City’s efforts to regulate STRs. While the City has responded to nearly 2,000 different requests and made those results available on its website since this filing, the results from the STR PRA request remain unavailable online.

We strongly urge you decline to move forward with the second reading on December 3 and instead direct Staff to collaborate with all stakeholders to develop a new ordinance that allows STRs to continue operating under reasonable regulations.

We are ready and willing to work with the Council and staff to find a better path forward. And while SASTRA does not want to litigate further with the City, for the reasons summarized above

1 We are also attaching an additional memorandum prepared by a traffic consultant that confirms the ban will increase traffic and vehicle miles traveled in and around the City.

O1-1
Cont'

3 and in our attorneys’ November 18 letter, should the City Council proceed with adopting the ordinance on December 3 , we will again be forced challenge this action in court to protect our rights and the rights of the public.

Thank you for your attention to this critical matter.

Sincerely,
SASTRA Members

cc: Alvaro Nuñez, City Manager
Sonia Carvalho, City Attorney
Amy Hoyt, City Attorney
Hannah Park, City Attorney
David Quintana

Attachments
- Attachment A - Complaint filed in Santa Ana Short-Term Rental Alliance v. City of Santa Ana, No. TC24-5449
- Attachment B – November 18, 2024 Letter from Gaines Stacey to Santa Ana City Council and attachments
- Attachment C – Translutions Traffic Analysis
O1-1
Cont'

Attachment A

Complaint filed in Santa Ana Short-Term Rental
Alliance v. City of Santa Ana, No. TC24-5449

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1 VERIFIED PETITION FOR WRIT OF MANDATE

AND COMPLAINT

FRED GAINES, ESQ. (State Bar No. 125472)
ALICIA B. BARTLEY, ESQ. (State Bar No. 229039)

GAINES & STACEY LLP
5820 Canoga Avenue, Ste. 300
Woodland Hills, CA 91367
Telephone: (818) 933-0200
Facsimile: (818) 933-0222
Emails: [email protected]
[email protected]

Attorneys for Petitioner and Plaintiff

SANTA ANA SHORT-TERM

RENTAL ALLIANCE

SUPERIOR COURT OF THE STATE OF CALIFORNIA

FOR THE COUNTY OF ORANGE

SANTA ANA SHORT-TERM RENTAL
ALLIANCE, a California unincorporated
association,

Petitioner and Plaintiff,

vs.

THE CITY OF SANTA ANA,

Defendant.

Case No.

VERIFIED PETITION FOR WRIT OF

MANDATE AND COMPLAINT FOR

DECLARATORY AND INJUNCTIVE
RELIEF

[CCP § 1085]

Electronically Filed by Superior Court of California, County of Orange, 06/07/2024 12:19:37 PM. 30-2024-01404861-CU-WM-WJC - ROA # 2 - DAVID H. YAMASAKI, Clerk of the Court By H. Mitchell, Deputy Clerk. 1 2

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2 VERIFIED PETITION FOR WRIT OF MANDATE

AND COMPLAINT

Petitioner and Plaintiff, Santa Ana Short-Term Rental Alliance ( the “Rental Alliance” or “Petitioner”), hereby petitions for a writ of mandate and brings a complaint for injunctive and declaratory relief and for attorneys’ fees against Respondents and Defendants the City of Santa Ana (the “City” or “Santa Ana”), and alleges as follows.

INTRODUCTION

1. The Rental Alliance is an unincorporated community association made up of hard- working residents of both the City of Santa Ana and Southern California that own and or manage homes located within City limits rented on a short-term basis. The members of the Rental Alliance come from diverse backgrounds and call California home. However, the City unlawfully enacted an ordinance banning short-term rentals (“ STRs”) in the City with almost no public notice and without undertaking the environmental review required by the California Environmental Quality Act (“CEQA”). The STR Ban is extreme. It not only completely prohibits any STR throughout the entire city, it also exceeds the boundaries and fundamental tenets of what is reasonable and permissible government regulation under common law and the California and United States Constitutions.

2. The Rental Alliance brings this action on behalf of its members and others who rent homes they own, or work with other homeowners to manage, on a short -term basis, meaning for terms of less than 31 days. The Rental Alliance hosts renters in need of housing accommodations for less than the typical twelve month lease term sought by traditional landlords. Until adoption of the STR Ban at issue in this Petition, hosts rented homes on a short-term basis to obtain critical income for themselves and their families.

3. Abruptly, and initially on an emergency basis with virtually no public notice or environmental review, and in contravention of the longstanding practice and economic expectations of these hosts, the City enacted the STR Ban, thereby preventing hosts from continuing to earn income from STRs.

3. In particular, the City has enacted unsupported, unlawful, and unconstitutional ordinances which immediately criminalizes hosts from renting homes on a short-term basis. This action challenges this decision.
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3 VERIFIED PETITION FOR WRIT OF MANDATE

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4. Typically, hosts list their homes for rent on websites like airbnb.com and vrbo.com.

Sometimes the rental periods are for less than 30 days. These STRs provide vital income to property owners like hosts, making housing affordable for homeowners who choose to “home share” through STR platforms. It is likewise well-established that STRs drive tourism to localities—like Santa Ana and Orange County.1 They also provide a cost-conscious alternative to expensive hotels for lower-income families seeking to visit Santa Ana and nearby attractions like Disneyland.2 And it is not just tourism: STRs offer essential accommodations for individuals and families that need flexible housing—including residents facing life transitions, students, traveling nurses and other essential workers, and families of patients in healthcare facilities . STRs also provide rooms in homes, offering a familial environment for those needing lower -cost accommodations.

5. Home-sharing has made communities throughout California accessible to more and more families—even if only for a weekend. It fosters more vibrant and diverse communities and a more robust tourism economy statewide. Without STRs, many desirable vacation destinations, such as Orange County would likely be less accessible for a wide variety of families.

6. Home sharing also meets a critical unmet need in California’s ongoing housing crisis. Aspiring full-time residents who are unable to pay steep residential move -in costs, which typically include advance payment of first and last month’s rent as well as a s izeable security deposit, can immediately occupy an STR without this substantial up -front fee and thereby immediately supply housing and fill a critical gap in the housing crisis. STRs also play an important role for aspiring residents seeking to sample, and then select, the type and location of their preferred long-term rental housing and/or purchase of housing.

7. STRs have long served these purposes in Santa Ana. With the exception of a brief 2015 moratorium that expired on its own terms, STRs have been a recognized activity in Santa Ana. Consistent with California case law recognizing that STRs are a “residential use” of property,

1 Milken Institute analysis of Alissa Dubetz, Matt Horton, and Charlotte Kesteven, The Effects of Short-Term Rentals on California, at 3-4.
2 Dr. Philip G. King and Sarah Jenkins, Unequal Access: Protecting Affordable Accommodations Along the California Coast, at 6-7, 33.
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many hosts have STRs in Santa Ana residential zones. Indeed, many Rental Alliance members have acquired a business license for each rental unit that they own or manage. And, in addition to paying fees to Santa Ana, h osts have invested other considerable resources to make their homes suitable for STRs.

8. The City turned this all on its head when on April 2, 2024, it adopted an urgency ordinance banning all STRs “effective immediately” (the “ Urgency Ordinance”). Thereafter, on April 16, 2024, City Council adopted an ordinance permanently banning all STRs in the City (“Ordinance No. NS -3061” or the “ STR Ban ”). The Urgency Ordinance and the STR Ban prohibited both “home-sharing rentals” (rental of a dwelling unit for a period of less than 30 days while one of the dwelling unit’s owners lives onsite through the visitors’ stay) and “short-term or vacation rentals” (rental of dwelling unit for a period of less than 30 days without concurrently being occupied by the property owner). Neither provided an exception from these prohibitions for existing operating STRs. The Urgency Ordinance became immediately effective on April 2, 2024.

Ordinance No. NS-3061 specified it would become “effective thirty (30) days after its adoption,” which was on April 16, 2024. In adopting both the Urgency Ordinance and STR Ban, the City Council’s did no real due diligence and conducted no meaningful analysis to determine whether the STR Ban (1) could result in impacts to the environment or (2) would, in any way, aid the City in remedying the issues the ban was purportedly adopted to address.

9. What is obvious from a review of the stunningly sparse administrative record for these ordinances is that the ultimate ban was the result of a rushed and ill-informed effort by the City Council to push through STR regulation. Councilmembers gave no meaningful consideration whatsoever to whether the ban would actually address the issues purportedly facing Santa Ana , much less whether the ban complies with state and federal law.

10. In adopting Ordinance No. NS -3061 on April 16, 2024, the City failed to conduct necessary environmental review, made unsupported determinations about the impacts of STRs , mischaracterized the lawfulness of existing STRs, and disregarded established California law protecting nonconforming uses.

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11. First, the City improperly determined that the adoption of Ordinance No. NS-3061 was not a “project” under the California Environmental Quality Act or “CEQA.” The fundamental goal of CEQA is to ensure that decisionmakers and the public have complete information about the environmental impacts of a proposed project before its approval. It does this by requiring public agencies to undertake environmental review of activities, like adoption of land use ordinances, that have the potential to result in “either a direct physical change in the environment, or a reasonably foreseeable indirect physical change in the environment[.]” But the City disregarded this duty and completely failed to conduct any environmental review , despite the fact that the STR Ban would have significant impacts. The City relied on a “common sense” conclusion that the STR Ban was not a “project” subject to CEQA because it would not have any potential direct or indirect physical effect on the environment. As Mark Twain reminds us, the problem with common sense is that it’s not common at all. By way of example, removing all existing STR accommodations from the centrally located Santa Ana would almost certainly change traffic patterns, and the shifting of traffic from within the City to other locations could have significant environmental impacts, including air qu ality impacts resulting from increased vehicle emissions from people traveling farther distances to their vacation destinations or temporary/transitory places of employment and residence. The STR Ban provided scant opportunity for public or expert commentary on this issue, but Petitioner and others did comment on the need for an environmental analysis of the STR Ban as required by CEQA.

12. Second, the City made unsupported determinations that banning STRs was necessary to preserve public health and safety. But the Staff Report supporting the sweeping prohibitions imposed by the STR Ban did not provide a single specific example of any STR impacting public health or safety in any way . Instead, it relied on less than one page of “discussion” offering only general statements and unsupported characterizations, such as discussing that there were STRs that had received enforcement notice and citat ions but not providing any detail why those notices were issued or if they had anything to do with public health of safety.

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13. Third, the City disregarded clear case law from the Court of Appeal to determine that existing STRs in the City were prohibited based on the City’s “permissive [zoning] ordinance.”

14. In one fell swoop, on April 16, 2024, the City destroyed livelihoods and threatened housing security , closed the door to Santa Ana for countless would -be visitors , and disproportionately affected the individuals and families most in need of flexible housing options and who are often shut out of the long-term residential housing market.

15. The City ’s actions here are not just bad government and bad policy , they are contrary to law, and for the reasons set forth below, the STR Ban must be rescinded.

PARTIES

16. Petitioner Santa Ana Short -Term Rental Alliance (the “Rental Alliance ”) is an unincorporated association whose members include individuals and entities who own ed and/or operated STRs in Santa Ana prior to the adoption of the Emergency Ordinance and Ordinance No.

NS-3061 and who are concerned with the environmental impacts of the STR Ban at issue in this petition upon their properties and the surrounding community.

17. The City of Santa Ana is a charter city formed under the laws of the State of California.

JURISDICTION AND VENUE

18. This Court has jurisdiction over this action pursuant to California Constitution Art. 6, section 10; sections 1085, 1060 and 187 of the California Code of Civil Procedure; and sections 21167, 21167.5, and 21168.5 of the California Public Resources Code.

19. Venue is proper in Orange County Superior Court. Ordinance No. NS -3061 regulates land use regarding STRs within the City of Santa Ana. Section 392 of the Code of Civil Procedure makes venue in this Court proper because the case involves interests in, and injuries to, real property that is in Orange County. The City of Santa Ana is located in Orange County. An action or proceeding against a city may be tried in the county in which the city is situated. Cal.

Code Civ. Proc. § 394(a).

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7 VERIFIED PETITION FOR WRIT OF MANDATE

AND COMPLAINT

20. Code of Civil Procedure section 1060 allows an ordinance to be challenged in an action for declaratory relief. See Alameda Cnty. Land Use Ass’n v. City of Hayward, 38 Cal. App. 4th 1716, 1723 (1995). The parties have a dispute regarding the validity of Ordinance No. NS- 3061, and Petitioner is entitled to a judicial declaration setting forth its members’ rights as related to their property.

EXHAUSTION OF REMEDIES

21. Petitioner has satisfied all remedies necessary to bring this proceeding and exhausted all legally required efforts to convey their objections to the City’s illegal acts. Cal. Pub.

Res. Code § 21177.

22. Petitioner raise d the issues ple aded in the following causes of action in a letter transmitted to the City Council on or about April 2, 2024. Other members of the public transmitted letters and spoke in opposition to Ordinance No. NS-3061 at the City Council Meetings on April 2, 2024 and April 16, 2024. All of this correspondence will be part of the proceeding in this action.

23. Ordinance No. NS -3061 does not provide a mechanism for an administrative challenge. Even if it did, any challenge by hosts to the categorical ban on STRs would be futile, as the City has determined (without sufficient evidence) that STRs constitute a nuisance and a public health and safety hazard and specifically implemented the ordinance to ban STRs. Under such circumstances, hosts are not required to try to convince the City otherwise before seeking relief from this Court. See Monks v. City of Rancho Palos Verdes , 167 Cal. App. 4th 263, 304 (2008) (plaintiffs should not be required to attempt to prove what the city would not believe); Ogo Assocs. v. City of Torrance , 37 Cal. App. 3d 830, 834 (1974) (“It is inconceivable that the City Council would grant a variance for the very project whose prospective existence brought about the enactment of rezoning.”).

24. Petitioner has no plain, speedy, or adequate remedy at law, and seeks a writ of mandate from this Court. Without the remedy of a writ of mandate, the Rental Alliance and/or its members would be required to litigate individual infractions or misdemeanors resulting from the operation of STRs in piecemeal fashion , leading to the possibility of inconsistent rulings by different trial court judges. Such litigation would delay final determination of the Rental 1 2

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Alliance’s and/or its members ’ rights, resulting in significant prejudice to the Rental Alliance and/or its members and to the public’s interest in a speedy determination of this important issue .

Writ relief is thus appropriate. See Johnson v. City and Cnty. of San Francisco, 137 Cal. App. 4th 7, 19 (2006) (“Relief by writ of mandate is appropriate to prevent a city from enforcing an [unlawful] ordinance.”); City of Oakland v. Superior Court, 45 Cal. App. 4th 740, 751 (1996) (the public’s interest in a speedy determination of the validity of a public agency’s action makes a writ of mandate appropriate).

25. Petitioner has complied with the requirements of Public Resources Code section 21167.5 by mailing a written notice of commencement of this action to Respondents.

26. Petitioner will comply with Public Resources Code section 21167.7 by filing a copy of the petition with the California Attorney General.

FACTUAL ALLEGATIONS

27. As described in its General Plan , “Santa Ana is home to a range of cultural amenities, community attractions, and public facilities, including the Downtown, Bowers Museum, Discovery Science Center, and the Santa Ana Zoo.” And it is “a unique, historic, urban city with significant opportunities to capitalize on its many assets: a diverse and multicultural community; a great location to live, work, and do business; and high quality public facilities and services.”

28. Prior to the introduction of the Urgency Ordinance and Ordinance No. NS -3061, the City reported that there were several hundred residential properties offering STRs. STRs facilitate access to the City’s cultural amenities, community attractions, and public facilities and provide families visiting Orange County a central and affordable homebase to other area attractions like Disneyland, Knotts Berry Farm, the beaches, and other Southern California tourist destinations.

29. STRs have provided short-term housing for individuals and families in Santa Ana most in need of flexible housing options , such as residents facing life transitions, students, traveling nurses and essential workers, families of patients in healthcare facilities, and other transient residents who are often shut out of the long-term residential housing market. 1 2

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30. STRs have further helped make housing affordable for those who are able to “house hack” and earn money by renting portions of their houses, or the entire house, for a period of time.

They have made homeownership possible for many who otherwise could not afford the high cost of housing and would be pushed out of the market.

STRs Have Long Legally Operated in Santa Ana

31. STRs have operated legally in the City for decades. The City acknowledged the operation of STRs within its boundaries for years. For instance, on September 15, 2015, the City Council implemented “an emergency ordinance adopting a 45 -day temporary moratorium on the establishment or expansion of any short term residential rental use.” Ordinance No. NS -2886.

This ordinance acknowledged that “[t]he current provisions of the Santa Ana Municipal Code [] do not clearly identify short-term residential rental uses or take into account the potential impacts associated with the establishment of STRs within existing residential zones. As such, provisions of . . . the Code . . . require review, study, and possible revision in order to respond to recent concerns relating to the impacts of these short -term rental uses in the City.” Id., Section 1.B (emphasis added) . Importantly, the emergency ordinance specially provided : “No short -term residential rental is permitted in a residential zone as defined in Article I of Chapter 41 of the Code.” Id., Section 2. This new prohibition would not have been necessary had STRs not been an existing lawful use in the City.

32. On October 20, 2015, the City Council considered a recommendation to extend the moratorium adopted on September 15, 2015, but it declined to do so.

33. On information and belief, the review and study contemplated in the adoption of the September 15, 2015, emergency ordinance never materialized. And, following expiration of the emergency ordinance in 2015 the City issued ministerial business licenses for STRs including specifically to many of the Rental Alliance’s members.

34. In December 2021, the City adopted an ordinance that specifically regulated STRs on a very small category of properties in the City referred to as “urban lot splits.” Specifically, Ordinance No. NS -3013 amended the Municipal Code to include the following language: “No short-term vacation rentals (STRs). No dwelling unit on a lot that is created by an urban lot split 1 2

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may be rented for a period of less than 30 days.” Municipal Code 41 -2115(h). Under the Municipal Code, an individual property owner can apply to split an existing lot into two.

Ordinance No. NS -3013 essentially said if a property owner splits their lot, they may not rent dwellings on that lot for less than 30 days. The Staff Report associated with the adoption of this Ordinance No. NS-3013 made no mention of the legality of STRs in other parts of the City or on non-urban split lots.

35. On information and belief, after continuously issuing ministerial business licenses for hosts renting their property on a short -term basis and long after the temporary moratorium expired, the City changed its position . Around early 2022, the City suddenly claimed that STRs were prohibited based on the City’s “permissive” zoning ordinance through the commencement of enforcement actions against existing hosts.

36. The City’s new position contradicted decisions by the Courts of Appeal holding that permissive zoning ordinances silent on STRs, such as the City’s, do not prohibit STRs. More specifically, i n June 2022, the California Court of Appeal considered a permissive zoning ordinance from Manhattan Beach that is very similar to Santa Ana’s code prior to the adoption of Ordinance No. NS-3061. Manhattan Beach’s ordinance permitted “single-family residential” and “multi-family residential” uses, but said nothing about STRs. Keen v. City of Manhattan Beach , 77 Cal. App. 5th 142, 149 (2022), review den’d (June 29, 2022). As a result, people in Manhattan Beach had “[f]or quite some time, . . . rented residential units in Manhattan Beach on both long - and short-term bases,” and “[t]he City knew about that practice[.]” Id. at 146. Then, in 2015, Manhattan Beach passed an ordinance banning STRs and claimed it was merely “reiterating” the City’s supposedly existing “implicit” ban on STRs. Ibid. The court disagreed, finding that Manhattan Beach’s zoning code “ always permitted short-term, as well as long -term, residential rentals.” Id. at 148 (emphasis added).

37. The Court of Appeal explained that once the house or apartment building was built, anyone—renter or owner—could reside there for periods long or short, since the code “offer[s] no textual basis for a temporal distinction about the duration of rentals ,” and the term “‘residence’ does not imply some minimum length of occupancy .” Id. at 148 -149. Short-term rentals are 1 2

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rentals; they are a quintessential residential use. In short, “[a] ‘residential building’ is used for human habitation without regard to length of occupancy,” and “[i]t is possible to reside somewhere for a night, a week, or a lifetime.” Id. at 149. The Court of Appeal had previously reached a similar conclusion in People v. Venice Suites, LLC, 71 Cal. App. 5th 715, 732 - 34 (2021), where it rejected an argument proffered by the City of Los Angeles that, because its municipal code did not expressly authorize STRs, they must be prohibited. The court rejected that argument, in part, because “no length of occupancy requirement is expressed” in the city’s code.

38. On information and belief, the City never explained how the apparently new position it began taking in or around 2022 that existing STRs were prohibited by the Municipal Code could be squared with the California Court of Appeal’s decisions or with its prior actions.

The City Council Adopts the Emergency Ordinance and First Reading of Ordinance No.

NS-3061 in April 2024

39. On December 11, 2023, the Santa Ana City Planning Commission presented a “Work Study Session” on the regulation of STRs in the City. On information and belief, following that meeting, the Planning Commission reached out to certain hosts requesting suggestions and/or comments on a proposed STR program in Santa Ana.

40. Without further discussion or outreach, in late-March 2024—on Thursday, March 28 (just three days before Easter)—the City posted an agenda that it would consider at its April 2, 2024, meeting (a) an Urgency Ordinance banning all STRs “effective immediately” and (b) Ordinance No. NS-3061 banning all STRs in the City 30 days after the effective date. The hearing was scheduled for the Tuesday after Easter while many families would be on spring break.

41. The City claimed authority to adopt the Urgency Ordinance, pursuant to Sections 415 and 417 of the City Charter. Section 415 of the City Charter provides that the City Council can adopt an ordinance that it declares to be “necessary as an emergency measure for preserving the public peace, health, or safety, and containing a statement of the reasons for its urgency” by a two-thirds vote of the members of City Council. Santa Ana Mun. Code, § 415. Despite having allowed the September 2015 emergency ordinance to expire 45 -days later , and despite , on information and belief, never having never undertaken the review and analysis that the September 1 2

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2015 ordinance directed , the City suddenly deemed an emergency measure banning STRs necessary to preserve the public peace, health, and safety of the community . The Staff Report supporting such extraordinary actions included less than one page of “discussion.”

42. At the April 2, 2024, hearing, approximately 20 persons spoke in opposition to the Urgency Ordinance and the STR Ban.

43. During deliberations the City Attorney claimed that STRs were already prohibited.

Specifically, Councilman Phil Bacerra said to the City Attorney, Sonia Carvalho, and one of her deputies:

“It’s not that you don’t have the ability to enforce short term rentals. It’s just that this exercise is a clarifying exercise. So, we’re not operating outside the law. We’re not just, Wild Wild West, picking a position and running with it. Our code is prescriptive. And because this use is not listed in our code, that means it is not allowed. Because I know some folks here, they said ‘well it’s been allowed, it’s been permitted.’ So just to clarify, it is not allowed, correct?”

The assistant city attorney responded: “That is correct.”

The City Attorney, Ms. Carvalho, concurred, saying : “the status quo is they are illegal. They are not permitted.”

44. The City Attorney went on to tell the Council that the permissive zoning argument was “confusing” to some judges and had been undermining the City’s position in some legal proceedings. This was purportedly why it was important to “clarify” the law to confirm that STRs have always been illegal in Santa Ana.

45. With the less than one page of “discussion” in the Staff Report, and this clear misstatement of the law on the record, the City Council went on to pass the Urgency Ordinance and the first reading of Ordinance No. NS-3061.

46. This was despite correspondence provided by the Rental Alliance and others to the City Council informing it that the blanket ban on STRs in the City had the potential to cause significant environmental impacts that require review under CEQA. Specifically, the Rental Alliance explained that r emoving all existing STR accommodations from the centrally located Santa Ana would almost certainly change traffic patterns , and the shifting of traffic from within 1 2

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the City to other locations could have significant environmental impacts, including air quality impacts resulting from increased vehicle emissions from people traveling farther distances to their vacation destinations or temporary/transitory places of employment and residence. The Rental Alliance further pointed out that the City must also analyze the potential increased greenhouse gas emissions resulting from the additional vehicle trips, the potential land use impacts from increased construction of alternative overnight accommodations (hotels and motels) to make up for the loss in overnight accommodations that STRs currently provide, and the potential urban decay if the ban ultimately makes it impossible for homeowners to afford their homes and causes business to shutter given decline in revenue.

47. The City Council also ignored correspondence from the Rental Alliance explaining the ban would have a drastic economic impact on STR owners because all income earned from STRs would be immediately eliminated, and that property owners could lose their homes if they are unable to operate STRs. It also ignored statements that many homeowners purchased homes in the City with the reasonable expectation that they would operate them as STRs, because the City’s then-current ordinances permitted such use.

48. And the City Council further failed to address correspondence explaining, among other things:
• The proposed ban would, in effect, convert currently legal STRs into immediately illegal nonconforming uses, and that terminating these legal nonconforming uses in this way would violate longstanding California law;
• Hosts had already agreed to rent their property on a short-term basis to guests in upcoming months, and that an immediate ban on STRs would invalidate those contractual obligations of STR owners in violation of their constitutional rights. • Nothing in the staff reports presented to the City Council demonstrated that STRs in Santa Ana constituted a public nuisance;
• The City lacked any evidence of the negative effect of STRs on housing availability in the City;

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• The City did not have factual support that existing STRs were harming public health, safety, or welfare;
• Banning STRs would significantly reduce the City’s available overnight accommodations, which would result in an overall increase in the prices of motel and hotel rooms, mak ing it more expensive for families to stay in the City overnight; and
• The lack of availability of short-term housing would disproportionately impact the individuals and families most in need of flexible housing options.

The City Adopted Ordinance No. NS-3061 on Second Reading without Any Council Debate

49. Further stifling public debate on this important issue, the City agendized the second reading of Ordinance No. NS -3061 on its “Consent Calendar.” By placing it on the Consent Calendar, the City Council considered Ordinance No. NS -3061 with 18 other items and waived the reading of the resolution and ordinance. It did not debate the STR Ban, nor did it discuss the potential environmental, economic, or social impacts the Ordinance could have on Santa Ana and the broader community. The City did this despite receiving significant correspondence in advance of the April 16 City Council meeting opposing the STR Ban and advising the City of the need to conduct environmental review under CEQA.

50. Commenters again informed the City that removing all existing STR accommodations from the centrally located City would almost certainly change traffic patterns, as visitors to Santa Ana and surrounding areas would have to seek overnight accommodations elsewhere, and that the shifting of traffic from within the City to other locations could have significant environmental impacts, including air quality impact resulting from increased vehicle emissions from people traveling further distances across Orange Coun ty to their vacation destinations or temporary/transitory places of employment and residence. It was also raised that changing traffic could result in air quality impacts to residents of Santa Ana and potential traffic impacts at new locations. Other reasonably foreseeable environmental impacts raised again included increased greenhouse gas emissions resulting from additional vehicle miles traveled, impacts from increased construction of alternative overnight accommodations (hotels and motels) 1 2

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to make up for the loss in overnight accommodations STRs currently provide, and urban decay if the ban ultimately results in homeowners being unable to afford their homes and causing businesses to shutter from the decline in tourism and transitory resident revenue.

51. On April 16, 2024 , the City Council ultimately approved the STR Ban “on consent,” meaning it engaged in no deliberation on the topic. In doing so, the City Council concluded that the STR Ban was not a “project” under CEQA. The City did not address the letters arguing otherwise. And having concluded the STR Ban was not a “project,” the City failed to conduct any environmental review.

Ordinance No. NS-3061 Did Not Exempt Existing Lawful STRs from the Ban

52. The STR Ban completely prohibits STRs throughout the City and did not provide any grandfathering, amortization, or just compensation for existing, lawfully operating STRs. As explained above, the City took this action despite correspondence provided to the City Council informing it that the blanket ban on STRs in the City would have a drastic economic impact on STR owners. Rental Alliance members will face these drastic impacts. The City has placed STR owners and operators in an untenable economic position. Not only will the properties face decreasing value, owners could also be forced to sell their homes due to the immediate loss of STR income and the inability to maintain mortgages , and operators wil l immediately lose their established business and livelihood.

FIRST CLAIM FOR RELIEF
(Writ of Mandate Due to Failure to Comply with CEQA – Code of Civil Procedure §§ 1085, 1094.5 and Public Resources Code §§ 21000 et seq.)

53. Petitioner incorporates by reference all preceding paragraphs as though set forth fully herein.

54. An actual and justiciable controversy has arisen and now exists between Petitioner and the City, concerning whether the City’s environmental determination complies with California 1 2

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Public Resources Code sections 21002, 21002.1, and 21084 , regarding the requirements for conducting environmental review, and determining that a project is exempt from CEQA.

55. CEQA requires public agencies to undertake environmental review of “projects”, like adoption of land use ordinances, that have the potential to result in “either a direct physical change in the environment, or a reasonably foreseeable indirect physical cha nge in the environment[.]”

56. The City improperly concluded that Ordinance No. NS -3061 was not a “project” under Section 15378 of the CEQA Guidelines.

57. CEQA has two primary goals. First, it is intended to allow decision makers, via the preparation of an Environmental Impact Report (“EIR”), and the public to understand the potential, significant environmental effects of a project. Cal. Pub. Res. Code § 15002, subd. (a)(1); Citizens of Goleta Valley v. Bd. of Supervisors, 52 Cal. 3d 553, 564 (1990) (“[CEQA’s] purpose is to inform the public and its responsible officials of the environmental consequences of their decisions before they are made.”) (citation omitted). “[The EIR’s] purpose is to inform the public and its responsible officials of the environmental consequences of their decisions before they are made.

Thus, the EIR ‘protects not only the environment but also informed self -government.’” Citizens of Goleta Valley, 52 Cal. 3d at 564. The EIR has been described as “an environmental ‘alarm bell’ whose purpose it is to alert the public and its responsible officials to environmental changes before they have reached ecological points of no return.” Berkeley Keep Jets Over the Bay v. Bd of Port Comrs., 91 Cal. App. 4th 1344, 1354 (2001).

58. Second, CEQA requires that public entities avoid or reduce environmental impacts when “feasible” by requiring “environmentally superior” alternatives and all feasible mitigation measures. Cal. Pub. Res. Code § 15002, subds. (a)(2) and (3); Citizens of Goleta Valley, 52 Cal. 3d at 564. The EIR provides agencies and the public with information about the environmental impacts of a proposed project and identifies “ways that environmental damage can be avoided or significantly reduced.” Cal. Pub. Res. Code § 15002, subd. (a)(2). / / /
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59. Failure to carry out the full CEQA procedures so that complete information as to a project’s impacts is developed and publicly disclosed constitutes a prejudicial abuse of discretion that requires invalidation of the public agency action, regardless of whether full compliance would have produced a different result. Cal. Pub. Res. Code § 21005.

60. In Union of Medical Marijuana Patients, Inc. v. City of San Diego, 7 Cal. 5th 1171, 1197 (2019), the California Supreme Court reaffirmed the longstanding understanding that passing a generally applicable zoning ordinance constitutes a “project” under CEQA and requires the relevant public agency to “undertake an initial study to determine whet her the project ‘may have a significant effect on the environment.’” Id. at 1186. Such study is a critical step in furthering CEQA’s core purposes of (1) informing the public about a proposed activit y’s potential environmental impacts; (2) identifying wa ys to reduce, or avoid, environmental damage; (3) preventing environmental damage; and (4) disclosing to the public the rationale for approval of a project that may significantly impact the environment. Id. at 1184.

61. In Union of Medical Marijuana Patients, Inc. , the California Supreme Court held that San Diego’s medical marijuana ordinance was a project under CEQA because it was capable of causing indirect physical changes in the environment, including changed traffic patterns. Id. at 1199. The court noted that “restrictions on the siting of dispensaries would require thousands of patients to drive across the City to obtain medical marijuana.” Id. at 1182. Potential changes to traffic and circulation were alone enough to require CEQA review. Id. at 1200 -01. The court concluded that “[a]t this initial tier in the CEQA process, the potential of the Ordinance to cause an environmental change requires the City to treat it as a project and proceed to the next steps of the CEQA analysis.” Id. at 1200.

62. Despite these clear requirements under CEQA, the City disregarded California’s seminal environmental protection law and clear direction from the California Supreme Court . It concluded Ordinance No. NS -3061 was not a project under CEQA, stating: “The proposed ordinances are not subject to the requirements of [CEQA], pursuant to the Guidelines section 15060(c)(2) because the activity will not result in a direct or reasonably foreseeable indirect physical change in the environment and 15060(c)(3) because the activity is not a project as defined 1 2

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in Section 15378 of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3 because it has no potential for resulting in physical change to the environment, directly or indirectly and so is not a project.”

63. To the contrary, Ordinance No. NS -3061 could result in direct or reasonably foreseeable indirect physical changes to the environment. With a ban on STRs, guests could be forced to find transient accommodations outside the City limits. The City indicated there are 1,100 active STRs in Santa Ana. Removing all of these existing STR accommodations from the centrally located City could almost certainly change traffic patterns, as visitors to Santa Ana and the surrounding areas could have to seek overnight accommodations elsewhere. This shifting of traffic from within the City to other locations could have significant environmental impacts, including increased vehicle emissions from people traveling further distances across Orange County to their vacation destinations or temporary/tr ansitory places of employment and residence. This could result in air quality impacts to residents of Santa Ana and potential traffic impacts at new locations.

Other reasonably foreseeable environmental impacts include, but are no t limited to, increased greenhouse gas emissions resulting from the additional vehicle miles traveled, impacts from increased construction of alternative overnight accommodations (hotels and motels) to make up for the loss in overnight accommodations that STRs currently provide, and urban decay if the ban ultimately results in homeowners being unable to afford their homes and causes businesses to shutter from the decline in tourism and transitory resident revenue.

64. The City did not evaluate nor disclose to the public these potential significant environmental impacts before adopting Ordinance No. NS-3061 as required by CEQA. Instead, it stopped environmental review of Ordinance No. NS-3061 at the first step in the CEQA decision- making tree, finding without any supporting evidence that the ordinance is not a “project” because it “will not result in a direct or reasonably foreseeable indirect physical change in the environment” under Guidelines Section 15060(c)(2), and is not a “project” under Guidelines Section 15378 because it “has no potential for resulting in physical change to the environment, directly or indirectly.” This is not how CEQA works. The City must find to a certainty that the ban will / / /
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result in no possibility of significant environmental impacts prior to determining that Ordinance No. NS-3061 is not a “project” under CEQA. Davidon Homes v. Cty. of San Joe, 54 Cal.App.4th 106, 119-120 (1997).

65. The City failed to satisfy its burden to prove, to a certainty, that Ordinance No. NS- 3061 will result in no possibility of significant environmental impacts and is therefore not a “project” subject to CEQA. No other exemption applies to the Project. Therefore, the City had a mandatory obligation to complete an initial study, and based on the results of such study, a duty to prepare an environmental impact report , analyze all areas of potential significant environmental impact, analyze a reasonable range of alternatives to the Project, and mitigate the Project’s impacts to the maximum extent feasible, all as required by law.

66. The City’s errors were prejudicial because the failure to comply with the law resulted in a critical deprivation of the benefits of the public information and public participation purposes of CEQA. The conclusion that Ordinance No. NS-3061 was not a project deprived the City of the information needed to produce reasoned decision-making and public participation.

67. A 180-day statute of limitations applies to Petitioner’s CEQA claim under Public Resources Code Section 21167(d) due to the City’s failure to file a proper notice of exemption .

Specifically, the City filed a notice of exemption for Ordinance No. NS -3061 on April 5, 2024, before the ordinance was finally approve by the City on April 16, 2024. A notice of exemption filed before project approval does not trigger the CEQA limitations period. Coalition for Clean Air v. City of Visalia (2012) 209 Cal.App.4th 408, 423.

68. Petitioner has caused a Notice of Commencement of Action to be served on Respondents, as required by Public Resources Code Section 21167.5.

69. Petitioner will have caused a copy of this pleading to be served on the Attorney General not more than 10 days after the commencement of this proceeding, as required by Public Resources Code Section 21167.7 and Code of Civil Procedure Section 388. / / /
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70. Petitioner respectfully requests that the Court issue a writ of mandate directing the City to rescind and set aside its approval of Ordinance No. NS-3061 and an injunction restraining the City and its agents, servants, and employees, and all others acting in concert with the City, from taking any action to implement Ordinance No. NS-3061 pending full compliance with the requirements of CEQA, the Guidelines, and all other applicable laws and regulations.

SECOND CLAIM FOR RELIEF
(Declaratory Relief – Code of Civil Procedure § 1060 et seq. (Violation of CEQA))

71. Petitioner incorporates by reference all preceding paragraphs as though set forth fully herein.

72. A present and actual controversy exists between Petitioner and the City concerning the City’s non-compliance with CEQA. And unless declaratory or injunctive relief issues, the City will continue to violate CEQA . Specifically, P etitioner contends that the City incorrectly determined that Ordinance No. NS-3061 is not a “project” in determining that Ordinance No. NS- 3061 is not subject to CEQA review.

73. The City, in Ordinance No. NS-3061, disputes this contention and asserts that no CEQA review of Ordinance No. NS -3061 is necessary due to the fact it is not a qualifying “projects.”

74. Given this clear dispute, P etitioner requires and is entitled to a declaration establishing that the City has violated CEQA by foregoing environmental review of Ordinance No.

NS-3061 based upon the determination Ordinance No. NS-3061 was not a project.

THIRD CLAIM FOR RELIEF
(Declaratory and Injunctive Relief – Code of Civil Procedure § 1060 et seq. (Common Law Nonconforming Use))

75. Petitioner incorporates by reference all preceding paragraphs as though set forth fully herein.
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76. The City’s adoption of the STR Ban without providing an exemption for existing lawfully operating STRs violates California common law protection for nonconforming uses.

77. An actual controversy exists between P etitioner and the City over whether Ordinance NS-3061 prohibits hosts who had offered STRs prior to the adoption of Ordinance No.

NS-3061 from continuing to offer STRs.

78. Rentals—whether short-term or long-term—were permitted uses under the City’s zoning code prior to adoption of Ordinance No. NS -3061. If adoption of the STR Ban was procedurally proper (and it was not), hosts’ use of their properties as STRs became a legal nonconforming use as soon as the ban goes into effect. See Code § 41-679 et seq. (governing “[n]onconforming buildings and uses”). Immediate termination of such a previously lawful use violates California law. See City of L.A. v. Gage, 127 Cal.App.2d 442, 460 (1954).

79. The City failed to include a provision exempting existing nonconforming uses from Ordinance No. NS-3061. See Hansen Bros. Enters., Inc. v. Bd. of Supervisors , 12 Cal. 4th 533, 551-52 (1996) (explaining that “a provision which exempts existing nonconforming uses is ordinarily included in zoning ordinances because of the hardship and doubtful constitutionality of compelling the immediate discontinuance of noncon forming uses”). It further failed to provide any amortization period or just compensation, in cle ar violation of established California law.

Metromedia, Inc. v. City of San Diego , 26 Cal.3d 848, 881 (1980), rev. on other grounds Metromedia, Inc. v. San Diego, 453 U.S. 490 (1981); Tahoe Reg’l Planning Agency v. King, 233 Cal.App.3d 1365, 1394 (1991).

80. The City improperly determined that since the Code “does not list STRs as an approved use in any zoning district ,” they are “prohibited and unauthorized under the current enforcement practice afforded by Section 41-190(a).”

81. The City also completely failed to consider all relevant factors and failed to demonstrate that the banning of STRs is necessary to preserve public peace, health, safety, or welfare.
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82. Petitioner requires a declaration establishing that , prior to the adoption of Ordinance No. NS -3061, STRs were permitted under the City’s Municipal Code and following adoption of Ordinance No. NS -301 are a legal nonconforming use, and thus, may continue to be offered in the City . Petitioner also requires an injunction prohibiting the City from enforcing Ordinance No. NS-3061 against any property owner that had offered a STR prior to the adoption the STR Ban.

FOURTH CLAIM FOR RELIEF
(Declaratory and Injunctive Relief – Code of Civil Procedure § 1060 et seq. (Due Process))

83. Petitioner incorporates by reference all preceding paragraphs as though set forth fully herein.

84. An actual controversy exists between Petitioner and the City over whether Ordinance NS-3061 prohibits hosts who had offered STRs prior to the adoption of Ordinance No.

NS-3061 from continuing to offer STRs.

85. The immediate termination of a nonconforming use (which Ordinance No. NS - 3061 causes) not only violates California common law but also constitutes a deprivation of property without due process of law under the California Constitution . See Santa Barbara Patients’ Collective Health Co -op v. City of Santa Barbara , 911 F.Supp.2d 884, 893 -894 (C.D.

Cal. 2012); McCaslin v. Monterey Park , 163 Cal.App.2d 339, 346 -348 (1958). For the same reasons that Ordinance No. NS-3061 violates California common law, it violates Petitioner’s due process rights under the California Constitution.

86. Petitioner requires a declaration establishing that, prior to the adoption of Ordinance No. NS -3061, STRs were permitted under the City’s Municipal Code and following adoption of Ordinance No. NS-301 are a legal nonconforming use, and thus, the City’s failure to provide any reasonable amortization period or just compensation deprives petitioner of property / / /
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without due process of law. Petitioner also requires an injunction prohibiting the City from enforcing Ordinance No. NS-3061 against any property owner that had offered a STR prior to the adoption of the STR Ban.

FIFTH CLAIM FOR RELIEF
(Writ of Mandate Due to Abuse of Discretion – Code of Civil Procedure §§ 1085, 1094.5)

87. Petitioner incorporates by reference all preceding paragraphs as though set forth fully herein.

88. An actual and justiciable controversy has also arisen and now exists between Petitioner and the City, concerning whether the City’s adoption of Ordinance No. NS-3061 was an unwarranted interference with hosts’ property rights amounting to an abuse of discretion in the City’s exercise of its police power.

89. A trial court may grant a writ of mandate if “the decision was arbitrary, capricious, entirely lacking in evidentiary support, or unlawfully or procedurally unfair.” Endangered Habitats League, Inc. v. Cnty. of Orange, 131 Cal. App. 4th 777, 782 (2005). In applying this test, “a court ‘must ensure that an agency has adequately considered all relevant factors, and has demonstrated a rational connection between those factors, the choice made, and the purposes of enabling the statute.’” Western States Petro leum Ass ’n v. Superior Court , 9 Cal.4th 559, 577 (1995). In California, a “public agency” is any city, county, district, other local authority or public body of or within the state, including a city council. Gov. Code § 20056.

90. The City completely failed to consider all relevant factors and failed to demonstrate a rational connection between its state d objectives and the complete ban of STRs when adopting the STR Ban. In particular, the City adopted the ban based on an error of law. As detailed above, the City staff and the City Attorney both mistakenly informed the City Council that existing STRs were prohibited in the City at the time of the adoption of the STR Ban. This was a clear error and calls into question the validity of the entire ordinance. / / /
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91. Beyond its legally flawed premise, the City Council’s extreme approach of banning STRs was also unsupported by the record before the City Council. In the less than three-page staff report with one page of “discussion” supporting both the Urgency Ordinance and the STR Ban, the City stated that STRs “are often associated with excessive noise, parking problems, trash, and degradation of a neighborhood’s character.” Yet, the only alleged negative impacts the report identified were “112 confirmed active cases of STRs that have received enforcement notices and citations,” noting that 36 involve owners residing on -site, and 84 involve properties that are not owner-occupied.

92. The City did not provide any further detail on these active cases or what the complaints entail. On information and belief, many of these enforcement notices have nothing to do with excessive noise, parking problems, trash, or degradation of a neighborhood’s character, and, instead, were based on the City’s incorrect position that the Municipal Code prohibits STRs.

In any event, the City Council did not have the evidentiary basis to adopt its draconian ban given the complete lack of a record before it. Moreover, the City ignored Chapter 17 of its own Code, which provides several existing enforcement mechanisms to mitigate public nuisances. See Santa Ana Mun. Code, Ch. 17.

93. The City also lacked sufficient evidence of the effect of STRs on housing availability in the City to support the ban. The Staff Report for the April 2, 2024, City Council meeting stated that, according to data from STR platforms, there are 1,100 active STRs in the City, and the City’s Regional Housing Needs Allocation for 2021 -2029 is 3,137 permanent housing units, implying that banning STRs would add 1,100 homes to the long-term housing market. This implication is wrong. A review of the City’s Housing Element reveals that the City does not mention STRs anywhere in that document. In the section of the Housing Element discussing “Housing Constraints,” the City notes that various factors influence the City’s ability to meet its housing goals includ ing market factors (land costs, construction and rehabilitation costs, availability of financing, and recent trends in foreclosures), governmental factors (land use / / /
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regulations, development standards, building codes, permit procedures, and other local policies), and environmental factors (adequacy of infrastructure, public services, and water supply to support new development).

94. On top of all of this, the City failed to follow CEQA requirements when it hastily approved this extreme measure.

95. In short, the City adopted the STR Ban without studying the relationships between STRs and public health and safety or long -term housing availability. That, combined with the error of law and complete disregard for CEQA and existing law governing treatment of existing nonconforming uses, render the City’s action arbitrary, capricious, entirely lacking in evidentiary support, or unlawfully or procedurally unfair.

96. This approach does not meet the standard for informed, rational decision making required, and the City therefore abused its discretion as a matter of law.

97. Petitioner respectfully requests that the Court set aside the adoption of Ordinance No. NS-3061 as an abuse of discretion, and remand the matter to the City to undertake the required review of the relevant law and evidence.

PRAYER FOR RELIEF
Wherefore, Petitioner prays for relief as follows.

1. For the First Cause of Action for Writ of Mandate due to Failure to Comply with CEQA:
i. A writ of mandate directing the City to rescind and set aside its approval of Ordinance No. NS-3061;
ii. An injunction restraining the City and its agents, servants, and employees, and all others acting in concert with the City, from taking any action to implement Ordinance No. NS-3061 pending full compliance with the requirements of CEQA, the Guidelines, and all other applicable laws and regulations;
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iii. An award of costs of suit and litigation expenses, including, without limitation, attorneys’ fees incurred herein as permitted or required by law; and/or
iv. An award of such other and further relief as the court deems just and proper.

2. For the Second Cause of Action for Declaratory Relief for Violation of CEQA:
i. A declaration finding that Ordinance No. NS-3061 is a “project” under CEQA and that the City violated CEQA by failing to perform environmental review prior to passing Ordinance No. NS-3061; ii. An award of costs of suit and litigation expenses, including, without limitation, attorneys’ fees incurred herein as permitted or required by law; and/or
iii. An award of such other and further relief as the court deems just and proper.

3. For the Third Cause of Action for Declaratory and Injunctive Relief for Violation of California Common Law Regarding Nonconforming Use:
i. A declaration finding that STRs were permitted under the Santa Ana zoning code as it existed prior to adoption of Ordinance No. NS-3061, and thus, that STRs are a legal nonconforming use under the Santa Ana zoning code as amended by Ordinance No. NS-3061;
ii. An injunction restraining the City and its agents, servants, and employees, and all others acting in concert with the City, from taking any action to implement Ordinance No. NS-306 and a permanent injunction setting aside Ordinance No. NS-3061 and holding unlawful Ordinance No. NS-3061;
iii. An award of costs of suit and litigation expenses, including, without limitation, attorneys’ fees incurred herein as permitted or required by law; and/or
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iv. An award of such other and further relief as the court deems just and proper.

4. For the Fourth Cause of Action for Declaratory and Injunctive Relief for Violation of Due Process:
i. A declaration finding that STRs were permitted under the Santa Ana zoning code as it existed prior to adoption of Ordinance No. NS-3061, and thus, that STRs are a legal nonconforming use under the Santa Ana zoning code as amended by Ordinance No. NS-3061;
ii. An injunction restraining the City and its agents, servants, and employees, and all others acting in concert with the City, from taking any action to implement Ordinance No. NS-306 and a permanent injunction setting aside Ordinance No. NS-3061 and holding unlawful Ordinance No. NS-3061;
iii. An award of costs of suit and litigation expenses, including, without limitation, attorneys’ fees incurred herein as permitted or required by law; and/or
iv. An award of such other and further relief as the court deems just and proper.

5. For the Fifth Cause of Action for a Writ of Mandate Due to Abuse of Discretion:
i. A writ of mandate directing the City to rescind and set aside its approval of Ordinance No. NS-3061 and to undertake the required review of the relevant law and evidence;
ii. An injunction restraining the City and its agents, servants, and employees, and all others acting in concert with the City, from taking any action to implement the Ordinance No. NS-3061 pending a review of all applicable law and facts;
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6. For costs and legal fees as authorized by law.

7. For such other relief as the Court deems proper.

DATED: June 7, 2024 GAINES & STACEY, LLP

By: Alicia B. Bartley
ALICIA B. BARTLEY
Attorneys for Petitioner and Plaintiff

SANTA ANA SHORT-TERM

RENTAL ALLIANCE

VERIFIED PETITION FOR WRIT OF MANDATE

AND COMPLAINT
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VERIFICATION
I, David Suarez, certify and declare that I have read the foregoing VERIFIED PETITION

FOR WRIT OF MANDATE AND COMPLAINT FOR DECLARATORY AND INJUNCTIVE RELIEF and know its contents. The statement following the box checked is applicable. [ ] I am a party to this action. The matters stated in the document described above are true of my own knowledge and belief except as to those matters stated on information and belief, and as to those matters I believe them to be true.
[X] I am [ ] an officer [ ] a partner [X] a member of Santa Ana Short Term Rental Alliance, and am authorized to make this verification for and on its behalf, and I make this verification for that reason. I am informed and believe and on that ground allege that the matters stated in the document described above are true.
[ ] I am the attorney, or one of the attorneys for _____________, a party to this action.

Such party is absent from the county where I or such attorneys have their offices and is unable to verify the document described above. For that reason, I am making this verification for and on behalf of that party. I am informed and believe and on that ground allege that the matters stated in said document are true.

Executed on ________________, 2024, at _____________________, _______________. (City) (State)
I declare under penalty of perjury under the laws of the State of California that the foregoing is true and correct.

By:_______________________________________
David Suarez
29 Attachment B

November 18, 2024 Letter from Gaines Stacey
to Santa Ana City Council and attachments

O1-3

5820 Canoga Avenue, Suite 300
Woodland Hills, CA 91367
T (818) 933-0200
F (818) 933-0222
www.gaineslaw.com

November 18, 2024

VIA EMAIL [email protected]

Mayor Valerie Amezcua
Mayor Pro Tem Thai Viet Phan
Councilmember Benjamin Vazquez
Councilmember Jessie Lopez
Councilmember Phil Bacerra
Councilmember Johnathan Ryan Hernandez
Councilmember David Penaloza
Santa Ana City Council
City Council Chamber
20 Civic Center Plaza M-30
Santa Ana, CA 92701

Re: November 19, 2024, City Council Meeting – Item 35: Ordinance Amendment No. 2024- 04 Repealing and Reenacting in its Entirety Article XXI to Chapter 8 of the Santa Ana Municipal Code Prohibiting Short-Term Rentals, and Adopt Enhanced Fines for Violations of the Short-Term Rentals Ordinance

Dear Mayor Amezcua and Honorable City Councilmembers,

This law office represents the Santa Ana Short -Term Rental Alliance (“Rental Alliance”), whose members own and operate STRs within the City. Thank you for the opportunity to submit t hese comments on behalf of the Rental Alliance on the City’s proposed Ordinance Amendment No. 2024-04, amending the Santa Ana Municipal Code (“SAMC”) to repeal and reenact a prohibition on short-term rentals (“STRs”) (the “Amended Ordinance”).

As we detail below, consistent with many of our prior comments, the City’s proposed prohibition of STRs would (a) result in significant environmental impacts , (b) violate state and federal law , and (c) unconstitutionally infringe on the rights of ho sts and their guests . We also present new evidence by technical experts demonstrating the STR ban will adversely impact the physical environment by causing reasonably foreseeable increases in vehicle miles traveled (“VMT”), air pollutants (and related adverse health consequences), greenhouse gas emissions, and fossil fuel consumption. As just one example from the attached technical reports: when comparing visitors staying at a hotel compared to an STR, mobile emissions of volatile organic compounds, nitrogen oxides (“NOx”), and micro particulates (“PM 2.5”)—all scientifically proven to contribute to smog and increase risks of cancer, asthma, lung damage, and other health impairments—were calculated

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2 to increase b y over 400% . These impacts risk harming sensitive receptors and environmental justice communities contrary to state, regional, and local policies. The City’s cursory addendum is woefully inadequate in analyzing and disclosing these impacts to the community.

We respectfully request that you repeal the existing Article XXI to Chapter 8 of the SMC (which was adopted illegally in April 20 24) and direct Staff to work with stakeholders to develop a new ordinance that underscores that STRs may continue operating, subject to reasonable regulations, including an enforcement and transient occupancy tax (“TOT”) regime for STRs.

Background on the Santa Ana Short-Term Rental Alliance and Challenge to the April 2024 STR Ordinance

The Santa Ana Short-Term Rental Alliance (“Rental Alliance”) is an unincorporated community association made up of hardworking residents of both the City of Santa Ana and Southern California that own and/or manage homes located within City limits rented on a short-term basis.

They come from diverse backgrounds and call California home. In April 2024, the City unlawfully enacted an ordinance banning STRs in the City with almost no public notice and without undertaking the environmental review required by the Ca lifornia Environmental Quality Act (“CEQA”). That action threatened to destroy Rental Alliance members’ livelihoods and housing security, closed the door to Santa Ana for countless would -be visitors, and disproportionately affected the individuals and families most in need of flexible housing options and who are often shut out of the long-term residential housing market.

In response to that illegal action, this office filed a challenge on behalf of the Rental Alliance in Orange County Superior Court (Santa Ana Short-Term Rental Alliance v. City of Santa Ana , No.

TC24-5449 (Orange County Superior Court). While we are pleased that Staff has brought forward a proposal to rescind the illegally adopted ordinance , the Amended Ordinance proposes to adopt the exact same ban on STRs as adopted in April. As summarized herein, the Amended Ordinance is legally flawed, and should the City move forward with readopting the ban, the Rental Alliance intends to challenge the Amended Ordinance.

History and Importance of STRs in Santa Ana

STRs have always been lawful, residential uses in Santa Ana. Hosts have opened and shared their homes to transient renters for decades, providing important visitor -serving accommodations and offering guests authentic cultural experiences in all corners of the City. These rentals provide an opportunity for visitors to Orange County to meet and interact with locals who graciously share their homes. And with the exception of a brief 2015 moratorium that expired on its own terms, STRs have long been a recognized activity in Santa Ana. Indeed, many of the Rental Alliance members have acquired a business license from the City for each rental unit that they own or manage.

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3 STRs help to make housing affordable for those homeowners who are able to “home share” and earn money by renting portions of their houses, or the entire house, for a period of time. This helps make homeownership possible for many Santa Ana residents who otherwise could not afford the high cost of housing.

Home sharing has made communities throughout California accessible to more and more families—even if only for a weekend. It fosters vibrant and diverse communities and supports a robust tourism economy statewide. Without STRs, many desirable vacation destinations, such as Orange County, would likely be less accessible for a wide variety of families.

Home sharing also addresses a critical unmet need in California’s ongoing housing crisis. Aspiring full-time residents who are unable to pay steep residential move-in costs, which typically include advance payment of first and last months ’ rent and a sizeable security deposit, can immediately occupy an STR without the substantial up-front cost. In this way, STRs can immediately supply housing to fill a critical gap in availability facing California cities. STRs also play an important role for aspiring residents seeking to sample, and then select, the type and location of their preferred long-term rental home or home purchase.

The City’s complete failure to recognize the history of STRs in the City and their extensive benefits is particularly troubling.

The Prohibition of STRs Will Have Significant Environmental Impacts That Have Not Been Evaluated under CEQA

The Amended Ordinance will have significant environmental impacts, and the City has failed to appropriately evaluate these impacts under CEQA. As summarized next, the evidence is clear that the STR ban will impact the physical environment, resulting in reasonably foreseeable direct increases in vehicle miles traveled, air pollutants (with adverse health consequences), greenhouse gas emissions, energy use (including fossil fuels), and more. The City has fallen far short of analyzing these direct impacts in conformance with CEQA. What is more, the City patently ignores reasonably foreseeable indirect effects spurred by the STR ban, such as new c onstruction to account for increased hotel demand, and cumulative impacts resulting from cascading regional impacts from similar STR bans. Despite our strenuous requests during the April 2024 hearings and the subsequent litigation, the City continues to sh irk its responsibilities under CEQA to analyze and disclose the true consequences of its actions.

1. The City inappropriately relies on an addendum to an EIR for a completely different, unrelated project.

First, the City’s reliance on an addendum to the General Plan Programmatic EIR ( “GP PEIR”) is impermissible under CEQA because the Amended Ordinance constitutes a new project that has not been previously reviewed, and the changes it introduces are substantial, requiring new environmental review.

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4 CEQA provides that a changed project may only undergo a streamlined subsequent environmental review under certain circumstances that trigger either a subsequent EIR, a supplemental EIR, or an addendum to a previously certified EIR. (See CEQA Guidelines §§ 15162–64.) An addendum to a previously certified EIR is appropriate only when the necessary changes or additions do not trigger a subsequent or supplemental EIR, meaning the changes or additions are minor and do not involve new significant environmental effects or a substantial increase in the severity of previously identified significant effects. (CEQA Guidelines §§ 15162 and 15164.)

In all cases, though, CEQA’s “subsequent review provisions apply only to a previously approved project that has been subject to environmental review; the provisions do not apply if the agency has proposed a new project not previously analyzed in the original environmental document .” (Martis Camp Community Association v. County of Placer (2020) 53 Cal.App.5th 569, 606 n.26 [emphasis added]; see also Friends of College of San Mateo Gardens v. San Mateo County Community College Dist. (2016) 1 Cal.5th 937, 950 [CEQA’s “subsequent review provisions . . . have no application if the agency has proposed a new project that has not previously been subject to review.”].)

The Staff Report asks the City to certify an addendum based on the GP PEIR that did not review the environmental impacts of the Amended Ordinance or even acknowledge the existence of STRs in the City. The Amended Ordinance therefore “has not previously been subject to review” under CEQA and the use of an addendum or any other subsequent environmental review pathway is insufficient to comply with CEQA. Further, Friends of College of San Mateo Gardens held that in order for a lead agency to rely on a previous ly certified CEQA document, that document must “retain informational value” as to the new project. ( Friends of College of San Mateo Gardens v.

San Mateo County Community College Dist. (2017) 11 Cal.App.5th 596, 605.) Here, because the GP PEIR does not analyze the impacts of banning short term rentals or even mention short term rentals at all, it retains no informational value as to the Amended Ordinance. Indeed, the GP PEIR offers no informational value on the reasonably foreseeable direct, indirect and cumulative impacts from the STR ban because the GP PEIR analysis completely ignores STRs. The Proposed Ordinance is a new project constituting a substantial change from the conditions contemplated in the GP PEIR. In a case with similar facts as this one, a court rejected the argument that a city’s zoning code had always prohibited STRs and instead held that an ordinance expressly banning STRs was an amendment to the city’s local coastal plan requiring Coastal Commission approval. (Keen v. City of Manhattan Bea ch (2022) 77 Cal.App.5th 142, 148–49.) Here, like in Keen, the Amended Ordinance does not maintain the “legal status quo” and therefore is a new project and the City cannot rely on previously approved documents that did not contemplate the impacts of the Amended Ordinance.

Moreover, the environmental document prepared for the General Plan was a program EIR. “When a program EIR is employed, if a later proposal is not either the same as or within the scope of the project described in the program EIR . . . it is treated as a new project and must be fully analyzed.” (Save Our Access v. City of San Diego (2023) 92 Cal.App.5th 819, 845.) [internal quotations and citations omitted].) A program EIR that does not include any discussion or analysis of a later proposed activity is not a dequate to inform the public of the environmental effects of that later activity such that the later activity is outside the scope of the program EIR. ( Id. at 852-53.) The Santa Ana City Council
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5 GP PEIR does not discuss, analyze, or inform the public of the environmental effects associated with the Amended Ordinance. Therefore, even if the City were to assess the Amended Ordinance under the GP PEIR, the environmental impacts of the STR ban were adequately assessed by the scope of the GP PEIR and therefore the STR ban must be fully analyzed with a project -specific EIR.

The evidence is clear —and far exceeds the “fair argument” standard —that an EIR is needed because the STR ban is likely to cause potentially significant impacts to the environment that were not covered by the GP PEIR. (Id. at 845 [“The Supreme Court explained ‘when a program EIR is employed, if a later proposal is not either the same as or within the scope of the project … described in the program EIR,’ then review of the proposal is not governed by section 21166’s deferential substantial evidence standard.”] [emphasis added].)

In addition, even if the GP PEIR were relied upon, the high-level, programmatic nature of the GP PEIR translates to a lack of detail that requires much more than a short addendum to correct.

Rather, a supplemental or subsequent EIR is needed because the ST R ban cannot be addressed with “minor” changes to the GP PEIR. Under CEQA Guidelines Section 15164, an addendum is only permitted where minor changes are needed to the prior analysis. As detailed herein, the complete absence of prior analysis of STRs, let alone the STR ban, requires changes to many topic areas covered by CEQA and raises new potentially significant impacts that cannot be addressed with minor clarifications.

For these reasons, the City’s approval of the Amended Ordinance based on an addendum or any other subsequent, supplemental, or tiered analysis based on the GP PEIR would violate CEQA.

2. The potentially significant environmental impacts of an STR ban require the City to prepare a new EIR.

Even if an addendum were appropriate, the 51-page Addendum falls far short of appropriately analyzing and disclosing impacts under CEQA. The GP PEIR is silent on STRs and the Addendum contains only a cursory, superficial, and unsupported analysis of the STR ban. As detailed in Attachment A to this letter ( CAJA Environmental Services, Potential Significant Environmental Effects of Banning Short-Term Rentals in the City of Santa and Requirement Require Additional Environmental Analysis Under CEQA , November 14, 2024 [“CAJA Report”]) , there are several potentially significant direct environmental impacts that could result from a STR ban in the City, including but not limited to:

• Air quality . The STR ban would result in an increase in daily mobile emissions of approximately 443 percent of NOx and 444 percent of PM 2.5 from guests of STRs transitioning to using hotels. (CAJA Report, pp. 2 -3.) N Ox causes adverse health consequences including breathing difficulties and increased risk of chronic pulmonary fibrosis as well as bronchitis in children. PM2.5 can damage the respiratory tract, increasing the number and severity of asthma attacks, and aggravating bronchitis and other lung diseases, and reducing the body’s ability to fight infections. ( Ramboll Memo re Environmental Analysis of Short-Term Rental Regulation dated November 14, 2024, p. 3.) Santa Ana City Council
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6 Construction of new hotels without emissions mitigation would result in an excess cancer risk of 48 in a million for the maximum exposed individual – exceeding by more than 4 times SCAQMD’s threshold of 10 in a million. (CAJA Report, p. 2.)

• Environmental Justice Community impacts . The STR ban would disproportionately burden environmental justice communities because the City’s communities most burdened by regional pollution and localized traffic exposure are located near the existing hotel stock and would be directly impacted by in creased hotel usage in response to the STR ban, increasing the known pollution contributors to respiratory and cardiovascular health risks in these communities. (CAJA Report, p. 3.)

• Traffic concentration and health impacts . The STR ban could increase traffic concentrated on roadways going to the hotels in the City by 7,560 vehicles per day, resulting in health impacts that would exceed the SCAQMD CEQA threshold of significance for cancer risk. (CAJA Report, p. 3.)

• Energy. The STR ban would increase energy demand because hotels use more energy per person than STRs (more than 5x more electricity, more than 2x more natural gas). (CAJA Report, p. 3.) By increasing VMT, the STR ban would also increase reliance on fossil fuels to power vehicle trips–the daily mobile fuel consumption for hotels is more than five times greater for hotels compared to STRs for both gasoline and diesel–inconsistent with regional and state climate goals. (CAJA Report, p. 3.)

• GHG emissions. The STR ban would result in an increase of daily mobile emissions of GHG by 443 percent, contributing to a significant increase in emissions in the area in direct conflict with regional and state goals to reduce VMT and GHG emissions from vehicle trips. (CAJA Report, p. 3.) Further, Ramboll concluded that the increased energy demand associated with hotels compared to STRs would result in a 179 percent increase in GHG emissions per person. (CAJA Report, p. 3.)

• Noise. The STR ban could concentrate traffic on roadways going to hotels in the area, since many hotels in the City are located in one concentrated area of the City, resulting in noise impacts above the City’s General Plan Noise Element standard of 65 dBA CNEL, potentially exacerbating existing noise impacts or creating a new significant noise impact. (CAJA, p. 4.)

There are also potential indirect impacts stemming from the ban’s reasonably foreseeable result of new hotel space construction. The STR ban will cause potentially significant new impacts related to hotel construction including air quality and health impacts from construction emissions including diesel particulate matter, and noise impacts exceeding the City’s General Plan Noise Element standard and the City’s noise ordinance. (CAJA Report p. 4.)

These and the other potentially significant environmental impacts summarized in Attachment A to this letter also mean the Amended Ordinance is not eligible for a Class 1 exemption and that the City must prepare a full EIR.

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7 If the City Council were to ignore the substantial evidence in the record of potential impacts and proceed with adopting the Amended Ordinance without first preparing an EIR to analyze these potentially significant impacts, alternatives to the STR ban that may result in lesser impact s, and mitigation measures to reduce the potential impacts, such an action would constitute an abuse of discretion.

Prohibiting STRs in Santa Ana Violates State and Federal Law

The prohibition of STRs in the City violates state and federal laws in numerous ways. Specifically:

1. STRs have legally operated in Santa Ana, with the City’s knowledge and acceptance, for decades.

STRs have operated legally in the City for decades and the City has acknowledged the operation of STRs within its boundaries for years. For instance, on September 15, 2015, the City Council implemented “an emergency ordinance adopting a 45 -day temporary moratorium on the establishment or expansion of any short term residen tial rental use.” (Ordinance No. NS -2886.) This ordinance acknowledged that “[t]he current provisions of the Santa Ana Municipal Code [] do not clearly identify short-term residential rental uses or take into account the potential impacts associated with the establishment of STRs within existing residential zones. As such, provisions of . . . the Code . . . require review, study, and possible revision in order to respond to recent concerns relating to the impacts of these short -term rental uses in the City.” (Id., Section 1.B (emphasis added). ) Importantly, the 2015 emergency ordinance for the moratorium specially provided: “No short-term residential rental is permitted in a residential zone as defined in Article I of Chapter 41 of the Code.” (Id., Section 2.) Of course, this new prohibition would not have been necessary had STRs not been an existing lawful use in the City. On October 20, 2015, the City Council considered a recommendation to extend the moratorium adopted on September 15, 2015, but it declined to do so. The result was that STRs continued operating as lawful residential uses throughout the City.

Then, after continuously issuing ministerial business licenses for hosts renting their property on a short-term basis and long after the temporary moratorium expired, the City changed its position.

Around early 2022, the City suddenly claimed that STRs were pro hibited based on the City’s “permissive” zoning ordinance and commenced enforcement actions against existing hosts. And now, the City states in the Staff Report that “STRs are not, and have never been, a permitted use under the City’s zoning code. The refore, STRs have always been prohibited by the City and this ordinance is reaffirming existing policy and practice.” (November 19, 2024, Staff Report, p. 3.)

This position is directly contradicted by the Municipal Code itself. “Short -Term Rentals” are mentioned in the Municipal Code in the context of urban lot splits. The Municipal Code specifically states that “Short-term vacation rentals (STRs)” are not permitted in dwelling units on lots created by an urban lot split. (Santa Ana Mun. Code § 41.2109(l)(2); see also id. § 41 - 2115(l)(2) [same prohibition for dwelling units on lot for Two-Unit Projects].) Notably, in both of these code provisions, the prohibition on STRs on these types of lots is in a separate subpart Santa Ana City Council
November 18, 2024

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8 from a prohibition on “non-residential uses” on these types of lots . (See Santa Ana Mun. Code § 41.2109(l)(1) [“Residential-only. No non-residential use is permitted on any lot created by urban lot split.”]; § 41 -2115(l)(2) [same].) If STRs were not a residential property use, the separate prohibition would be superfluous.

The City’s express prohibition of STRs on certain lots refutes the City’s argument that they are prohibited by omission throughout the entire City. After all, why would the City prohibit them explicitly in one place if they were already impliedly prohibited everywhere? If they are prohibited in the entire City, sections 41-2109 and 41-2115 would be superfluous—in violation of California law. (In re C.H., 53 Cal.4th 94, 102 -03 (2011) [California courts strive to give meaning to every word in a statute and av oid constructions that render words, phrases , or clauses superfluous.]; Escamilla v. Vannucci, 97 Cal.App.5th 175, 187-88 (2023).) Homeowners cannot understand what is and is not prohibited if the City adopts such nonsensical readings of its own zoning provisions.

Staff’s position that STRs are currently unlawful under the City’s current zoning ordinance is also foreclosed by the California Court of Appeal’s decision in Keen v. City of Manhattan Beach. (77 Cal. App. 5th 142 (Cal. Ct. App. 2022).) There, the court considered a permissive zoning ordinance from Manhattan Beach that is very similar to Santa Ana’s current zoning ordinance. Manhattan Beach’s ordinance permitted “single -family residential” and “multi -family residential” uses but did not say anything about STRs. (Id. at 149.) As a result, people in Manhattan Beach had “[f]or quite some time, . . . rented residential units in Manhattan Beach on both long - and short-term bases,” and “[t]he City knew about that practice and occasionally got co mplaints about a rental property[.]” (Id. at 146.) Then, in 2015, Manhattan Beach passed an ordinance banning STRs and claimed—much like Staff has done here —that it was merely “reiterating” the City’s supposedly existing “implicit” ban on STRs. (Ibid.)

The Court of Appeal squarely disagreed, holding that Manhattan Beach’s zoning code “ always permitted short-term, as well as long-term, residential rentals.” (Id. at 148 (emphasis added).) The court explained that once the house or apartment building was built, anyone – renter or owner – could reside there for periods long or short, since the code “offer[s] no textual basis for a temporal distinction about the duration of rentals”, and the term “‘residence’ does not imply some minimum length of occupancy” ( Id. at 148 -149.) In short, “[a] ‘residential building’ is used for human habitation without regard to length of occupancy,” and “[i]t is possible to reside somewhere for a night, a week, or a lifetime.” (Id. at 149.)

As in Keen, the Santa Ana Municipal Code authorizes “single -family residence” and “multiple family residence” uses, and these classifications place no minimum length of occupancy restriction on these residential uses. (Santa Ana Mun. Code, § 41-184 et seq.) And, just as in Keen, long-term rental of residential property is permitted under the existing Santa Ana code. And so, just as in Keen, without any durational requirement for rentals in the code, there is no justification for the unfounded claim that STRs are currently forbidden.

Santa Ana City Council
November 18, 2024

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9 2. The Amended Ordinance would unlawfully terminate existing, lawful nonconforming uses in violation of rights protected by California law and the City’s Municipal Code.

A lawful nonconforming use is “one that existed lawfully before a zoning restriction became effective and that is not in conformity with the ordinance when it continues thereafter.” Hansen Bros. Enters., Inc. v. Bd. of Supervisors , 907 P.2d 1324, 1327 n.1 (Cal. 1996) (citing cases). The nature and extent of the use at the time the use is rendered nonconforming “determines the right to continue the use.” Id. California courts have long held that a party may continue to use their property even though such use is nonconforming. (Hill v. Manhattan Beach, 6 Cal.3d 279, 285-86 (Cal. 1971); Livingston Rock & Gravel Co. v. Los Angeles County, 43 Cal.2d 121, 127 (Cal. 1954); Edmonds v. Los Angeles County, 40 Cal.2d 642, 651 (Cal. 1953); E.B. Jones v. City of Los Angeles, 211 Cal.304, 310 -311 (Cal. 1930).) The reason is simple: immediate termination of previously lawful (and now non-conforming) uses would be of doubtful constitutionality. (Livingston Rock & Gravel Co., 43 Cal. 2d at 127; Edmonds, 40 Cal. 2d at 651.) Th is follows from “vested rights” principles, which provide that when a zoning ordinance changes, a property owner may have a “vested right” to continue the existing use, notwithstanding the newer zoning restriction. ( City of Ukiah v. County of Mendocino, 196 Cal.App. 3d 47, 56-57 (Cal. Ct. App. 1987).)

Santa Ana’s proposed Ordinances would violate these principles. Hosts are making lawful uses of their property, and they have made significant investments in their homes to offer them as STRs .

Settled California law affords them nonconforming use rights to continue their STR use. The Amended Ordinance cannot legally withdraw those rights.

Prohibiting existing STRs also directly conflicts with the City’s Municipal Code, which provides that legal nonconforming land uses may continue subject to limitations on expansion or enlargement of the use, or abandonment of use. (See Santa Ana Mun. Code § 41-683 – 41-689.)

3. Recent United States Supreme Court cases establish that the Amended Ordinance would result in a taking, entitling all hosts of the 700+ existing STRs in the City to compensation.

The Due Process Clause of the Fourteenth Amendment safeguards rights deeply rooted in United States history. Property rights, traditionally viewed as a “bundle of sticks,” are crucial to liberty, with constitutional framers emphasizing private property as bulwark against unlawful exercises of state power. The right to lease one’s property is a critical aspect of these rights, protected by the Takings Clause of the U.S. and California constitutions, which requires just compensation for property taken or damaged for public use.

The Supreme Court recently expanded physical takings law to encompass temporary and intermittent physical invasions similar to deprivations of the right to lease. In Cedar Point Nursery v. Hassid , the Court held that a regulation requiring agricultural employers to allow union organizers to have periodic and temporary access to farm workers on the property constituted a physical (and not a regulatory) taking. (594 U.S. at 143.) Simply put, the “regulation appropriate[d] for the enjoyment of third parties the owners’ right to exclude,” which, again, the Court hailed as “‘one of the most treasured’ rights of property ownership.” (Id. at 149.) The ordinance here not only impedes on the corollary right to include, it also effectively requires hosts to allow renters Santa Ana City Council
November 18, 2024

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10 on their property for longer, and that longer term use amounts to a physical incursion on hosts’ right to exclude.

Importantly, the Federal District Court of Hawaii recently considered an ordinance similar to that proposed by Santa Ana that barred certain STRs. (Hawai’i Legal Short-Term Rental All. v. City & Cnty. of Honolulu, 2022 WL 7471692, at *2-3 (D. Haw. Oct. 13, 2022).) In resolving the plaintiff’s motion for a preliminary injunction, the court held that the plaintiff would likely succeed on the merits of a takings claim under the Federal and Hawaii Constitutions. (Id. at *5.)

Because the Ordinance impacts both the right to include and the right to exclude from one’s property, all existing STR hosts would be entitled to compensation if the City Council were to adopt the Amended Ordinance.

4. The adoption of the Amended Ordinance would constitute arbitrary and capricious decision-making.

There is no evidence in the record that STRs in the City cause a nuisance, and the City’s extreme approach of banning STRs and infringing on homeowners’ legal rights is unsupported by the record. STRs play an important and environmentally sustainable role in the City, and provide significant benefits to the City, its residents, and its visitors, and these benefits are being completely ignored. The Staff Report provides no evidence that any STRs in the City contribute to nuisance-type conditions such as “excessive noise, parking problems, and trash,” nor does it acknowledge that the SAMC already has several existing enforcement mechanisms to mitigate public nuisances. (SAMC, Chapter 17.)

In reality, many STRs in the City are either owner-occupied, meaning that the host is on site while guests are present because they live there full -time and have an extra room/rooms, or are entire home STRs which are rented on a short-term basis because the owner travels or is in the City only on a seasonal basis and so cannot rent the property on a long -term basis (e.g., six -month or one- year lease). Further, as discussed in a recent study conducted by the Milken Institute on STRs in California, “the notio n that decreasing STR supply will mitigate California’s extreme housing shortage is not supported by the evidence. The only solution to California’s housing crisis is to provide more housing: specifically denser, more affordable multifamily housing units.” 1

A review of the Housing Element reveals that the City does not appear to mention STRs anywhere in that document. (See City of Santa Ana General Plan Housing Element). In the section of the Housing Element discussing “Housing Constraints,” the City notes that various factors influencing the City’s ability to meet its housing goals include market factors (land costs, construction and rehabilitation costs, availability of financing, and recent trends in foreclosures), governmental factors (land use regulations, development standards, building codes, permit procedures, and other local policies), and environmental factors (adequacy of infrastructure, public services, and water

1 Alissa Dubetz, Matt Horton, and Charlotte Kesteven, Staying Power: The Effects of Short -Term Rentals on California’s Tourism Economy and Housing Affordability , MILKEN INSTITUTE (May 2022), https://milkeninstitute.org/sites/default/files/2022-05/Short_Term_Rentals_California.pdf.

Santa Ana City Council
November 18, 2024

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11 supply to support new development). (Id. at A-47). Further, and as discussed in the Milken Institute study, California’s decades-long housing shortage is primarily caused by failure to build enough housing due to rising construction costs, lengthy permitting times, and community opposition, which disincentivize construction of affordable housing. (Dubetz, p. 4.) As Professor Betsy Stevenson, the former Chief Economist at the U.S. Department of Labor and member of President Obama’s Council of Economic Advisers, has written, banning STRs in fact undermines efforts to “make [housing] more affordable.” (Betsey Stevenson, Banning Airbnb Won’t Solve the Housing Crisis, BLOOMBERG NEWS (July 8, 2024), https://www.bloomberg.com/opinion/articles/2024-07- 08/banning-airbnb-will-not-make-housing-more-affordable.) To the contrary, “[a]llowing residents to rent out their homes can help them recoup some of their investment and make city living more affordable.” (Ibid.)

The City’s conclusory approach to regulation does not meet the standard for informed, rational decision-making. Because the City lacks any justification for adopting the Amended Ordinance, such an action would be arbitrary and capricious. ( Strumsky v. San Diego County Employees Retirement Assn., 11 Cal.3d 28, 34 (1974); Avenida San Juan Partnership v. City of San Clemente, 201 Cal.App.4th 1256, 1268 (2011).)

5. The adoption of the Amended Ordinance would illegally impede on hosts’ right to privacy.

The STR ban also implicates the “inalienable” right to privacy under the California Constitution (Hill v. NCAA, 7 Cal. 4th 1, 20 (1994)) by taking away homeowners’ ability to choose who can stay in their homes. ( Coalition Advocating Legal Housing Options v. City of Santa Monica , 88 Cal. App. 4th 451, 459 (2001) [explaining the “right to privacy” includes “the right to be left alone in our homes.”].)

These constitutional privacy protections the protect the property owner’s right to host STRs and invite guests into their home. In Coalition Advocating Legal Housing Options , supra, 88 Cal.App.4th at 454, 459, the Court of Appeal invalidated a local ordinance that limited occupants of ADUs in residential zones to the property owner, property owner’s dependent, or their caregiver, finding the privacy right “to choose with whom to liv e in the main residence…must apply to the right to decide who may live in th e second unit [which]…is still part of the home.” Many host s invite guests into their homes while they are present during the stay, and the City’s ban on all STRs would infringe on hosts’ constitutional right to privacy , which includes the right to choose who can stay in homes.

The City fails to provide any substantial justification to pass the heightened scrutiny applied to laws or regulations that infringe on the right to privacy and cannot do so because STRs have no demonstrable negative impact on the City compared to other residential uses, including long-term rentals.

Santa Ana City Council
November 18, 2024

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12 6. The adoption of the Amended Ordinance would illegally infringe the right to contract.

The Ordinance also violates hosts’ right to contract under the California constitution, which prohibits laws impairing the obligation of contracts. (Cal. Const., Art I, § 9.) The “threshold question” is “whether the state law has, in fact, operated as a substantial impairment of a contractual relationship.” (Alameda Cnty. Sheriff’s Ass’n v. Alameda Cnty. Emps.’ Ret. Ass’n , 9 Cal. 5th 1032, 1075 (2020).) “If the state law is found to create a ‘substantial’ impairment, the inquiry turns to the means and ends of the legislation,” with the state required to demonstrate a “significant and legitimate public purpose” for the law and the court required to evaluate whether the adjustment of the rights and responsibilities of the contracting parties is “reasonable” and “appropriate to th[at] public purpose.” ( Id. (citations omitted); see also Calfarm Ins. Co. v.

Deukmejian, 48 Cal. 3d 805, 831 (1989).)

Rental Alliance hosts have already agreed to rent their property on a short -term basis to guests in upcoming months. An immediate ban on STRs would invalidate those contractual obligations of STR owners in violation of this constitutional right.

7. The adoption of the Amended Ordinance would deprive hosts of their substantive due process rights.

Termination of a lawful nonconforming use effects a deprivation of property without due process of law, and banning the ability of homeowners to rent their home to visitors more broadly violates their substantive due process rights under the California and U.S. constitutions by infringing on their property rights, including the “right to lease,” one of the many property rights within the “bundle of sticks” of property rights. (United States v. Craft, 535 U.S. 274, 278 (2002).)

8. The proposed fines violate the United States Constitution.

The administrative fines proposed by the Resolution are also so excessive as to raise federal constitutional concerns. The Eighth Amendment to the United States Constitution forbids the City from imposing excessive fines. The United States Supreme Court ha s held that “[t]he touchstone of the constitutional inquiry under the Excessive Fines Clause is the principle of proportionality:
the amount of the forfeiture must bear some relationship to the gravity of the offense that it is designed to punish.” (United States v. Bajakajian, 524 U.S. 321, 334 (1998).) Here the Amended Ordinance’s proposed fines of $1,500 for a first violation, $3,000 for a second violation, and $5,000 for a third violation fail to meet the principle of proportionality. ( See, e.g., Kalthoff v.

Douglas Cnty., 2021 WL 3010006, at *6 (D. Nev. July 15, 2021) (finding “it troubling that many of these fines [for violations of short-term rental ordinance] [we]re for several thousands of dollars without any authority to lower the fines for particular violators’ circum stances” and enjoining enforcement of fines on constitutional grounds).)

Santa Ana City Council
November 18, 2024

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13 The City Has Refused To Provide Evidence Surrounding its Treatment of STRs and the Basis for Banning STRs in Violation of the California Public Records Act

In April 2024, a Public Records Act request was filed with the City in an effort to understand what motivated the City’s pursuit of a total ban on STRs. Over six months later, the City has still not produced a response to the PRA. (See PRA 24-715.) The City has responded to over 1,000 PRA requests filed after the PRA seeking information about the City’s treatment of STRs. As such, the City appears to be concealing the true motivations for seeking to ban all STRs in the City. To date, the City has not provided any evidence to support its claim that STRs in the City have a negative impact on public health, safety, and welfare, if any even exists.

We strongly urge the Council to refrain from taking any action on the proposed STR prohibition until the City has responded to the Public Records Act request.

Proposed Path Forward

We urge the City Council to rescind the currently effective and illegally adopted Ordinance, reject the Amended Ordinance, and direct Staff to work with all stakeholders to develop a new ordinance that authorizes STRs to continue operating subject to reasonable regulations. Specifically, we recommend establishing an enforcement and transient occupancy tax (“TOT”) regime for STRs.

This type of regulation strikes the appropriate balance while maintaining the ability of STR owners to operate in the City.

While the Rental Alliance is ready and willing to work with the City, for the reasons summarized above, should the City Council move forward with adopting the Amended Ordinance we will challenge this action in court to protect our client’s rights.

Sincerely,

GAINES & STACEY LLP

Alicia B. Bartley
By
ALICIA B. BARTLEY

cc: Jose Montoya (Via Email - [email protected])
Amy Hoyt (Via Email - [email protected])
Hannah Park (Via Email - [email protected])

Attachments
Attachment A – CAJA Environmental Services, Potential Significant Environmental Effects of Banning Short -Term Rentals in the City of Santa and Requirement Require Additional Environmental Analysis Under CEQA, November 14, 2024.

Attachment A

CAJA Environmental Services, Potential
Significant Environmental Effects of Banning
Short-Term Rentals in the City of Santa and
Requirement Require Additional Environmental
Analysis Under CEQA, November 14, 2024.

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Date: November 14, 2024
Ramboll
250 Montgomery St.,
Suite 1200 San Francisco,
CA 94104 US
USA

T+1 510 655 7400
F+1 510 655 9517
https://ramboll.com

MEMO
To File
From Eric C. Lu, Sarah Manzano, and Brent Ferren
Subject ENVIRONMENTAL ANALYSIS OF SHORT-TERM RENTAL

REGULATION

Ramboll Americas Engineering Solutions, Inc. (Ramboll) evaluated potential air quality, greenhouse gas (GHG), energy and noise environmental impacts of a potential ban on short-term rentals (STR) in Santa Ana, California. As discussed throughout this memo, Ramboll found that the ban of STRs in Santa Ana has the potential to increase emissions and noise that should be evaluated further. The increase in emissions and noise have the potential to cause a significant impact in relation to California Environmental Quality Act (CEQA). Ramboll’s analysis was informed by the economic analysis performed by Ramboll’s Stefanie O’Gorman (see Exhibit A).
1 Overview
As a result of the proposed STR ban, individuals would be unable to enjoy the benefits of STRs within Santa Ana, which will increase demand for local hotels as the only option for short term stays within Santa Ana. As a result, individuals will be forced to travel greater distances to other commercials centers in the region to find available STRs and available/affordable hotels, introducing additional vehicle miles traveled (VMT). In particular, increased travel to and from hotels and STRs in the region because of the unavailability of STR in Santa Ana could increase emissions relative to South Coast Air Quality Management District (SCAQMD) thresholds for criteria air pollutants (CAPs), with the potential to cause short-term and long-term health impacts to sensitive receptors, exceedances of appliable air quality standards, and inconsistencies with applicable air quality and climate plans, all of which create a fair argument of environmental impacts that need to be studied further under CEQA. The ban of STRs will also likely result in increased traffic congestion and noise impacts that require further study under CEQA.
1, 2

1 Airbtics reports approximately 1,000 short-term rentals in Santa Ana, which is referenced throughout this analysis. However, conclusions herein are largely based on comparative impacts to the elimination of short-term rentals and are not dependent on the actual number of short term rentals in Santa Ana today. 2 https://app.airbtics.com/airbnb-data/united-states/CA/santa%20ana “P

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2 Health Impacts from Criteria Pollutants
Criteria air pollutants (CAPs) are defined as pollutants for which the federal and state governments have established ambient air quality standards, or criteria, for outdoor concentrations to protect public health. The federal and state standards have been set, with an adequate margin of safety, at levels above which concentrations could be harmful to human health and welfare. These standards are designed to protect the most sensitive people from illness or discomfort. Pollutants of concern include ozone (O
3), nitrogen oxides (NOx), carbon monoxide (CO), sulfur oxides (SOx), particulate matter less than 10 microns in diameter (PM10), and particulate matter less than 2.5 microns in diameter (PM2.5).

The STR ban has the potential to increase emissions of these pollutants and their health impacts are discussed in the following paragraphs.

Ozone
O3 is a colorless gas that is formed in the atmosphere when volatile organic compounds (VOCs), sometimes referred to as reactive organic gases (ROG), and oxides of nitrogen (NOx) react in the presence of ultraviolet sunlight. O3 is not a primary pollutant; it is a secondary pollutant formed by complex interactions of two pollutants directly emitted into the atmosphere. The primary sources of VOCs and NOX, the precursors of O3, are automobile exhaust and industrial sources. Meteorology and terrain play major roles in O3 formation, and ideal conditions occur during summer and early autumn on days with low wind speeds or stagnant air, warm temperatures, and cloudless skies. Short-term exposures (lasting for a few hours) to O3 at levels typically observed in Southern California can result in breathing pattern changes, reduction of breathing capacity, increased susceptibility to infections, inflammation of the lung tissue, and some immunological changes.

Nitrogen Oxides
Most NO2, like O3, is not directly emitted into the atmosphere but is formed by an atmospheric chemical reaction between nitric oxide (NO) and atmospheric oxygen. NO and NO2 are collectively referred to as NOX and are major contributors to O3 formation. The primary sources of NO, the precursor to NO2, include automobile exhaust and industrial sources. High concentrations of NO2 can cause breathing difficulties and result in a brownish-red cast to the atmosphere, causing reduced visibility. There is some indication of a relationship between NO2 and chronic pulmonary fibrosis, and some increase in bronchitis in children (2 and 3 years old) has also been observed at concentrations below 0.3 parts per million by volume (ppm).

Carbon Monoxide
Carbon Monoxide (CO) is a colorless and odorless gas formed by the incomplete combustion of fossil fuels. CO is emitted almost exclusively from motor vehicles, power plants, refineries, industrial boilers, ships, aircraft, and trains. In urban areas, such as Santa Ana, automobile exhaust accounts for the majority of CO emissions. CO is a non-reactive air pollutant that dissipates relatively quickly; therefore, ambient CO concentrations generally follow the spatial and temporal distributions of vehicular traffic. CO concentrations are influenced by local meteorological conditions, primarily wind speed, topography, and atmospheric stability. CO from motor vehicle exhaust can become locally concentrated when surface- based temperature inversions are combined with calm atmospheric conditions, a typical situation at dusk in urban areas between November and February. The highest levels of CO typically occur during the colder months of the year when inversion conditions, where a layer of warm air sits atop cool air, “P

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are more frequent and can trap pollutants close to the ground. In terms of health, CO competes with oxygen, often replacing it in the blood, thus reducing the blood’s ability to transport oxygen to vital organs. The results of excess CO exposure can be dizziness, fatigue, and impairment of central nervous system functions.

Sulfur Oxides
Sulfur Dioxide (SO2) is a colorless, pungent gas formed primarily by the combustion of sulfur-containing fossil fuels. The main sources of SO2 are coal and oil used in power plants and industries; as such, the highest levels of SO2 are generally found near large industrial complexes. In recent years, SO2 concentrations have been reduced by the increasingly stringent controls placed on stationary source emissions of SO
2 and limits placed on the sulfur content of fuels. SO2 is an irritant gas that attacks the throat and lungs and can cause acute respiratory symptoms and diminished ventilator function in children. SO2 can also yellow plant leaves and erode iron and steel.

Particulate Matter
Particulate matter (PM) pollution consists of very small liquid and solid particles floating in the air, which can include smoke, soot, dust, salts, acids, and metals. Particulate matter can form when gases emitted from industries and motor vehicles undergo chemical reactions in the atmosphere. PM2.5 and PM10 represent fractions of particulate matter. Fine particulate matter, or PM2.5, is roughly 1/28 the diameter of a human hair. PM2.5 results from fuel combustion (e.g., motor vehicles, power generation, and industrial facilities), residential fireplaces, and woodstoves. In addition, PM2.5 can be formed in the atmosphere from gases such as sulfur oxides (SOX), NOX, and VOCs. Inhalable or coarse particulate matter, or PM10, is about one- seventh the thickness of a human hair. Major sources of PM10 include dust stirred up by vehicles traveling on roads; crushing or grinding operations; wood-burning stoves and fireplaces; dust from construction, landfills, and agriculture; wildfires and brush/waste burning; industrial sources; windblown dust from open lands; and atmospheric chemical and photochemical reactions.

2.5 and PM10 pose a greater health risk than larger-size particles. When inhaled, these tiny particles can penetrate the human respiratory system’s natural defenses and damage the respiratory tract. PM2.5 and PM10 can increase the number and severity of asthma attacks, cause or aggravate bronchitis and other lung diseases, and reduce the body’s ability to fight infections. Very small particles of substances such as lead, sulfates, and nitrates can cause lung damage directly or be absorbed into the bloodstream, causing damage elsewhere in the body. Additionally, these substances can transport absorbed gases, such as chlorides or ammonium, into the lungs, also causing injury. Whereas PM10 tends to collect in the upper portion of the respiratory system, PM2.5 is so tiny that it can penetrate deeper into the lungs and damage lung tissues. Suspended particulates also damage and discolor surfaces on which they settle, as well as produce haze and reduce regional visibility. 3 An STR Ban Will Increase Air Pollutant Emissions and Greenhouse Gas Emissions
There are approximately 1,000 active Airbnb listings in Santa Ana. Elimination of these Airbnb rentals and other short-term rentals in Santa Ana and the corresponding increase in guests at Santa Ana hotels “P

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would result in an increased trip length, as potential guests would have fewer options to stay as close as possible to daily destinations during their stay in Santa Ana.

In addition, the number of trips taken by guests to and from their site of accommodation would be higher for hotels than for short-term rentals, as evidenced by Institute of Transportation Engineers (ITE), introducing additional vehicle miles traveled. Recreational Homes (ITE Land Use Code 260) have an average weekday trip generation rate of 3.55 trips per day while the Hotel land use (ITE Land Use 310) has 7.99 trips per day. This increase in trips may be due to the need to leave the hotel for amenities, such as food, and increased worker trips.

The increase in mobile emissions associated with short-term rentals compared to hotels is presented below in Table 1. Based on publicly available statistics on the current Airbnb listings in Santa Ana, the average capacity per STR is 5.6 people and there are approximately 1,000 active Airbnb listings.3 This results in a service population of 5,600 people. As a result of the potential STR ban, this would require 1,867 hotel rooms to accommodate this same service population assuming one hotel room has a capacity of 3 people. The number of peak daily trips was estimated using the ITE trip rates for STRs and hotel rooms and the number of STRs and hotel rooms required to serve the same population. The number of daily miles traveled was estimated assuming a single trip to a hotel is 2 miles longer than a single trip to a STR since guests might have to stay farther from daily destinations if they stay at a hotel. These assumptions were used to determine daily mobile emissions.

Mobile emissions from visitors staying at a hotel would generate up to 444 percent more criteria air pollutant emissions and GHGs than from visitors staying at an STR.4 Therefore, the ban has the potential to considerably increase emissions in the area. The increase in VMT and greenhouse gas emissions is directly inconsistent with regional and state goals to reduce VMT and greenhouse gas emissions from vehicle trips.

Additional calculation details can be found in Appendix A.

Table 1. Emissions Increase due to Additional VMT
Criteria Air Pollutant
Percent Increase in daily mobile
emissions from STR to hotel to serve
the same population
VOC 442%
NOx 443%
CO 443%
SOx 444%
PM10 444%
PM2.5 444%
GHG (CO2e) 443%

3 https://app.airbtics.com/airbnb-data/united-states/CA/santa%20ana 4 This percent increase is independent of the number of short-term rentals in Santa Ana. The number of short-term rentals and population are provided for illustrative purposes only. “P

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4 An STR Ban Will Disproportionally Burden Environmental Justice Communities The proposed STR ban in Santa Ana, CA, raises critical environmental justice concerns, particularly given the City’s existing pollution burdens from regional pollution and localized traffic exposure near the existing hotel stock, and the potential for increased hotel usage in response to restrictions on STRs. The existing hotels are predominately located near the I-5 and 55 freeways on the southeastern boundary of the City. This area shows elevated burden according to the California Office of Environmental Health Hazard Assessment (OEHHA) CalEnviroScreen (CalEnviroScreen 4.0) data. 5 CalEnviroScreen was
developed as a mapping tool that identifies California communities most impacted by pollution and other environmental risks to identify vulnerability to adverse health effects from those sources.

CalEnviroScreen takes into account environmental and socioeconomic factors to develop a percentile of burden across the State of California. Factors include indicators of pollution burden (including ozone, traffic, pesticides, drinking water) and population characteristics (including asthma, cardiovascular disease, education, poverty), which are each scored and weighted to derive a pollution burden score, population characteristic score, and the final CalEnviroScreen score. The Santa Ana tracts that border the I-5 and 55 freeways near the Southeastern boundaries of the city are identified as vulnerable tracts are also the current locations for the greatest density of hotels in Santa Ana.

As shown in Figure 1, the CalEnviroScreen tool identifies Santa Ana, and particularly the freeway- adjacent tracts, as highly burdened, being classified into the 80 th percentile and above for the
CalEnviroScreen overall percentile, with tracts above the 90th percentile (Tract 6059074406 93rd percentile as the maximum). This significant elevation in burden is driven by the pollution and exposure burden; these freeway-adjacent tracts are ranked in the 90th percentile and above for pollution burden (Tract 6059074003 99th percentile for pollution burden) and face extreme burden from air pollution associated with vehicle traffic emissions, and direct traffic exposure (Tract 6059074406 99th percentile for traffic).

Conversely, while central Santa Ana tracts still register as overburdened and pollution-impacted, tracts in the center of the City are comparatively lower burdened and near the 70th percentile for overall burden.

Further screening tools, the Council on Environmental Quality’s Climate and Economic Justice Screening Tool (CEJST),6 the US EPA’s Environmental Justice Screening and Mapping Tool (EJScreen, Version

2.3),7 and the Public Health Alliance of Southern California’s California Health Places Index (HPI 3.0),8 each highlight significant environmental and health concerns for Santa Ana in almost all tracts, with traffic proximity and the associated vehicle traffic-generated air pollution as the driving metrics of those disadvantage and burden ratings.

5 OEHHA. CalEnviroScreen 4.0. May 2023. Available at:
https://oehha.ca.gov/calenviroscreen/report/calenviroscreen-40. 6 Council on Environmental Quality. Climate and Economic Justice Screening Tool. Available at:
https://screeningtool.geoplatform.gov/en/.
7 US EPA. Environmental Justice Scre ening and Mapping Tool. Available at: https://www.epa.gov/ejscreen. 8 Public Health Alliance of Southern California. Healthy Places Index (HPI) 3.0. 2022. Available at:
https://www.healthyplacesindex.org/.
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Figure 1. OEHHA CalEnviroScreen 4.0, Santa Ana, CA. Overall Percentile of Exposure and Burden.

In Figure 2, the EJScreen-measured traffic proximity is expressed as the counts of vehicles per day divided by the distance between the vehicle(s) and tract, providing a percentile rank for total exposure.

The data included demonstrates the extreme disparity for these near-freeway Santa Ana tracts, the same tracts in the Northeast and Southeast of Santa Ana where hotels are primarily located, as these tracts already experience among the most extreme traffic exposures in the state and country (Figure 2, the traffic proximity expressed as traffic volume and distance and displayed as state percentile by tract). These already traffic-exposure overburdened tracts risk further concentration of traffic from increased hotel use and potential new hotels (further discussed in Section 7). Therefore, the congestion and traffic density increases may be more impactful to this already overburdened area.

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Figure 2. US EPA Environmental Justice Screening and Mapping Tool, Santa Ana, CA, environmental burden indicator of traffic proximity.

The proposed STR could shift visitor accommodations in STRs from lower-burdened, dispersed residential areas to concentrated hotel zones in southeast Santa Ana, where pollution and traffic emission levels are already elevated. This shift in accommodation location could lead to increase vehicular traffic and hotel-generated emissions in an already-concentrated area facing significant air pollution exposure levels and health risks. Furthermore, the construction of more hotels in this area to meet the demands for visitors due to the STR ban could increase emissions from construction and additional operation to an area with higher burden. The relocation of accommodations could further the known pollution contributors to respiratory and cardiovascular health risks in these already overburdened communities.
5 An STR Ban Would Increase Energy Demands Because Hotels Use More Energy Per Person Than STRs
The proposed STR ban could cause visitors who would have otherwise stayed in STRs to stay in hotels, which consume more energy per person than STRs. Using CalEEMod, Ramboll modeled the operational GHG emissions of hotels and STRs for comparison. The single-family home CalEEMod land use type was used a surrogate for STR. Assuming an occupancy rate of 3 people per hotel room and 5.6 people per STR, hotels have much higher associated GHG emissions per person. It was found that hotels consume

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more electricity and natural gas per person than STRs, as shown in Table 2 and in the CalEEMod output in Appendix B.9
Table 2. Operational Energy Use per Person
Land Use
Electricity Natural Gas
kWh/yr/person kBTU/yr/person
Hotel 6,773 13,974
Short Term Rentals 1,231 6,846
As a result of the increase in energy consumption when staying in a hotel instead of an STR, GHG emissions from energy consumption per person would increase by 179 percent. 6 An STR Ban Will Increase Fossil Fuel Usage
In addition, increased VMT would require greater reliance on fossil fuels to power vehicle trips. Even with California’s policies to shift the vehicle fleet towards cleaner cars and trucks, vehicle usage will continue to rely on gasoline for car and truck trips for years to come. The STR ban therefore results in greater reliance on fossil fuels, inconsistent with regional and state climate policy. The estimated fuel use is summarized in Table 3 and utilizes the same assumptions from Table 1. Additional calculation details can be found in Appendix A.
10 Table 3. Daily Mobile Fuel Consumption
Land Use
Gasoline Diesel
Gallons per day Gallons per day
Hotels 6,916 197
Short Term Rentals 1,272 36
Percent Increase with Hotel Use 444% 447%
7 An STR Ban Could Concentrate Traffic Resulting in Potential Noise and Health Impacts
The potential ban of short-term rentals in Santa Ana could result in concentrated traffic on roadways going to hotels in the area, which could have noise and health impacts to the surrounding land uses. As described above, removing short term rentals as a means for lodging in Santa Ana would result in visitors needing to rely on hotels for their stay. Currently, there are over 20 hotels in the city limits of Santa Ana and over half of them are located in one concentrated area in the southeastern part of the City along Highway 55. It can be assumed that if more people will need stay in hotels instead of STRs, then the traffic to this part of town would increase significantly as it is likely all of this traffic would be concentrated to the roadways surrounding the hotel zone area. In comparison, traffic caused from

9 The CalEEMod analysis is based on 134 dwelling units, which is the amount of STRs that would accommodate the same number of people as a 250 room hotel. However, the energy use per person and percent increase in GHG emission is independent of the absolute number of short-term rentals in Santa Ana. 10 The fuel usage is based on 1,000 STRs in Santa Ana. However, the percent increase is independent of the number of short-term rentals in Santa Ana.
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visitors traveling to and from various STRs located throughout the City would result in more diversified traffic patterns as all visitors are not driving to one area. Furthermore, a potential new hotel constructed to meet the demand as a result of the STRs ban would likely be constructed in the area of Santa Ana with the majority of hotels, further concentrating traffic in this area.

Health Risk Impacts from Traffic
Ramboll performed a preliminary analysis that quantified the health risks from traffic emissions in order to assess the impact that increased hotel use in Santa Ana due to a ban on STRs could cause. A typical roadway with approximately 30,000 average annual daily trips (AADT) results in an excess cancer risk of 40 in a million at a nearby residential receptor.
11,12,13 According to ITE, hotels generate 7.99 trips per day per hotel room.14 There are currently approximately 1,000 Airbnbs in Santa Ana, with other STRs also available.15 Assuming this ban contributes to 950 more hotel rooms being used, traffic would increase by 7,560 vehicles per day, which results in health impacts that would exceed 10 in a million, which is the SCAQMD CEQA threshold of significance for cancer risk. This scaling approach also does not take into account increased truck traffic associated with deliveries to a hotel that would not occur to an STR. Therefore, banning STRs in Santa Ana could result in an increase in traffic on certain roadways that could be considered significant. If additional truck trips were taken into account, the number of hotel rooms that could cause an exceedance of the threshold of significance for cancer risk could be lower than 950 hotel rooms.

It could be assumed that similar trends to cancer risk based on near-roadway traffic exposure would be true for particulate matter and toxic air contaminant emissions.

Noise Impacts from Traffic
Ramboll evaluated whether a potential traffic volume increase could cause a traffic noise increase that is considered either substantial (per CEQA guidelines) or increases the ambient conditions to a level above the Santa Ana General Plan Noise Element standard (65 dBA CNEL).

Traffic noise analyses require specific knowledge of existing and future traffic volumes and vehicle mixes as well as project-related traffic volumes and mixes. In this case, this information is currently unknown.

However, the following figure shows the current (2022) exterior levels of noise created by cars, trucks, or trains traveling along roadways and rail lines in the City. The City’s noise and land use compatibility standards (see Table N-1) consider exterior levels above 65 dBA (CNEL) to be generally incompatible for residential and other noise-sensitive land uses.

If residential or other noise-sensitive areas within the City that are currently below the 65 dBA CNEL level experienced traffic volume increases, specifically due to an increased hotel demand resulting from

11 Health impacts obtained from highway 152 from the Ba y Area Air Quality Management District (BAAQMD) Mobile Source Screening tool at a distance of 100 feet from the roadway. This was used as a surrogate to estimate general health risks from only traffic. The traffic volume along this road was obtained from CalTrans. 12 Bay Area Air Quality Management District (BAAQMD ). 2022. CEQA Roadway Screening Tool - Cancer Risk.

Available at: https://data.bayareametro.gov/Environment/CEQA-Roadway-Screening-Tool-Cancer-Risk/kz4a-ueki 13 CalTrans, Traffic Census Program. Available at: https://dot.ca.gov/programs/traffic-operations/census. 14 ITE. Trip Generation Manual 11th Edition.
15 https://app.airbtics.com/airbnb-data/united- states/CA/santa%20ana?payment-plan=pro&payment- duration=yearly
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the proposed STR ban, and the traffic volume increase caused the CNEL level to now exceed 65 dBA, the STR ban could be considered to have caused a significant impact.

The magnitude of a traffic noise increase is dependent on several factors including the traffic volume increase, the vehicle mix, and the local site conditions. Based on standard methodologies prescribed by the Federal Highway Administration (FHWA) and considering a vehicle mix typical of suburban/urban areas, traffic volume increases would be expected to result in the following traffic noise increases.

Project-specific detailed analysis, including a traffic analysis, would be required to further evaluate.

Nonetheless, the volume increases listed below suggest the traffic increases likely necessary to increase the existing traffic noise conditions would need to be significant. As shown in the Figure below, the existing hotel stock is in the area near Highway 55 that is either already above the noise standard of 65 dBA or near the standard. Therefore, adding additional traffic to this area due to the shift to hotels as a result of the STR ban or the addition of new hotels to the area has the potential to exacerbate the existing noise impacts or create a new noise impact. Therefore, this should be studied in more detail.

Figure 3. Contours from the Noise Element. Source: Noise Element, Santa Ana General Plan, Final, April 2022.

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Table 4. Noise Impact from Traffic Increase
Traffic Volume Increase Potential Traffic Noise Increase 25% 1 dB
50% 2 dB
100% 3 dB
8 Elimination of Short-Term Rentals Could Cause the Construction of New Hotels to Meet Demand; the Construction of New Hotels Would Result in Numerous Environmental Impacts That Require Studying
As detailed in the Ramboll memorandum “ECONOMICS ANALYSIS OF SHORT-TERM RENTAL REGULATION”, the prohibition of STRs, including those currently operating within the City, could compel tourists to seek alternative accommodations, increasing demand for hotels and potentially leading to the development of additional hotels as a reasonably foreseeable consequence of the STR ban. The construction of hotels has impacts on the environment that have not been studied. In particular, construction of hotels has potential noise and air quality impacts as discussed below.

Potential Hotel Construction Air Quality and Health Impacts Resulting from STR Ban Ramboll performed a screening health risk assessment to determine the potential cancer risk resulting from construction activity of a hypothetical new hotel. The emissions associated with the construction of these hotels encompass on-site, off-road heavy equipment, off-site, on-road vehicle travel, architectural coating, paving, and fugitive dust. Ramboll utilized CalEEMod to estimate construction emissions from a 250-room hotel as shown in Appendix B, which is an average mid-size hotel.

Ramboll used an existing hotel project site to model emissions in AERMOD as a surrogate for the space of hotel construction. Concentrations resulting from diesel particulate matter (DPM) emissions from off- road construction equipment in CalEEMod were modeled on receptors in a grid of 20 meters. The health risk assessment used default exposure assumptions for residents as outlined by OEHHA.16 As indicated in Table 5, the construction of a hotel without emissions mitigation results in an excess cancer risk of 48 in a million for the maximum exposed individual (MEI), which exceeds the SCAQMD’s threshold of 10 in a million. Cancer risks continue to exceed the threshold until a distance of 450 feet from the construction area.

Table 5. Cancer Risk from Hotel Construction
Source Cancer Risk (in a million)
Construction of a 250 room Hotel 48
SCAQMD Threshold of Significance 10
Potential Hotel Construction Noise Impacts Resulting from STR Ban Construction of structures generates noise, which is regulated by the City of Santa Ana.

16 OEHHA. 2015. Air Toxics Hot Spots Program. Risk Assess ment Guidelines. Guidance Manual for Preparation of Health Risk Assessments. February.
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City of Santa Ana Noise Element
California Government Code encourages each local government entity to implement a noise element as part of its general plan. In addition, the California Governor’s Office of Planning and Research has developed guidelines for preparing noise elements, which include recommendations for evaluating the compatibility of various land uses as a function of community noise exposure. The City of Santa Ana has established a Noise Element as part of the Santa Ana General Plan.17 The Noise Element works to ensure that the City limits the exposure of the community to excessive noise levels in noise-sensitive areas and at noise-sensitive times of day. Specifically, the City has established standards for noise levels (Community Noise Equivalent Level [CNEL], dBA) for land uses as displayed in Table N-1.

Additionally, all residential uses should be protected with sound insulation over and above that provided by normal building construction when constructed in areas exposed to greater than 60 dBA CNEL.

Sound levels resulting from a project that exceed the standards listed in Table N-1 or that cause the existing conditions to increase above these standards would typically be considered to be impacting the surrounding community.

Figure 4. Noise Standards from the Noise Element. Source: Noise Element, Santa Ana General Plan, Final, April 2022.

City of Santa Ana Noise Ordinance
The City of Santa Ana regulates noise emissions via the Santa Ana Municipal Code, specifically Chapter 18, Article 6 (Noise Control).18 The noise ordinance establishes that it is unlawful for any person at any location within the City of Santa Ana to create any noise, or to allow the creation of any noise on property owned, leased, occupied, or otherwise controlled by such person, which creates a sound level 17 https://www.santa-ana.org/documents/april-2022-general-plan-noise-element/ 18 https://library.municode.com/ca/santa_ana/codes/code_of_ordinances?nodeId=PTIITHCO_CH18HESA_ARTVINOC O

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at a residential property that exceeds the following exterior noise standards. The noise levels are based on a cumulative period of more than 30 minutes in any hour.

Table 6. Santa Ana Noise Ordinance
Source: Santa Ana Municipal Code, §18-312.

Noise emissions from one property that propagate onto an adjacent or nearby residential property and exceed these limits are deemed to be noncompliant with the Santa Ana Municipal Code. Noise emissions related to construction activities are exempt from the limits, provided the construction activities do not occur place between 8:00 p.m. and 7:00 a.m. on weekdays, including Saturday, or at any time on Sunday or a federal holiday.

Analysis of New Hotel Construction
The effect of construction noise impacts on nearby noise-sensitive neighbors is dependent on the location and nature of the construction activities. Depending on the construction activities and neighboring land uses, there is a potential for possible significance threshold exceedances related to the resulting construction activities, particularly in relation to residential communities.

While noise from construction activities is exempt from the Santa Ana Municipal Code during daytime hours, noise from construction activities occurring during the nighttime hours (as detailed in the previous section) must comply with the established limits. Additionally, the potential for substantial temporary increases to the existing ambient conditions could be considered relative to CEQA guidelines.

Construction typically involves the use of heavy machinery that can be a significant source of noise and, while often temporary, can result in significant impacts. Construction equipment commonly includes air compressors, backhoes, concrete trucks, cranes, dump trucks, excavators, graders, pavers, tractors/dozers, vibratory rollers, portable generators, and water trucks. Depending on the phase of construction, project construction typically involves a combination of these types of off-road and portable construction equipment. Assuming a typical construction plan, common types of construction equipment, and typical construction equipment sound levels published by resources such as the U.S.

Federal Highway Administration, the Federal Transit Administration, and manufacturers, potential overall sound levels can be estimated. Accordingly, construction sound levels could range from approximately 75 to 90 dBA assuming typical receptor distances of 500 ft to 50 ft. Construction activities also may need to occur at night due to various limitations. Examples include concrete pours that need to occur when other construction is not happening or would impede traffic, accelerated construction needs to meet hotel demand that may come with the Olympics in 2028, roadway construction work that needs to occur at nighttime.

The table below outlines general construction phasing and equipment assumptions employed to estimate approximate sound pressure levels (SPL) for common construction phases for a hotel use as generated in CalEEMod.19 It is anticipated that these sound pressure levels are above typical 19 California Air Pollution Control Officers Association (CAPCOA). California Emissions Estimator Model (CalEEMod®), Version 2022.1. Available online at https://www.caleemod.com/ .

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suburban/urban ambient sound levels and therefore could cause a temporary increase above the threshold discussed above. For reference, typical suburban/urban background sound levels are commonly on the order of 45 to 55 dBA during daytime hours and lower during nighttime hours.20 Because sound pressure levels from construction of a new hotel, which was needed due to a STR ban, have the potential to cause a temporary increase above the noise level threshold, more analysis is needed to evaluate specific impacts and potential mitigation. While construction may be exempt from the noise ordinance during daytime hours, the table below shows that the construction could have a significant noise impact on the community.

Furthermore, if any nighttime construction activity is needed for the hotel, the noise levels below show that threshold for nighttime work in the noise ordinance would be exceeded.

Table 7. Noise Impacts from Construction Activity
Construction
Phase
Equipment Type Qty
Avg.

Usage
Hours
per
Day
Size,
Hp
Equip
Lmax
SPL @
50 ft
dBA
Acoustical
Use
Factor
Equip
SPL @
50 ft
dBA
Total
SPL @
50 ft
dBA
Total
SPL @
50 ft
dBA
Total
SPL @
500 ft
dBA
Site
Preparation
Rubber Tired Dozers 3 8 367 85 40% 81 86
89 79 Tractors/Loaders/Bac
khoes
4 8 84 84 40% 80 86
Grading
Excavators 2 8 36 85 40% 81 84
90 80
Graders 1 8 148 85 40% 81 81
Rubber Tired Dozers 1 8 367 85 40% 81 81
Scrapers 2 8 423 85 40% 81 84
Tractors/Loaders/Bac
khoes
2 8 84 84 40% 80 83
Building
Construction
Cranes 1 7 367 83 16% 75 75
87 77
Forklifts 3 8 82 75 40% 71 76
Generator Sets 1 8 14 82 50% 79 79
Tractors/Loaders/Bac
khoes
3 7 84 84 40% 80 85
Welders 1 8 46 74 40% 70 70
Paving
Pavers 2 8 81 85 50% 82 85
89 79 Paving Equipment 2 6 89 85 50% 82 85
Rollers 2 6 36 85 20% 78 81

20 U.S. Environmental Protection Agency, Community Noise, December 31, 1971.

Confidential
APPENDIX $
907$1$/<6,6
Appendix Table A1: VMT and Mobile Emissions Comparison of Short Term Rentals and Hotels VOC NOx CO SOx PM10 PM2.5 CO2e
Short Term
Rental 5.6 1,000 STRs 5,600 6.8 3.55 3,550 24,101
Hotel 3.0 1,867 Hotel
Rooms 5,600 8.8 7.99 14,915 131,086
Abbreviations:

CalEEMod - California Emissions Estimator Model NOx - nitrogen oxide compounds (NO + NO2) STR - short term rental CO - carbon monoxide PM2.5 - particulate matter less than 2.5 microns in diameter VOC - volatile organic compounds CO2e - carbon dioxide equivalents PM10 - particulate matter less than 10 microns in diameter VMT - vehicle miles traveled ITE - Institute of Transportation Engineers SOx - sulfur oxide compounds References:
https://app.airbtics.com/airbnb-data/united-states/CA/santa%20ana ITE. Trip Generation Manual 11th Edition.

California Air Resources Board (ARB) 2021. EMFAC2021. Available at: https://ww2.arb.ca.gov/our-work/programs/mobile-source-emissions-inventory/msei-modeling-tools Land Use
Population
Rate1
(per STR or
hotel room)
442%
Population
Capacity1
Trips Rate3
(trips/day)
Percent Increase of Operational Emissions from STR to
Hotel to serve the same Population6
Peak Daily
Trips4
(one-way
trips/day)
Peak Daily
VMT5
(miles/day)Quantity
Trip
Distance2
(miles)Unit
6 The percent increase from short term rentals compared to hotels were calcuated for criteria air pollutants and carbon dioxide equivalents. Emissions were determined using EMFAC2021 emission factors for Orange County in 2027. The variation in the percent increase between pollutants is due to the ratio of gram per trip and gram per mile emission factors for each pollutant. 443% 443% 444% 444% 444%
5 The number of peak daily vehicle miles traveled (VMT) were determined by multiplying the daily trips by the trip length. 4 The number of peak daily trips were determined by multiplying the trip rate by the number of STRs or number of hotel rooms. 3 Daily trip rate for Recreational Homes (ITE Land Use 260) and Hotel (ITE Land Use 310). 2 Trip distances assume CalEEMod default trip length assumptions in Santa Ana. For this comparison, it is assumed visitors must travel two additional miles to get to their Hotel compared to a short term rental.
1 There are approximately 1,000 active short-term rentals within the City of Santa Ana and the average capacity is 5.6 people per STR (Airbtics). In order to compare STR and Hotel VMT on an equivalent per capita basis, the number of hotel rooms required to accommodate the total STR capacity is 1,867 hotels. This assumes on average one hotel room has a capacity of 3 people. 443%

Appendix Table A2: VMT and Fuel Consumption Comparison of Short Term Rentals and Hotels Fuel Percent of Fleet1,2 Fuel Consuption2
(gallons per mile)
Gasoline 95% 0.055
Diesel 5% 0.031
Land Use Peak Daily VMT3
(miles/day)
Gasoline Consumption
(gal)4
Diesel Consumption
(gal)4
Short Term Rental 24,101 1,272 36
Hotel 131,086 6,916 197
Abbreviations:

STR - short term rental
VMT - vehicle miles traveled
gal - gallon
References:

California Air Resources Board (ARB) 2021. EMFAC2021. Available at: https://ww2.arb.ca.gov/our- work/programs/mobile-source-emissions-inventory/msei-modeling-tools 3 The number of peak daily VMT were determined in Appendix Table A1. 4 Gasoline and diesel consumption are calculated by multiplying the VMT by the fuel-specific percentage and then by the weighted fuel consumption factor (gal/VMT) derived from EMFAC output. 1 Gasoline includes gasoline fueled vehicles and plug-in hybrids. Natural gas is excluded from this analysis due to the negligible VMT from natural gas vehicles. 2 The fleet mix and fuel consumption per mile is determined using EMFAC2021 for Santa Ana in 2027.

The fuel consumption rate is weighted based on fleet type.

Confidential
APPENDIX %
&$/((02'5(32576
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Hotel Detailed Report
Table of Contents

1. Basic Project Information

1.1. Basic Project Information

1.2. Land Use Types

1.3. User-Selected Emission Reduction Measures by Emissions Sector

2. Emissions Summary

2.1. Construction Emissions Compared Against Thresholds

2.2. Construction Emissions by Y ear, Unmitigated

2.4. Operations Emissions Compared Against Thresholds

2.5. Operations Emissions by Sector, Unmitigated

3. Construction Emissions Details

3.1. Site Preparation (2026) - Unmitigated

3.3. Grading (2026) - Unmitigated

3.5. Building Construction (2026) - Unmitigated

3.7. Building Construction (2027) - Unmitigated

3.9. Paving (2027) - Unmitigated
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3.11. Architectural Coating (2027) - Unmitigated

4. Operations Emissions Details

4.1. Mobile Emissions by Land Use

4.1.1. Unmitigated

4.2. Energy

4.2.1. Electricity Emissions By Land Use - Unmitigated

4.2.3. Natural Gas Emissions By Land Use - Unmitigated

4.3. Area Emissions by Source

4.3.1. Unmitigated

4.4. Water Emissions by Land Use

4.4.1. Unmitigated

4.5. Waste Emissions by Land Use

4.5.1. Unmitigated

4.6. Refrigerant Emissions by Land Use

4.6.1. Unmitigated

4.7. Offroad Emissions By Equipment Type

4.7.1. Unmitigated

4.8. Stationary Emissions By Equipment Type
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4.8.1. Unmitigated

4.9. User Defined Emissions By Equipment Type

4.9.1. Unmitigated

4.10. Soil Carbon Accumulation By Vegetation Type

4.10.1. Soil Carbon Accumulation By Vegetation Type - Unmitigated

4.10.2. Above and Belowground Carbon Accumulation by Land Use Type - Unmitigated

4.10.3. Avoided and Sequestered Emissions by Species - Unmitigated

5. Activity Data

5.1. Construction Schedule

5.2. Off-Road Equipment

5.2.1. Unmitigated

5.3. Construction Vehicles

5.3.1. Unmitigated

5.4. Vehicles

5.4.1. Construction Vehicle Control Strategies

5.5. Architectural Coatings

5.6. Dust Mitigation

5.6.1. Construction Earthmoving Activities
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5.6.2. Construction Earthmoving Control Strategies

5.7. Construction Paving

5.8. Construction Electricity Consumption and Emissions Factors

5.9. Operational Mobile Sources

5.9.1. Unmitigated

5.10. Operational Area Sources

5.10.1. Hearths

5.10.1.1. Unmitigated

5.10.2. Architectural Coatings

5.10.3. Landscape Equipment

5.11. Operational Energy Consumption

5.11.1. Unmitigated

5.12. Operational Water and Wastewater Consumption

5.12.1. Unmitigated

5.13. Operational Waste Generation

5.13.1. Unmitigated

5.14. Operational Refrigeration and Air Conditioning Equipment

5.14.1. Unmitigated
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5.15. Operational Off-Road Equipment

5.15.1. Unmitigated

5.16. Stationary Sources

5.16.1. Emergency Generators and Fire Pumps

5.16.2. Process Boilers

5.17. User Defined

5.18. Vegetation

5.18.1. Land Use Change

5.18.1.1. Unmitigated

5.18.1. Biomass Cover Type

5.18.1.1. Unmitigated

5.18.2. Sequestration

5.18.2.1. Unmitigated

6. Climate Risk Detailed Report

6.1. Climate Risk Summary

6.2. Initial Climate Risk Scores

6.3. Adjusted Climate Risk Scores

6.4. Climate Risk Reduction Measures
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7. Health and Equity Details

7.1. CalEnviroScreen 4.0 Scores

7.2. Healthy Places Index Scores

7.3. Overall Health & Equity Scores

7.4. Health & Equity Measures

7.5. Evaluation Scorecard

7.6. Health & Equity Custom Measures

8. User Changes to Default Data
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1. Basic Project Information

1.1. Basic Project Information
Data Field Value
Project Name Hotel
Construction Start Date 1/1/2026
Operational Y ear 2027
Lead Agency —
Land Use Scale Project/site
Analysis Level for Defaults County
Windspeed (m/s) 2.50
Precipitation (days) 18.6
Location Santa Ana, CA, USA
County Orange
City Santa Ana
Air District South Coast AQMD
Air Basin South Coast
TAZ 5990
EDFZ 7
Electric Utility Southern California Edison
Gas Utility Southern California Gas
App Version 2022.1.1.29

1.2. Land Use Types
Land Use Subtype Size Unit Lot Acreage Building Area (sq ft) Landscape Area (sq ft)
Special Landscape
Area (sq ft)
Population Description
Hotel 250 Room 2.30 363,000 0.00 — — —
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Enclosed Parking
with Elevator
250 Space 2.30 100,000 0.00 — — —

1.3. User-Selected Emission Reduction Measures by Emissions Sector No measures selected

2. Emissions Summary

2.1. Construction Emissions Compared Against Thresholds Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Un/Mit. TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
——————————————————
Unmit. 171 171 12.9 24.4 0.04 0.40 3.19 3.59 0.37 0.78 1.14 — 7,310 7,310 0.25 0.45 15.0 7,464 Daily,
Winter
(Max)
——————————————————
Unmit. 14.7 4.80 168 89.6 0.81 2.69 50.3 53.0 2.59 18.6 21.2 — 118,090 118,090 8.73 17.9 5.92 123,638 Average
Daily
(Max)
——————————————————
Unmit. 9.89 9.78 13.8 18.1 0.05 0.37 3.88 4.24 0.34 1.26 1.60 — 7,860 7,860 0.40 0.76 6.63 8,104 Annual
(Max)
——————————————————
Unmit. 1.80 1.79 2.52 3.30 0.01 0.07 0.71 0.77 0.06 0.23 0.29 — 1,301 1,301 0.07 0.13 1.10 1,342

2.2. Construction Emissions by Y ear, Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Y ear TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Hotel Detailed Report, 11/13/2024
9 / 45
——————————————————Daily -
Summer
(Max)
2026 2.14 1.78 12.9 24.4 0.04 0.40 3.19 3.59 0.37 0.78 1.14 — 7,310 7,310 0.25 0.45 15.0 7,464 2027 171 171 12.3 23.7 0.04 0.35 3.19 3.54 0.33 0.78 1.10 — 7,223 7,223 0.24 0.43 13.5 7,371 Daily -
Winter
(Max)
——————————————————
2026 14.7 4.80 168 89.6 0.81 2.69 50.3 53.0 2.59 18.6 21.2 — 118,090 118,090 8.73 17.9 5.92 123,638 2027 2.06 1.63 12.4 22.4 0.04 0.35 3.19 3.54 0.33 0.78 1.10 — 7,104 7,104 0.24 0.43 0.35 7,239 Average
Daily
——————————————————
2026 1.86 1.34 13.8 18.1 0.05 0.37 3.88 4.24 0.34 1.26 1.60 — 7,860 7,860 0.40 0.76 6.63 8,104 2027 9.89 9.78 3.11 5.63 0.01 0.09 0.73 0.82 0.08 0.18 0.26 — 1,671 1,671 0.06 0.10 1.32 1,702 A n n u a l ——————————————————
2026 0.34 0.25 2.52 3.30 0.01 0.07 0.71 0.77 0.06 0.23 0.29 — 1,301 1,301 0.07 0.13 1.10 1,342 2027 1.80 1.79 0.57 1.03 < 0.005 0.02 0.13 0.15 0.02 0.03 0.05 — 277 277 0.01 0.02 0.22 282

2.4. Operations Emissions Compared Against Thresholds
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Un/Mit. TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
——————————————————
Unmit. 12.6 12.2 2.98 22.5 0.02 0.25 0.00 0.25 0.24 0.00 0.24 85.9 8,651 8,737 9.42 0.10 567 9,568 Daily,
Winter
(Max)
——————————————————
Unmit. 9.02 8.87 2.82 2.36 0.02 0.21 0.00 0.21 0.21 0.00 0.21 85.9 8,568 8,654 9.41 0.10 567 9,485 Average
Daily
(Max)
——————————————————
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Unmit. 11.5 11.1 2.93 16.2 0.02 0.24 0.00 0.24 0.23 0.00 0.23 85.9 8,625 8,711 9.42 0.10 567 9,542 Annual
(Max)
——————————————————
Unmit. 2.09 2.03 0.53 2.95 < 0.005 0.04 0.00 0.04 0.04 0.00 0.04 14.2 1,428 1,442 1.56 0.02 93.9 1,580

2.5. Operations Emissions by Sector, Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Sector TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
——————————————————
Mobile 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Area 12.3 12.0 0.17 20.1 < 0.005 0.04 — 0.04 0.03 — 0.03 — 82.8 82.8 < 0.005 < 0.005 — 83.1 Energy 0.31 0.15 2.82 2.36 0.02 0.21 — 0.21 0.21 — 0.21 — 8,527 8,527 0.79 0.07 — 8,566 W a t e r ———————————1 2 . 2 4 0 . 9 5 3 . 1 1 . 2 5 0 . 0 3 —9 3 . 3 W a s t e ———————————7 3 . 8 0 . 0 0 7 3 . 8 7 . 3 7 0 . 0 0 —2 5 8 R e f r i g . ————————————————5 6 7 5 6 7
T o t a l 1 2 . 61 2 . 22 . 9 82 2 . 50 . 0 20 . 2 50 . 0 00 . 2 50 . 2 40 . 0 00 . 2 48 5 . 98 , 6 5 1 8 , 7 3 7 9 . 4 20 . 1 05 6 7 9 , 5 6 8 Daily,
Winter
(Max)
——————————————————
Mobile 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 A r e a 8 . 7 1 8 . 7 1 ————————————————
Energy 0.31 0.15 2.82 2.36 0.02 0.21 — 0.21 0.21 — 0.21 — 8,527 8,527 0.79 0.07 — 8,566 W a t e r ———————————1 2 . 2 4 0 . 9 5 3 . 1 1 . 2 5 0 . 0 3 —9 3 . 3 W a s t e ———————————7 3 . 8 0 . 0 0 7 3 . 8 7 . 3 7 0 . 0 0 —2 5 8 R e f r i g . ————————————————5 6 7 5 6 7
Total 9.02 8.87 2.82 2.36 0.02 0.21 0.00 0.21 0.21 0.00 0.21 85.9 8,568 8,654 9.41 0.10 567 9,485 Average
Daily
——————————————————
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Mobile 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Area 11.2 11.0 0.12 13.8 < 0.005 0.02 — 0.02 0.02 — 0.02 — 56.7 56.7 < 0.005 < 0.005 — 56.9 Energy 0.31 0.15 2.82 2.36 0.02 0.21 — 0.21 0.21 — 0.21 — 8,527 8,527 0.79 0.07 — 8,566 W a t e r ———————————1 2 . 2 4 0 . 9 5 3 . 1 1 . 2 5 0 . 0 3 —9 3 . 3 W a s t e ———————————7 3 . 8 0 . 0 0 7 3 . 8 7 . 3 7 0 . 0 0 —2 5 8 R e f r i g . ————————————————5 6 7 5 6 7
T o t a l 1 1 . 51 1 . 12 . 9 31 6 . 20 . 0 20 . 2 40 . 0 00 . 2 40 . 2 30 . 0 00 . 2 38 5 . 98 , 6 2 5 8 , 7 1 1 9 . 4 20 . 1 05 6 7 9 , 5 4 2 A n n u a l ——————————————————
Mobile 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Area 2.04 2.00 0.02 2.52 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 — 9.39 9.39 < 0.005 < 0.005 — 9.42 Energy 0.06 0.03 0.51 0.43 < 0.005 0.04 — 0.04 0.04 — 0.04 — 1,412 1,412 0.13 0.01 — 1,418 W a t e r ———————————2 . 0 1 6 . 7 8 8 . 7 9 0 . 2 1 < 0 . 0 0 5 —1 5 . 4 W a s t e ———————————1 2 . 2 0 . 0 0 1 2 . 2 1 . 2 2 0 . 0 0 —4 2 . 7 R e f r i g . ————————————————9 3 . 9 9 3 . 9
Total 2.09 2.03 0.53 2.95 < 0.005 0.04 0.00 0.04 0.04 0.00 0.04 14.2 1,428 1,442 1.56 0.02 93.9 1,580

3. Construction Emissions Details

3.1. Site Preparation (2026) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e O n s i t e ——————————————————
Daily,
Summer
(Max)
——————————————————
Daily,
Winter
(Max)
——————————————————
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12 / 45
5,316—0.040.215,2985,298—1.14—1.141.24—1.240.0528.829.23.143.74Off-Roa d
Equipm
Dust
From
Material
Movement
——————2 0 . 3 2 0 . 3 —1 0 . 2 1 0 . 2 ———————
Onsite
truck

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Average
Daily
——————————————————
Off-Roa
d
Equipm
ent

0.10 0.09 0.80 0.79 < 0.005 0.03 — 0.03 0.03 — 0.03 — 145 145 0.01 < 0.005 — 146 Dust
From
Material
Movement
——————0 . 5 6 0 . 5 6 —0 . 2 8 0 . 2 8 ———————
Onsite
truck

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 A n n u a l ——————————————————
Off-Roa
d
Equipm
ent

0.02 0.02 0.15 0.14 < 0.005 0.01 — 0.01 0.01 — 0.01 — 24.0 24.0 < 0.005 < 0.005 — 24.1 Dust
From
Material
Movement
——————0 . 1 0 0 . 1 0 —0 . 0 5 0 . 0 5 ———————
Onsite
truck

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Offsite ——————————————————
Daily,
Summer
(Max)
——————————————————
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——————————————————Daily,
Winter
(Max)
Worker 0.06 0.06 0.06 0.80 0.00 0.00 0.23 0.23 0.00 0.05 0.05 — 217 217 < 0.005 0.01 0.02 219 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Hauling 10.9 1.59 139 60.0 0.76 1.45 29.7 31.2 1.45 8.34 9.78 — 112,575 112,575 8.51 17.8 5.90 118,102 Average
Daily
——————————————————
Worker < 0.005 < 0.005 < 0.005 0.02 0.00 0.00 0.01 0.01 0.00 < 0.005 < 0.005 — 6.02 6.02 < 0.005 < 0.005 0.01 6.10 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0.30 0.04 3.85 1.63 0.02 0.04 0.81 0.85 0.04 0.23 0.27 — 3,084 3,084 0.23 0.49 2.69 3,238 A n n u a l ——————————————————
Worker < 0.005 < 0.005 < 0.005 < 0.005 0.00 0.00 < 0.005 < 0.005 0.00 < 0.005 < 0.005 — 1.00 1.00 < 0.005 < 0.005 < 0.005 1.01 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0.05 0.01 0.70 0.30 < 0.005 0.01 0.15 0.15 0.01 0.04 0.05 — 511 511 0.04 0.08 0.45 536

3.3. Grading (2026) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e O n s i t e ——————————————————
Daily,
Summer
(Max)
——————————————————
Daily,
Winter
(Max)
——————————————————
Off-Roa
d
Equipm
ent

1.96 1.65 15.0 17.4 0.03 0.65 — 0.65 0.59 — 0.59 — 2,960 2,960 0.12 0.02 — 2,970 Hotel Detailed Report, 11/13/2024
14 / 45
———————3.423.42—7.087.08——————Dust
From
Material
Movement
Onsite
truck

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Average
Daily
——————————————————
Off-Roa
d
Equipm
ent

0.16 0.14 1.23 1.43 < 0.005 0.05 — 0.05 0.05 — 0.05 — 243 243 0.01 < 0.005 — 244 Dust
From
Material
Movement
——————0 . 5 8 0 . 5 8 —0 . 2 8 0 . 2 8 ———————
Onsite
truck

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 A n n u a l ——————————————————
Off-Roa
d
Equipm
ent

0.03 0.02 0.22 0.26 < 0.005 0.01 — 0.01 0.01 — 0.01 — 40.3 40.3 < 0.005 < 0.005 — 40.4 Dust
From
Material
Movement
——————0 . 1 1 0 . 1 1 —0 . 0 5 0 . 0 5 ———————
Onsite
truck

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Offsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Daily,
Winter
(Max)
——————————————————
Worker 0.05 0.05 0.05 0.68 0.00 0.00 0.20 0.20 0.00 0.05 0.05 — 186 186 < 0.005 0.01 0.02 188 Hotel Detailed Report, 11/13/2024
15 / 45
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Average
Daily
——————————————————
Worker < 0.005 < 0.005 < 0.005 0.06 0.00 0.00 0.02 0.02 0.00 < 0.005 < 0.005 — 15.5 15.5 < 0.005 < 0.005 0.02 15.7 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 A n n u a l ——————————————————
Worker < 0.005 < 0.005 < 0.005 0.01 0.00 0.00 < 0.005 < 0.005 0.00 < 0.005 < 0.005 — 2.56 2.56 < 0.005 < 0.005 < 0.005 2.60 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00

3.5. Building Construction (2026) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e O n s i t e ——————————————————
Daily,
Summer
(Max)
——————————————————
Off-Roa
d
Equipm
ent

1.28 1.07 9.85 13.0 0.02 0.38 — 0.38 0.35 — 0.35 — 2,397 2,397 0.10 0.02 — 2,405 Onsite
truck

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Daily,
Winter
(Max)
——————————————————
Off-Roa
d
Equipm
ent

1.28 1.07 9.85 13.0 0.02 0.38 — 0.38 0.35 — 0.35 — 2,397 2,397 0.10 0.02 — 2,405 Hotel Detailed Report, 11/13/2024
16 / 45
Onsite
truck

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Average
Daily
——————————————————
Off-Roa
d
Equipm
ent

0.77 0.65 5.96 7.84 0.01 0.23 — 0.23 0.21 — 0.21 — 1,450 1,450 0.06 0.01 — 1,455 Onsite
truck

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 A n n u a l ——————————————————
Off-Roa
d
Equipm
ent

0.14 0.12 1.09 1.43 < 0.005 0.04 — 0.04 0.04 — 0.04 — 240 240 0.01 < 0.005 — 241 Onsite
truck

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Offsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Worker 0.67 0.66 0.59 10.2 0.00 0.00 2.54 2.54 0.00 0.60 0.60 — 2,532 2,532 0.03 0.09 8.80 2,569 Vendor 0.19 0.05 2.42 1.21 0.02 0.02 0.65 0.67 0.02 0.18 0.20 — 2,380 2,380 0.12 0.34 6.15 2,489 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Daily,
Winter
(Max)
——————————————————
Worker 0.67 0.66 0.68 8.84 0.00 0.00 2.54 2.54 0.00 0.60 0.60 — 2,410 2,410 0.03 0.09 0.23 2,438 Vendor 0.18 0.05 2.52 1.24 0.02 0.02 0.65 0.67 0.02 0.18 0.20 — 2,381 2,381 0.12 0.34 0.16 2,485 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Average
Daily
——————————————————
Worker 0.40 0.39 0.41 5.56 0.00 0.00 1.52 1.52 0.00 0.36 0.36 — 1,477 1,477 0.02 0.06 2.30 1,497 Vendor 0.11 0.03 1.54 0.74 0.01 0.01 0.39 0.40 0.01 0.11 0.12 — 1,440 1,440 0.07 0.20 1.61 1,503 Hotel Detailed Report, 11/13/2024
17 / 45
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 A n n u a l ——————————————————
Worker 0.07 0.07 0.07 1.01 0.00 0.00 0.28 0.28 0.00 0.06 0.06 — 245 245 < 0.005 0.01 0.38 248 Vendor 0.02 0.01 0.28 0.14 < 0.005 < 0.005 0.07 0.07 < 0.005 0.02 0.02 — 238 238 0.01 0.03 0.27 249 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00

3.7. Building Construction (2027) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e O n s i t e ——————————————————
Daily,
Summer
(Max)
——————————————————
Off-Roa
d
Equipm
ent

1.23 1.03 9.39 12.9 0.02 0.34 — 0.34 0.31 — 0.31 — 2,397 2,397 0.10 0.02 — 2,405 Onsite
truck

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Daily,
Winter
(Max)
——————————————————
Off-Roa
d
Equipm
ent

1.23 1.03 9.39 12.9 0.02 0.34 — 0.34 0.31 — 0.31 — 2,397 2,397 0.10 0.02 — 2,405 Onsite
truck

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Average
Daily
——————————————————
Off-Roa
d
Equipm
ent

0.27 0.22 2.04 2.81 0.01 0.07 — 0.07 0.07 — 0.07 — 521 521 0.02 < 0.005 — 522 Hotel Detailed Report, 11/13/2024
18 / 45
Onsite
truck

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 A n n u a l ——————————————————
Off-Roa
d
Equipm
ent

0.05 0.04 0.37 0.51 < 0.005 0.01 — 0.01 0.01 — 0.01 — 86.2 86.2 < 0.005 < 0.005 — 86.5 Onsite
truck

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Offsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Worker 0.65 0.56 0.58 9.62 0.00 0.00 2.54 2.54 0.00 0.60 0.60 — 2,490 2,490 0.03 0.09 7.89 2,526 Vendor 0.18 0.05 2.33 1.16 0.02 0.02 0.65 0.67 0.02 0.18 0.20 — 2,336 2,336 0.12 0.32 5.59 2,440 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Daily,
Winter
(Max)
——————————————————
Worker 0.65 0.55 0.60 8.27 0.00 0.00 2.54 2.54 0.00 0.60 0.60 — 2,369 2,369 0.03 0.09 0.21 2,398 Vendor 0.18 0.05 2.43 1.18 0.02 0.02 0.65 0.67 0.02 0.18 0.20 — 2,337 2,337 0.12 0.32 0.14 2,435 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Average
Daily
——————————————————
Worker 0.14 0.12 0.15 1.87 0.00 0.00 0.55 0.55 0.00 0.13 0.13 — 522 522 0.01 0.02 0.74 529 Vendor 0.04 0.01 0.53 0.25 < 0.005 < 0.005 0.14 0.14 < 0.005 0.04 0.04 — 508 508 0.03 0.07 0.52 529 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 A n n u a l ——————————————————
Worker 0.03 0.02 0.03 0.34 0.00 0.00 0.10 0.10 0.00 0.02 0.02 — 86.4 86.4 < 0.005 < 0.005 0.12 87.5 Vendor 0.01 < 0.005 0.10 0.05 < 0.005 < 0.005 0.03 0.03 < 0.005 0.01 0.01 — 84.0 84.0 < 0.005 0.01 0.09 87.6 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Hotel Detailed Report, 11/13/2024
19 / 45

3.9. Paving (2027) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e O n s i t e ——————————————————
Daily,
Summer
(Max)
——————————————————
Off-Roa
d
Equipm
ent

0.79 0.66 6.09 8.83 0.01 0.24 — 0.24 0.22 — 0.22 — 1,350 1,350 0.05 0.01 — 1,355 P a v i n g 0 . 3 0 0 . 3 0 ————————————————
Onsite
truck

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Daily,
Winter
(Max)
——————————————————
Average
Daily
——————————————————
Off-Roa
d
Equipm
ent

0.04 0.04 0.33 0.48 < 0.005 0.01 — 0.01 0.01 — 0.01 — 74.0 74.0 < 0.005 < 0.005 — 74.2 P a v i n g 0 . 0 2 0 . 0 2 ————————————————
Onsite
truck

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 A n n u a l ——————————————————
Off-Roa
d
Equipm
ent

0.01 0.01 0.06 0.09 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 — 12.3 12.3 < 0.005 < 0.005 — 12.3 P a v i n g < 0 . 0 0 5 < 0 . 0 0 5 ————————————————
Onsite
truck

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Hotel Detailed Report, 11/13/2024
20 / 45
Offsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Worker 0.07 0.06 0.06 0.99 0.00 0.00 0.26 0.26 0.00 0.06 0.06 — 256 256 < 0.005 0.01 0.81 260 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Daily,
Winter
(Max)
——————————————————
Average
Daily
——————————————————
Worker < 0.005 < 0.005 < 0.005 0.05 0.00 0.00 0.01 0.01 0.00 < 0.005 < 0.005 — 13.5 13.5 < 0.005 < 0.005 0.02 13.7 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 A n n u a l ——————————————————
Worker < 0.005 < 0.005 < 0.005 0.01 0.00 0.00 < 0.005 < 0.005 0.00 < 0.005 < 0.005 — 2.24 2.24 < 0.005 < 0.005 < 0.005 2.27 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00

3.11. Architectural Coating (2027) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e O n s i t e ——————————————————
Daily,
Summer
(Max)
——————————————————
Off-Roa
d
Equipm
ent

0.14 0.11 0.83 1.13 < 0.005 0.02 — 0.02 0.02 — 0.02 — 134 134 0.01 < 0.005 — 134 Hotel Detailed Report, 11/13/2024
21 / 45
————————————————171171Architect
ural
Onsite
truck

0.01 0.01 0.05 0.06 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 — 7.32 7.32 < 0.005 < 0.005 — 7.34 Architect
ural
Coating
s
9 . 3 6 9 . 3 6 ————————————————
Onsite
truck

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 A n n u a l ——————————————————
Off-Roa
d
Equipm
ent
< 0.005 < 0.005 0.01 0.01 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 — 1.21 1.21 < 0.005 < 0.005 — 1.22 Architect
ural
Coating
s
1 . 7 1 1 . 7 1 ————————————————
Onsite
truck

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Offsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Worker 0.13 0.11 0.12 1.92 0.00 0.00 0.51 0.51 0.00 0.12 0.12 — 498 498 0.01 0.02 1.58 505 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Hotel Detailed Report, 11/13/2024
22 / 45
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Daily,
Winter
(Max)
——————————————————
Average
Daily
——————————————————
Worker 0.01 0.01 0.01 0.09 0.00 0.00 0.03 0.03 0.00 0.01 0.01 — 26.3 26.3 < 0.005 < 0.005 0.04 26.7 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 A n n u a l ——————————————————
Worker < 0.005 < 0.005 < 0.005 0.02 0.00 0.00 0.01 0.01 0.00 < 0.005 < 0.005 — 4.36 4.36 < 0.005 < 0.005 0.01 4.41 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00

4. Operations Emissions Details

4.1. Mobile Emissions by Land Use

4.1.1. Unmitigated
Mobile source emissions results are presented in Sections 2.6. No further detailed breakdown of emissions is available.

4.2. Energy

4.2.1. Electricity Emissions By Land Use - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Land
Use
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
——————————————————
H o t e l ————————————4 , 8 1 8 4 , 8 1 8 0 . 4 6 0 . 0 6 —4 , 8 4 6 Hotel Detailed Report, 11/13/2024
23 / 45
352—< 0.0050.03350350————————————Enclose
d
T o t a l ————————————5 , 1 6 8 5 , 1 6 8 0 . 4 9 0 . 0 6 —5 , 1 9 8 Daily,
Winter
(Max)
——————————————————
H o t e l ————————————4 , 8 1 8 4 , 8 1 8 0 . 4 6 0 . 0 6 —4 , 8 4 6 Enclose
d
Parking
with
Elevator
————————————3 5 0 3 5 0 0 . 0 3 < 0 . 0 0 5 —3 5 2
T o t a l ————————————5 , 1 6 8 5 , 1 6 8 0 . 4 9 0 . 0 6 —5 , 1 9 8 A n n u a l ——————————————————
H o t e l ————————————7 9 8 7 9 8 0 . 0 8 0 . 0 1 —8 0 2 Enclose
d
Parking
with
Elevator
————————————5 8 . 0 5 8 . 0 0 . 0 1 < 0 . 0 0 5 —5 8 . 3 T o t a l ————————————8 5 6 8 5 6 0 . 0 8 0 . 0 1 —8 6 1

4.2.3. Natural Gas Emissions By Land Use - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Land
Use
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
——————————————————
Hotel 0.31 0.15 2.82 2.36 0.02 0.21 — 0.21 0.21 — 0.21 — 3,359 3,359 0.30 0.01 — 3,368 Enclose
d
Parking
with
Elevator

0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 — 0.00 — 0.00 0.00 0.00 0.00 — 0.00 Hotel Detailed Report, 11/13/2024
24 / 45
Total 0.31 0.15 2.82 2.36 0.02 0.21 — 0.21 0.21 — 0.21 — 3,359 3,359 0.30 0.01 — 3,368 Daily,
Winter
(Max)
——————————————————
Hotel 0.31 0.15 2.82 2.36 0.02 0.21 — 0.21 0.21 — 0.21 — 3,359 3,359 0.30 0.01 — 3,368 Enclose
d
Parking
with
Elevator

0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 — 0.00 — 0.00 0.00 0.00 0.00 — 0.00 Total 0.31 0.15 2.82 2.36 0.02 0.21 — 0.21 0.21 — 0.21 — 3,359 3,359 0.30 0.01 — 3,368 A n n u a l ——————————————————
Hotel 0.06 0.03 0.51 0.43 < 0.005 0.04 — 0.04 0.04 — 0.04 — 556 556 0.05 < 0.005 — 558 Enclose
d
Parking
with
Elevator

0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 — 0.00 — 0.00 0.00 0.00 0.00 — 0.00 Total 0.06 0.03 0.51 0.43 < 0.005 0.04 — 0.04 0.04 — 0.04 — 556 556 0.05 < 0.005 — 558

4.3. Area Emissions by Source

4.3.1. Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Source TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
——————————————————
Consum
er
Product
s
7 . 7 8 7 . 7 8 ————————————————
Hotel Detailed Report, 11/13/2024
25 / 45
————————————————0.940.94Architect
ural
Coating
s
Landsca
pe
Equipm
ent

3.58 3.31 0.17 20.1 < 0.005 0.04 — 0.04 0.03 — 0.03 — 82.8 82.8 < 0.005 < 0.005 — 83.1 Total 12.3 12.0 0.17 20.1 < 0.005 0.04 — 0.04 0.03 — 0.03 — 82.8 82.8 < 0.005 < 0.005 — 83.1 Daily,
Winter
(Max)
——————————————————
Consum
er
Product
s
7 . 7 8 7 . 7 8 ————————————————
Architect
ural
Coating
s
0 . 9 4 0 . 9 4 ————————————————
T o t a l 8 . 7 1 8 . 7 1 ————————————————
A n n u a l ——————————————————
Consum
er
Product
s
1 . 4 2 1 . 4 2 ————————————————
Architect
ural
Coating
s
0 . 1 7 0 . 1 7 ————————————————
Landsca
pe
Equipm
ent

0.45 0.41 0.02 2.52 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 — 9.39 9.39 < 0.005 < 0.005 — 9.42 Total 2.04 2.00 0.02 2.52 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 — 9.39 9.39 < 0.005 < 0.005 — 9.42 Hotel Detailed Report, 11/13/2024
26 / 45

4.4. Water Emissions by Land Use

4.4.1. Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Land
Use
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
——————————————————
H o t e l ———————————1 2 . 2 4 0 . 9 5 3 . 1 1 . 2 5 0 . 0 3 —9 3 . 3 Enclose
d
Parking
with
Elevator
———————————0 . 0 0 0 . 0 0 0 . 0 0 0 . 0 0 0 . 0 0 —0 . 0 0 T o t a l ———————————1 2 . 2 4 0 . 9 5 3 . 1 1 . 2 5 0 . 0 3 —9 3 . 3 Daily,
Winter
(Max)
——————————————————
H o t e l ———————————1 2 . 2 4 0 . 9 5 3 . 1 1 . 2 5 0 . 0 3 —9 3 . 3 Enclose
d
Parking
with
Elevator
———————————0 . 0 0 0 . 0 0 0 . 0 0 0 . 0 0 0 . 0 0 —0 . 0 0 T o t a l ———————————1 2 . 2 4 0 . 9 5 3 . 1 1 . 2 5 0 . 0 3 —9 3 . 3 A n n u a l ——————————————————
H o t e l ———————————2 . 0 1 6 . 7 8 8 . 7 9 0 . 2 1 < 0 . 0 0 5 —1 5 . 4 Enclose
d
Parking
with
Elevator
———————————0 . 0 0 0 . 0 0 0 . 0 0 0 . 0 0 0 . 0 0 —0 . 0 0 T o t a l ———————————2 . 0 1 6 . 7 8 8 . 7 9 0 . 2 1 < 0 . 0 0 5 —1 5 . 4 Hotel Detailed Report, 11/13/2024
27 / 45

4.5. Waste Emissions by Land Use

4.5.1. Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Land
Use
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
——————————————————
H o t e l ———————————7 3 . 8 0 . 0 0 7 3 . 8 7 . 3 7 0 . 0 0 —2 5 8 Enclose
d
Parking
with
Elevator
———————————0 . 0 0 0 . 0 0 0 . 0 0 0 . 0 0 0 . 0 0 —0 . 0 0 T o t a l ———————————7 3 . 8 0 . 0 0 7 3 . 8 7 . 3 7 0 . 0 0 —2 5 8 Daily,
Winter
(Max)
——————————————————
H o t e l ———————————7 3 . 8 0 . 0 0 7 3 . 8 7 . 3 7 0 . 0 0 —2 5 8 Enclose
d
Parking
with
Elevator
———————————0 . 0 0 0 . 0 0 0 . 0 0 0 . 0 0 0 . 0 0 —0 . 0 0 T o t a l ———————————7 3 . 8 0 . 0 0 7 3 . 8 7 . 3 7 0 . 0 0 —2 5 8 A n n u a l ——————————————————
H o t e l ———————————1 2 . 2 0 . 0 0 1 2 . 2 1 . 2 2 0 . 0 0 —4 2 . 7 Enclose
d
Parking
with
Elevator
———————————0 . 0 0 0 . 0 0 0 . 0 0 0 . 0 0 0 . 0 0 —0 . 0 0 T o t a l ———————————1 2 . 2 0 . 0 0 1 2 . 2 1 . 2 2 0 . 0 0 —4 2 . 7 Hotel Detailed Report, 11/13/2024
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4.6. Refrigerant Emissions by Land Use

4.6.1. Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Land
Use
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
——————————————————
H o t e l ————————————————5 6 7 5 6 7
T o t a l ————————————————5 6 7 5 6 7
Daily,
Winter
(Max)
——————————————————
H o t e l ————————————————5 6 7 5 6 7
T o t a l ————————————————5 6 7 5 6 7
A n n u a l ——————————————————
H o t e l ————————————————9 3 . 9 9 3 . 9
T o t a l ————————————————9 3 . 9 9 3 . 9

4.7. Offroad Emissions By Equipment Type

4.7.1. Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Equipm
ent
Type
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
——————————————————
T o t a l ——————————————————
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——————————————————Daily,
Winter
(Max)
T o t a l ——————————————————
A n n u a l ——————————————————
T o t a l ——————————————————

4.8. Stationary Emissions By Equipment Type

4.8.1. Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Equipm
ent
Type
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
——————————————————
T o t a l ——————————————————
Daily,
Winter
(Max)
——————————————————
T o t a l ——————————————————
A n n u a l ——————————————————
T o t a l ——————————————————

4.9. User Defined Emissions By Equipment Type

4.9.1. Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Equipm
ent
Type
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Hotel Detailed Report, 11/13/2024
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Daily,
Summer
(Max)
——————————————————
T o t a l ——————————————————
Daily,
Winter
(Max)
——————————————————
T o t a l ——————————————————
A n n u a l ——————————————————
T o t a l ——————————————————

4.10. Soil Carbon Accumulation By Vegetation Type

4.10.1. Soil Carbon Accumulation By Vegetation Type - Unmitigated Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Vegetati
on
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
——————————————————
T o t a l ——————————————————
Daily,
Winter
(Max)
——————————————————
T o t a l ——————————————————
A n n u a l ——————————————————
T o t a l ——————————————————

4.10.2. Above and Belowground Carbon Accumulation by Land Use Type - Unmitigated Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Land
Use
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Hotel Detailed Report, 11/13/2024
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Daily,
Summer
(Max)
——————————————————
T o t a l ——————————————————
Daily,
Winter
(Max)
——————————————————
T o t a l ——————————————————
A n n u a l ——————————————————
T o t a l ——————————————————

4.10.3. Avoided and Sequestered Emissions by Species - Unmitigated Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Species TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
——————————————————
Avoided ——————————————————
S u b t o t a l ——————————————————
Sequest
ered
——————————————————
S u b t o t a l ——————————————————
Remove
d
——————————————————
S u b t o t a l ——————————————————
———————————————————
Daily,
Winter
(Max)
——————————————————
Avoided ——————————————————
S u b t o t a l ——————————————————
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——————————————————Sequest
ered
S u b t o t a l ——————————————————
Remove
d
——————————————————
S u b t o t a l ——————————————————
———————————————————
A n n u a l ——————————————————
Avoided ——————————————————
S u b t o t a l ——————————————————
Sequest
ered
——————————————————
S u b t o t a l ——————————————————
Remove
d
——————————————————
S u b t o t a l ——————————————————
———————————————————

5. Activity Data

5.1. Construction Schedule
Phase Name Phase Type Start Date End Date Days Per Week Work Days per Phase Phase Description Site Preparation Site Preparation 1/1/2026 1/14/2026 5.00 10.0 — Grading Grading 1/15/2026 2/25/2026 5.00 30.0 —
Building Construction Building Construction 2/26/2026 4/21/2027 5.00 300 — Paving Paving 4/22/2027 5/19/2027 5.00 20.0 —
Architectural Coating Architectural Coating 5/20/2027 6/16/2027 5.00 20.0 —

5.2. Off-Road Equipment
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5.2.1. Unmitigated
Phase Name Equipment Type Fuel Type Engine Tier Number per Day Hours Per Day Horsepower Load Factor Site Preparation Rubber Tired Dozers Diesel Average 3.00 8.00 367 0.40 Site Preparation Tractors/Loaders/Back
hoes
Diesel Average 4.00 8.00 84.0 0.37
Grading Excavators Diesel Average 1.00 8.00 36.0 0.38
Grading Graders Diesel Average 1.00 8.00 148 0.41
Grading Rubber Tired Dozers Diesel Average 1.00 8.00 367 0.40 Grading Tractors/Loaders/Back
hoes
Diesel Average 3.00 8.00 84.0 0.37
Building Construction Cranes Diesel Average 1.00 7.00 367 0.29 Building Construction Forklifts Diesel Average 3.00 8.00 82.0 0.20 Building Construction Generator Sets Diesel Average 1.00 8.00 14.0 0.74 Building Construction Tractors/Loaders/Back
hoes
Diesel Average 3.00 7.00 84.0 0.37
Building Construction Welders Diesel Average 1.00 8.00 46.0 0.45 Paving Pavers Diesel Average 1.00 8.00 81.0 0.42
Paving Paving Equipment Diesel Average 2.00 6.00 89.0 0.36 Paving Rollers Diesel Average 2.00 6.00 36.0 0.38
Paving Cement and Mortar
Mixers
Diesel Average 2.00 6.00 10.0 0.56
Paving Tractors/Loaders/Back
hoes
Diesel Average 1.00 8.00 84.0 0.37
Architectural Coating Air Compressors Diesel Average 1.00 6.00 37.0 0.48

5.3. Construction Vehicles

5.3.1. Unmitigated
Phase Name Tr ip Type One-Way Trips per Day Miles per Trip Vehicle Mix Hotel Detailed Report, 11/13/2024
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Site Preparation ————
Site Preparation Worker 17.5 18.5 LDA,LDT1,LDT2
Site Preparation Vendor — 10.2 HHDT,MHDT
Site Preparation Hauling 1,642 20.0 HHDT
Site Preparation Onsite truck — — HHDT
Grading ————
Grading Worker 15.0 18.5 LDA,LDT1,LDT2
Grading Vendor — 10.2 HHDT,MHDT
Grading Hauling 0.00 20.0 HHDT
Grading Onsite truck — — HHDT
Building Construction ————
Building Construction Worker 194 18.5 LDA,LDT1,LDT2
Building Construction Vendor 75.9 10.2 HHDT,MHDT
Building Construction Hauling 0.00 20.0 HHDT
Building Construction Onsite truck — — HHDT
P a v i n g ————
Paving Worker 20.0 18.5 LDA,LDT1,LDT2
Paving Vendor — 10.2 HHDT,MHDT
Paving Hauling 0.00 20.0 HHDT
Paving Onsite truck — — HHDT
Architectural Coating ————
Architectural Coating Worker 38.9 18.5 LDA,LDT1,LDT2
Architectural Coating Vendor — 10.2 HHDT,MHDT
Architectural Coating Hauling 0.00 20.0 HHDT
Architectural Coating Onsite truck — — HHDT

5.4. Vehicles
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5.4.1. Construction Vehicle Control Strategies
Non-applicable. No control strategies activated by user.

5.5. Architectural Coatings
Phase Name Residential Interior Area
Coated (sq ft)
Residential Exterior Area
Coated (sq ft)
Non-Residential Interior Area
Coated (sq ft)
Non-Residential Exterior Area
Coated (sq ft)
Parking Area Coated (sq ft)
Architectural Coating 0.00 0.00 549,008 182,001 6,011

5.6. Dust Mitigation

5.6.1. Construction Earthmoving Activities
Phase Name Material Imported (Cubic
Y ards)
Material Exported (Cubic
Y ards)
Acres Graded (acres) Material Demolished (sq. ft.) Acres Paved (acres) Site Preparation 0.00 131,373 15.0 0.00 —
Grading 0.00 0.00 90.0 0.00 —
Paving 0.00 0.00 0.00 0.00 2.30

5.6.2. Construction Earthmoving Control Strategies
Non-applicable. No control strategies activated by user.

5.7. Construction Paving
Land Use Area Paved (acres) % Asphalt
Hotel 0.00 0%
Enclosed Parking with Elevator 2.30 100%

5.8. Construction Electricity Consumption and Emissions Factors kWh per Y ear and Emission Factor (lb/MWh)
Y ear kWh per Y ear CO2 CH4 N2O
2026 0.00 532 0.03 < 0.005
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2027 0.00 532 0.03 < 0.005

5.9. Operational Mobile Sources

5.9.1. Unmitigated
Land Use Type Trips/Weekday Trips/Saturday Trips/Sunday Trips/Y ear VMT/Weekday VMT/Saturday VMT/Sunday VMT/Y ear Total all Land Uses 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00

5.10. Operational Area Sources

5.10.1. Hearths

5.10.1.1. Unmitigated

5.10.2. Architectural Coatings
Residential Interior Area Coated (sq
ft)
Residential Exterior Area Coated (sq
ft)
Non-Residential Interior Area Coated
(sq ft)
Non-Residential Exterior Area
Coated (sq ft)
Parking Area Coated (sq ft)
0 0.00 549,008 182,001 6,011

5.10.3. Landscape Equipment
Season Unit Value
Snow Days day/yr 0.00
Summer Days day/yr 250

5.11. Operational Energy Consumption

5.11.1. Unmitigated
Electricity (kWh/yr) and CO2 and CH4 and N2O and Natural Gas (kBTU/yr) Land Use Electricity (kWh/yr) CO2 CH4 N2O Natural Gas (kBTU/yr) Hotel Detailed Report, 11/13/2024
37 / 45
Hotel 5,079,714 346 0.0330 0.0040 10,480,427
Enclosed Parking with
Elevator
369,143 346 0.0330 0.0040 0.00

5.12. Operational Water and Wastewater Consumption

5.12.1. Unmitigated
Land Use Indoor Water (gal/year) Outdoor Water (gal/year) Hotel 6,341,693 0.00
Enclosed Parking with Elevator 0.00 0.00

5.13. Operational Waste Generation

5.13.1. Unmitigated
Land Use Waste (ton/year) Cogeneration (kWh/year)
Hotel 137 —
Enclosed Parking with Elevator 0.00 —

5.14. Operational Refrigeration and Air Conditioning Equipment

5.14.1. Unmitigated
Land Use Type Equipment Type Refrigerant GWP Quantity (kg) Operations Leak Rate Service Leak Rate Times Serviced Hotel Household
refrigerators and/or
freezers
R-134a 1,430 0.00 0.60 0.00 1.00
Hotel Other commercial A/C
and heat pumps
R-410A 2,088 1.80 4.00 4.00 18.0
Hotel Walk-in refrigerators
and freezers
R-404A 3,922 < 0.005 7.50 7.50 20.0
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5.15. Operational Off-Road Equipment

5.15.1. Unmitigated
Equipment Type Fuel Type Engine Tier Number per Day Hours Per Day Horsepower Load Factor

5.16. Stationary Sources

5.16.1. Emergency Generators and Fire Pumps
Equipment Type Fuel Type Number per Day Hours per Day Hours per Y ear Horsepower Load Factor

5.16.2. Process Boilers
Equipment Type Fuel Type Number Boiler Rating (MMBtu/hr) Daily Heat Input (MMBtu/day) Annual Heat Input (MMBtu/yr)

5.17. User Defined
Equipment Type Fuel Type

5.18. Vegetation

5.18.1. Land Use Change

5.18.1.1. Unmitigated
Vegetation Land Use Type Vegetation Soil Type Initial Acres Final Acres

5.18.1. Biomass Cover Type

5.18.1.1. Unmitigated
Biomass Cover Type Initial Acres Final Acres
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5.18.2. Sequestration

5.18.2.1. Unmitigated
Tree Type Number Electricity Saved (kWh/year) Natural Gas Saved (btu/year)

6. Climate Risk Detailed Report

6.1. Climate Risk Summary
Cal-Adapt midcentury 2040–2059 average projections for four hazards are reported below for your project location. These are under Representation Concentration Pathway (RCP) 8.5 which assumes GHG emissions will continue to rise strongly through 2050 and then plateau around 2100.

Climate Hazard Result for Project Location Unit
Temperature and Extreme Heat 9.03 annual days of extreme heat Extreme Precipitation 3.50 annual days with precipitation above 20 mm Sea Level Rise — meters of inundation depth
Wildfire 1.31 annual hectares burned
Temperature and Extreme Heat data are for grid cell in which your project are located. The projection is based on the 98th historical percentile of daily maximum/minimum temperatures from observed historical data (32 climate model ensemble from Cal-Adapt, 2040–2059 average under RCP 8.5). Each grid cell is 6 kilometers (km) by 6 km, or 3 .7 miles (mi) by 3.7 mi.

Extreme Precipitation data are for the grid cell in which your project are located. The threshold of 20 mm is equivalent to about ¾ an inch of rain, which would be light to moderate rainfall if received over a full day or heavy rain if received over a period of 2 to 4 hours. Each grid cell is 6 kilometers (km) by 6 km, or 3.7 miles (mi) by 3.7 mi.

Sea Level Rise data are for the grid cell in which your project are located. The projections are from Radke et al. (2017), as reported in Cal-Adapt (Radke et al., 2017, CEC-500-2017-008), and consider inundation location and depth for the San Francisco Bay, the Sacramento-San Joaquin River Delta and California coast resulting different increments of sea level rise coupled with extreme storm events. Users may select from four scenarios to view the range in potential inundation depth for the grid cell. The four scenarios are: Norise, 0.5 meter, 1.0 meter, 1.41 meters Wildfire data are for the grid cell in which your project are located. The projections are from UC Davis, as reported in Cal-Adapt (2040–2059 average under RCP 8.5), and consider historical data of climate, vegetation, population density, and large (> 400 ha) fire history. Users may select from four model simulations to view the range in potential wildfire probabilities for the grid cell. The four simulations make different assumptions about expected rainfall and temperature are: Warmer/drier (HadGEM2-ES), Cooler/wetter (CNRM-CM5),Average conditions (CanESM2), Range of different rainfall and temperature possibilities (MIROC5). Each grid cell is 6 kilometers (km) by 6 km, or 3.7 miles (mi) by 3.7 mi.

6.2. Initial Climate Risk Scores
Climate Hazard Exposure Score Sensitivity Score Adaptive Capacity Score Vulnerability Score Temperature and Extreme Heat 100N / A
Extreme Precipitation N/A N/A N/A N/A
S e a L e v e l R i s e 100N / A
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Wildfire 100N / A
Flooding N/A N/A N/A N/A
Drought N/A N/A N/A N/A
Snowpack Reduction N/A N/A N/A N/A
Air Quality Degradation 000N / A
The sensitivity score reflects the extent to which a project would be adversely affected by exposure to a climate hazard. Exposure is rated on a scale of1 to 5, with a score of 5 representing the greatest exposure.

The adaptive capacity of a project refers to its ability to manage and reduce vulnerabilities from projected climate hazards. Adaptive capacity is rated on a scale of 1 to 5, with a score of 5 representing the greatest ability to adapt.

The overall vulnerability scores are calculated based on the potential impacts and adaptive capacity assessments for each hazard. Scores do not include implementation of climate risk reduction measures.

6.3. Adjusted Climate Risk Scores
Climate Hazard Exposure Score Sensitivity Score Adaptive Capacity Score Vulnerability Score Temperature and Extreme Heat 1112
Extreme Precipitation N/A N/A N/A N/A
S e a L e v e l R i s e 1112
Wildfire 1112
Flooding N/A N/A N/A N/A
Drought N/A N/A N/A N/A
Snowpack Reduction N/A N/A N/A N/A
Air Quality Degradation 1112
The sensitivity score reflects the extent to which a project would be adversely affected by exposure to a climate hazard. Exposure is rated on a scale of1 to 5, with a score of 5 representing the greatest exposure.

The overall vulnerability scores are calculated based on the potential impacts and adaptive capacity assessments for each hazard. Scores include implementation of climate risk reduction measures.

6.4. Climate Risk Reduction Measures

7. Health and Equity Details
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7.1. CalEnviroScreen 4.0 Scores
The maximum CalEnviroScreen score is 100. A high score (i.e., greater than 50) reflects a higher pollution burden compared to other census tracts in the state.

Indicator Result for Project Census Tract
Exposure Indicators —
AQ-Ozone 57.0
AQ-PM 73.5
AQ-DPM 78.3
Drinking Water 46.5
Lead Risk Housing 77.7
Pesticides 0.00
Toxic Releases 87.5
Traffic 44.2
Effect Indicators —
CleanUp Sites 94.8
Groundwater 0.00
Haz Waste Facilities/Generators 86.4
Impaired Water Bodies 0.00
Solid Waste 66.7
Sensitive Population —
Asthma 55.5
Cardio-vascular 45.8
Low Birth Weights 88.0
Socioeconomic Factor Indicators —
Education 97.9
Housing 88.7
Linguistic 96.9
Poverty 92.8
Unemployment 49.9
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7.2. Healthy Places Index Scores
The maximum Health Places Index score is 100. A high score (i.e., greater than 50) reflects healthier community conditions compared to other census tracts in the state.

Indicator Result for Project Census Tract
Economic —
Above Poverty 5.41511613
Employed 49.83959964
Median HI 5.838573078
Education —
Bachelor's or higher 10.61208777
High school enrollment 100
Preschool enrollment 45.81034262
Transportation —
Auto Access 2.669061979
Active commuting 93.17336071
Social —
2-parent households 61.86321057
Voting 4.401385859
Neighborhood —
Alcohol availability 16.27101245
Park access 35.81419222
Retail density 96.35570384
Supermarket access 94.25125112
Tree canopy 20.51841396
Housing —
Homeownership 5.800076992
Housing habitability 4.516874118
Low-inc homeowner severe housing cost burden 15.57808289 Low-inc renter severe housing cost burden 43.07712049
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Uncrowded housing 1.680995765
Health Outcomes —
Insured adults 1.860644168
Arthritis 54.3
Asthma ER Admissions 49.4
High Blood Pressure 58.0
Cancer (excluding skin) 87.6
Asthma 14.8
Coronary Heart Disease 23.5
Chronic Obstructive Pulmonary Disease 17.9
Diagnosed Diabetes 11.9
Life Expectancy at Birth 95.7
Cognitively Disabled 39.7
Physically Disabled 45.1
Heart Attack ER Admissions 78.5
Mental Health Not Good 7.3
Chronic Kidney Disease 14.8
Obesity 19.9
Pedestrian Injuries 94.3
Physical Health Not Good 7.3
Stroke 17.3
Health Risk Behaviors —
Binge Drinking 57.0
Current Smoker 9.3
No Leisure Time for Physical Activity 3.2
Climate Change Exposures —
Wildfire Risk 0.0
SLR Inundation Area 0.0
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Children 0.5
Elderly 69.3
English Speaking 1.3
Foreign-born 93.3
Outdoor Workers 21.6
Climate Change Adaptive Capacity —
Impervious Surface Cover 11.1
Traffic Density 55.3
Traffic Access 23.0
Other Indices —
Hardship 96.6
Other Decision Support —
2016 Voting 31.1

7.3. Overall Health & Equity Scores
Metric Result for Project Census Tract
CalEnviroScreen 4.0 Score for Project Location (a) 90.0 Healthy Places Index Score for Project Location (b) 12.0 Project Located in a Designated Disadvantaged Community (Senate Bill 535) Y es Project Located in a Low-Income Community (Assembly Bill 1550) Y es Project Located in a Community Air Protection Program Community (Assembly Bill 617) No a: The maximum CalEnviroScreen score is 100. A high score (i.e., greater than 50) reflects a higher pollution burden compared to other census tracts in the state. b: The maximum Health Places Index score is 100. A high score (i.e., greater than 50) reflects healthier community conditions compared to other census tracts in the state.

7.4. Health & Equity Measures
No Health & Equity Measures selected.

7.5. Evaluation Scorecard
Health & Equity Evaluation Scorecard not completed.

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7.6. Health & Equity Custom Measures
No Health & Equity Custom Measures created.

8. User Changes to Default Data
Screen Justification
Construction: Construction Phases removed demolition.

Land Use More reflective of Santa Ana Lot Acreage
Construction: Dust From Material Movement More representative of Santa Ana Single Family Residence Detailed Report, 11/13/2024
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Single Family Residence Detailed Report
Table of Contents

1. Basic Project Information

1.1. Basic Project Information

1.2. Land Use Types

1.3. User-Selected Emission Reduction Measures by Emissions Sector

2. Emissions Summary

2.1. Construction Emissions Compared Against Thresholds

2.2. Construction Emissions by Y ear, Unmitigated

2.4. Operations Emissions Compared Against Thresholds

2.5. Operations Emissions by Sector, Unmitigated

3. Construction Emissions Details

3.1. Demolition (2026) - Unmitigated

3.3. Site Preparation (2026) - Unmitigated

3.5. Grading (2026) - Unmitigated

3.7. Building Construction (2026) - Unmitigated

3.9. Building Construction (2027) - Unmitigated
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3.11. Building Construction (2028) - Unmitigated

3.13. Building Construction (2029) - Unmitigated

3.15. Paving (2029) - Unmitigated

3.17. Architectural Coating (2029) - Unmitigated

4. Operations Emissions Details

4.1. Mobile Emissions by Land Use

4.1.1. Unmitigated

4.2. Energy

4.2.1. Electricity Emissions By Land Use - Unmitigated

4.2.3. Natural Gas Emissions By Land Use - Unmitigated

4.3. Area Emissions by Source

4.3.1. Unmitigated

4.4. Water Emissions by Land Use

4.4.1. Unmitigated

4.5. Waste Emissions by Land Use

4.5.1. Unmitigated

4.6. Refrigerant Emissions by Land Use

4.6.1. Unmitigated
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4.7. Offroad Emissions By Equipment Type

4.7.1. Unmitigated

4.8. Stationary Emissions By Equipment Type

4.8.1. Unmitigated

4.9. User Defined Emissions By Equipment Type

4.9.1. Unmitigated

4.10. Soil Carbon Accumulation By Vegetation Type

4.10.1. Soil Carbon Accumulation By Vegetation Type - Unmitigated

4.10.2. Above and Belowground Carbon Accumulation by Land Use Type - Unmitigated

4.10.3. Avoided and Sequestered Emissions by Species - Unmitigated

5. Activity Data

5.1. Construction Schedule

5.2. Off-Road Equipment

5.2.1. Unmitigated

5.3. Construction Vehicles

5.3.1. Unmitigated

5.4. Vehicles

5.4.1. Construction Vehicle Control Strategies
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5.5. Architectural Coatings

5.6. Dust Mitigation

5.6.1. Construction Earthmoving Activities

5.6.2. Construction Earthmoving Control Strategies

5.7. Construction Paving

5.8. Construction Electricity Consumption and Emissions Factors

5.9. Operational Mobile Sources

5.9.1. Unmitigated

5.10. Operational Area Sources

5.10.1. Hearths

5.10.1.1. Unmitigated

5.10.2. Architectural Coatings

5.10.3. Landscape Equipment

5.11. Operational Energy Consumption

5.11.1. Unmitigated

5.12. Operational Water and Wastewater Consumption

5.12.1. Unmitigated

5.13. Operational Waste Generation
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5.13.1. Unmitigated

5.14. Operational Refrigeration and Air Conditioning Equipment

5.14.1. Unmitigated

5.15. Operational Off-Road Equipment

5.15.1. Unmitigated

5.16. Stationary Sources

5.16.1. Emergency Generators and Fire Pumps

5.16.2. Process Boilers

5.17. User Defined

5.18. Vegetation

5.18.1. Land Use Change

5.18.1.1. Unmitigated

5.18.1. Biomass Cover Type

5.18.1.1. Unmitigated

5.18.2. Sequestration

5.18.2.1. Unmitigated

6. Climate Risk Detailed Report

6.1. Climate Risk Summary
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6.2. Initial Climate Risk Scores

6.3. Adjusted Climate Risk Scores

6.4. Climate Risk Reduction Measures

7. Health and Equity Details

7.1. CalEnviroScreen 4.0 Scores

7.2. Healthy Places Index Scores

7.3. Overall Health & Equity Scores

7.4. Health & Equity Measures

7.5. Evaluation Scorecard

7.6. Health & Equity Custom Measures

8. User Changes to Default Data
Single Family Residence Detailed Report, 11/13/2024
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1. Basic Project Information

1.1. Basic Project Information
Data Field Value
Project Name Single Family Residence
Construction Start Date 1/1/2026
Operational Y ear 2027
Lead Agency —
Land Use Scale Project/site
Analysis Level for Defaults County
Windspeed (m/s) 2.50
Precipitation (days) 18.6
Location Santa Ana, CA, USA
County Orange
City Santa Ana
Air District South Coast AQMD
Air Basin South Coast
TAZ 5990
EDFZ 7
Electric Utility Southern California Edison
Gas Utility Southern California Gas
App Version 2022.1.1.29

1.2. Land Use Types
Land Use Subtype Size Unit Lot Acreage Building Area (sq ft) Landscape Area (sq ft)
Special Landscape
Area (sq ft)
Population Description
Single Family
Housing
134 Dwelling Unit 43.5 261,300 1,569,523 — 750 —
Single Family Residence Detailed Report, 11/13/2024
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Parking Lot 134 Space 1.21 0.00 0.00 — — —

1.3. User-Selected Emission Reduction Measures by Emissions Sector No measures selected

2. Emissions Summary

2.1. Construction Emissions Compared Against Thresholds Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Un/Mit. TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
——————————————————
Unmit. 30.2 30.1 29.2 29.7 0.06 1.24 19.9 21.1 1.14 10.2 11.3 — 6,859 6,859 0.27 0.11 3.34 6,885 Daily,
Winter
(Max)
——————————————————
Unmit. 30.2 30.1 29.2 29.6 0.05 1.24 19.9 21.1 1.14 10.2 11.3 — 5,515 5,515 0.22 0.11 0.09 5,536 Average
Daily
(Max)
——————————————————
Unmit. 5.10 5.00 13.8 15.4 0.03 0.56 3.82 4.37 0.51 1.66 2.17 — 3,336 3,336 0.13 0.07 0.93 3,355 Annual
(Max)
——————————————————
Unmit. 0.93 0.91 2.52 2.81 0.01 0.10 0.70 0.80 0.09 0.30 0.40 — 552 552 0.02 0.01 0.15 555

2.2. Construction Emissions by Y ear, Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Y ear TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily -
Summer
(Max)
——————————————————
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2026 3.80 3.20 29.2 29.7 0.06 1.24 19.9 21.1 1.14 10.2 11.3 — 6,859 6,859 0.27 0.11 3.34 6,885 2027 1.43 1.18 9.98 15.5 0.03 0.34 0.75 1.09 0.31 0.18 0.49 — 3,456 3,456 0.13 0.10 3.01 3,492 2028 1.37 1.13 9.47 15.4 0.03 0.30 0.75 1.06 0.28 0.18 0.46 — 3,435 3,435 0.13 0.08 2.70 3,465 2029 30.2 30.1 9.11 15.2 0.03 0.28 0.75 1.03 0.26 0.18 0.44 — 3,413 3,413 0.13 0.08 2.40 3,443 Daily -
Winter
(Max)
——————————————————
2026 3.80 3.20 29.2 29.6 0.05 1.24 19.9 21.1 1.14 10.2 11.3 — 5,515 5,515 0.22 0.11 0.09 5,536 2027 1.43 1.18 10.00 15.2 0.03 0.34 0.75 1.09 0.31 0.18 0.49 — 3,426 3,426 0.13 0.10 0.08 3,460 2028 1.37 1.13 9.51 15.1 0.03 0.30 0.75 1.06 0.28 0.18 0.46 — 3,406 3,406 0.13 0.10 0.07 3,440 2029 30.2 30.1 9.13 14.9 0.03 0.28 0.75 1.03 0.26 0.18 0.44 — 3,384 3,384 0.13 0.10 0.06 3,418 Average
Daily
——————————————————
2026 1.87 1.58 13.8 15.4 0.03 0.56 3.82 4.37 0.51 1.66 2.17 — 3,336 3,336 0.13 0.05 0.56 3,355 2027 1.02 0.84 7.16 10.9 0.02 0.24 0.53 0.77 0.22 0.13 0.35 — 2,453 2,453 0.09 0.07 0.93 2,478 2028 0.98 0.81 6.81 10.9 0.02 0.22 0.53 0.75 0.20 0.13 0.33 — 2,445 2,445 0.09 0.07 0.84 2,470 2029 5.10 5.00 3.98 6.54 0.01 0.13 0.28 0.41 0.12 0.07 0.18 — 1,361 1,361 0.05 0.04 0.38 1,373 A n n u a l ——————————————————
2026 0.34 0.29 2.52 2.81 0.01 0.10 0.70 0.80 0.09 0.30 0.40 — 552 552 0.02 0.01 0.09 555 2027 0.19 0.15 1.31 1.99 < 0.005 0.04 0.10 0.14 0.04 0.02 0.06 — 406 406 0.01 0.01 0.15 410 2028 0.18 0.15 1.24 1.98 < 0.005 0.04 0.10 0.14 0.04 0.02 0.06 — 405 405 0.02 0.01 0.14 409 2029 0.93 0.91 0.73 1.19 < 0.005 0.02 0.05 0.07 0.02 0.01 0.03 — 225 225 0.01 0.01 0.06 227

2.4. Operations Emissions Compared Against Thresholds
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Un/Mit. TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
——————————————————
U n m i t . 4 5 . 74 1 . 84 . 1 57 6 . 30 . 1 89 . 6 70 . 0 09 . 6 79 . 5 00 . 0 09 . 5 01 , 3 7 2 5 , 1 4 3 6 , 5 1 5 1 5 . 70 . 0 81 . 8 76 , 9 3 4 Single Family Residence Detailed Report, 11/13/2024
10 / 52
Daily,
Winter
(Max)
——————————————————
U n m i t . 4 5 . 04 1 . 14 . 0 86 8 . 70 . 1 89 . 6 70 . 0 09 . 6 79 . 5 00 . 0 09 . 5 01 , 3 7 2 5 , 1 2 2 6 , 4 9 4 1 5 . 70 . 0 81 . 8 76 , 9 1 4 Average
Daily
(Max)
——————————————————
Unmit. 9.34 8.98 1.54 10.4 0.02 0.76 0.00 0.76 0.75 0.00 0.75 203 2,902 3,105 12.2 0.04 1.87 3,425 Annual
(Max)
——————————————————
Unmit. 1.70 1.64 0.28 1.90 < 0.005 0.14 0.00 0.14 0.14 0.00 0.14 33.6 480 514 2.02 0.01 0.31 567

2.5. Operations Emissions by Sector, Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Sector TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
——————————————————
Mobile 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Area 45.6 41.7 2.85 75.8 0.17 9.57 — 9.57 9.39 — 9.39 1,255 2,419 3,674 3.74 0.05 — 3,781 Energy 0.15 0.08 1.30 0.55 0.01 0.10 — 0.10 0.10 — 0.10 — 2,566 2,566 0.23 0.01 — 2,576 W a t e r ———————————9 . 6 4 1 5 8 1 6 7 1 . 0 0 0 . 0 3 —2 0 0 W a s t e ———————————1 0 7 0 . 0 0 1 0 7 1 0 . 7 0 . 0 0 —3 7 5 R e f r i g . ————————————————1 . 8 7 1 . 8 7
Total 45.7 41.8 4.15 76.3 0.18 9.67 0.00 9.67 9.50 0.00 9.50 1,372 5,143 6,515 15.7 0.08 1.87 6,934 Daily,
Winter
(Max)
——————————————————
Mobile 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Area 44.9 41.1 2.78 68.1 0.17 9.57 — 9.57 9.39 — 9.39 1,255 2,398 3,653 3.74 0.05 — 3,761 Energy 0.15 0.08 1.30 0.55 0.01 0.10 — 0.10 0.10 — 0.10 — 2,566 2,566 0.23 0.01 — 2,576 Single Family Residence Detailed Report, 11/13/2024
11 / 52
W a t e r ———————————9 . 6 4 1 5 8 1 6 7 1 . 0 0 0 . 0 3 —2 0 0 W a s t e ———————————1 0 7 0 . 0 0 1 0 7 1 0 . 7 0 . 0 0 —3 7 5 R e f r i g . ————————————————1 . 8 7 1 . 8 7
Total 45.0 41.1 4.08 68.7 0.18 9.67 0.00 9.67 9.50 0.00 9.50 1,372 5,122 6,494 15.7 0.08 1.87 6,914 Average
Daily
——————————————————
Mobile 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Area 9.19 8.90 0.24 9.88 0.01 0.66 — 0.66 0.65 — 0.65 86.0 178 264 0.26 < 0.005 — 272 Energy 0.15 0.08 1.30 0.55 0.01 0.10 — 0.10 0.10 — 0.10 — 2,566 2,566 0.23 0.01 — 2,576 W a t e r ———————————9 . 6 4 1 5 8 1 6 7 1 . 0 0 0 . 0 3 —2 0 0 W a s t e ———————————1 0 7 0 . 0 0 1 0 7 1 0 . 7 0 . 0 0 —3 7 5 R e f r i g . ————————————————1 . 8 7 1 . 8 7
Total 9.34 8.98 1.54 10.4 0.02 0.76 0.00 0.76 0.75 0.00 0.75 203 2,902 3,105 12.2 0.04 1.87 3,425 A n n u a l ——————————————————
Mobile 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Area 1.68 1.62 0.04 1.80 < 0.005 0.12 — 0.12 0.12 — 0.12 14.2 29.5 43.7 0.04 < 0.005 — 45.0 Energy 0.03 0.01 0.24 0.10 < 0.005 0.02 — 0.02 0.02 — 0.02 — 425 425 0.04 < 0.005 — 427 W a t e r ———————————1 . 6 0 2 6 . 1 2 7 . 7 0 . 1 7 < 0 . 0 0 5 —3 3 . 1 W a s t e ———————————1 7 . 8 0 . 0 0 1 7 . 8 1 . 7 7 0 . 0 0 —6 2 . 1 R e f r i g . ————————————————0 . 3 1 0 . 3 1
Total 1.70 1.64 0.28 1.90 < 0.005 0.14 0.00 0.14 0.14 0.00 0.14 33.6 480 514 2.02 0.01 0.31 567

3. Construction Emissions Details

3.1. Demolition (2026) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e O n s i t e ——————————————————
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Daily,
Summer
(Max)
——————————————————
Daily,
Winter
(Max)
——————————————————
Off-Roa
d
Equipm
ent

2.72 2.29 20.7 19.0 0.03 0.84 — 0.84 0.78 — 0.78 — 3,427 3,427 0.14 0.03 — 3,438 Demoliti
on
——————0 . 0 0 0 . 0 0 —0 . 0 0 0 . 0 0 ———————
Onsite
truck

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Average
Daily
——————————————————
Off-Roa
d
Equipm
ent

0.37 0.31 2.83 2.60 < 0.005 0.12 — 0.12 0.11 — 0.11 — 469 469 0.02 < 0.005 — 471 Demoliti
on
——————0 . 0 0 0 . 0 0 —0 . 0 0 0 . 0 0 ———————
Onsite
truck

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 A n n u a l ——————————————————
Off-Roa
d
Equipm
ent

0.07 0.06 0.52 0.48 < 0.005 0.02 — 0.02 0.02 — 0.02 — 77.7 77.7 < 0.005 < 0.005 — 78.0 Demoliti
on
——————0 . 0 0 0 . 0 0 —0 . 0 0 0 . 0 0 ———————
Onsite
truck

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Offsite ——————————————————
Daily,
Summer
(Max)
——————————————————
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Daily,
Winter
(Max)
——————————————————
Worker 0.05 0.05 0.05 0.68 0.00 0.00 0.20 0.20 0.00 0.05 0.05 — 186 186 < 0.005 0.01 0.02 188 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Average
Daily
——————————————————
Worker 0.01 0.01 0.01 0.10 0.00 0.00 0.03 0.03 0.00 0.01 0.01 — 25.8 25.8 < 0.005 < 0.005 0.04 26.2 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 A n n u a l ——————————————————
Worker < 0.005 < 0.005 < 0.005 0.02 0.00 0.00 < 0.005 < 0.005 0.00 < 0.005 < 0.005 — 4.27 4.27 < 0.005 < 0.005 0.01 4.33 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00

3.3. Site Preparation (2026) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e O n s i t e ——————————————————
Daily,
Summer
(Max)
——————————————————
Off-Roa
d
Equipm
ent

3.74 3.14 29.2 28.8 0.05 1.24 — 1.24 1.14 — 1.14 — 5,298 5,298 0.21 0.04 — 5,316 Dust
From
Material
Movement
——————1 9 . 7 1 9 . 7 —1 0 . 1 1 0 . 1 ———————
Single Family Residence Detailed Report, 11/13/2024
14 / 52

0.000.000.000.000.000.00—0.000.000.000.000.000.000.000.000.000.000.00Onsite truck
Daily,
Winter
(Max)
——————————————————
Off-Roa
d
Equipm
ent

3.74 3.14 29.2 28.8 0.05 1.24 — 1.24 1.14 — 1.14 — 5,298 5,298 0.21 0.04 — 5,316 Dust
From
Material
Movement
——————1 9 . 7 1 9 . 7 —1 0 . 1 1 0 . 1 ———————
Onsite
truck

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Average
Daily
——————————————————
Off-Roa
d
Equipm
ent

0.31 0.26 2.40 2.37 < 0.005 0.10 — 0.10 0.09 — 0.09 — 435 435 0.02 < 0.005 — 437 Dust
From
Material
Movement
——————1 . 6 2 1 . 6 2 —0 . 8 3 0 . 8 3 ———————
Onsite
truck

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 A n n u a l ——————————————————
Off-Roa
d
Equipm
ent

0.06 0.05 0.44 0.43 < 0.005 0.02 — 0.02 0.02 — 0.02 — 72.1 72.1 < 0.005 < 0.005 — 72.3 Dust
From
Material
Movement
——————0 . 2 9 0 . 2 9 —0 . 1 5 0 . 1 5 ———————
Onsite
truck

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Single Family Residence Detailed Report, 11/13/2024
15 / 52
Offsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Worker 0.06 0.06 0.05 0.92 0.00 0.00 0.23 0.23 0.00 0.05 0.05 — 228 228 < 0.005 0.01 0.79 231 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Daily,
Winter
(Max)
——————————————————
Worker 0.06 0.06 0.06 0.80 0.00 0.00 0.23 0.23 0.00 0.05 0.05 — 217 217 < 0.005 0.01 0.02 219 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Average
Daily
——————————————————
Worker < 0.005 < 0.005 0.01 0.07 0.00 0.00 0.02 0.02 0.00 < 0.005 < 0.005 — 18.1 18.1 < 0.005 < 0.005 0.03 18.3 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 A n n u a l ——————————————————
Worker < 0.005 < 0.005 < 0.005 0.01 0.00 0.00 < 0.005 < 0.005 0.00 < 0.005 < 0.005 — 2.99 2.99 < 0.005 < 0.005 < 0.005 3.03 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00

3.5. Grading (2026) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e O n s i t e ——————————————————
Daily,
Summer
(Max)
——————————————————
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16 / 52
6,621—0.050.276,5996,599—1.03—1.031.12—1.120.0627.627.23.043.62Off-Roa d
Dust
From
Material
Movement
——————9 . 2 0 9 . 2 0 —3 . 6 5 3 . 6 5 ———————
Onsite
truck

0.74 0.63 5.59 5.67 0.01 0.23 — 0.23 0.21 — 0.21 — 1,356 1,356 0.06 0.01 — 1,361 Dust
From
Material
Movement
——————1 . 8 9 1 . 8 9 —0 . 7 5 0 . 7 5 ———————
Onsite
truck

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 A n n u a l ——————————————————
Off-Roa
d
Equipm
ent

0.14 0.11 1.02 1.03 < 0.005 0.04 — 0.04 0.04 — 0.04 — 224 224 0.01 < 0.005 — 225 Dust
From
Material
Movement
——————0 . 3 5 0 . 3 5 —0 . 1 4 0 . 1 4 ———————
Onsite
truck

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Offsite ——————————————————
Single Family Residence Detailed Report, 11/13/2024
17 / 52
——————————————————Daily,
Summer
(Max)
Worker 0.07 0.07 0.06 1.05 0.00 0.00 0.26 0.26 0.00 0.06 0.06 — 260 260 < 0.005 0.01 0.91 264 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Daily,
Winter
(Max)
——————————————————
Average
Daily
——————————————————
Worker 0.01 0.01 0.01 0.19 0.00 0.00 0.05 0.05 0.00 0.01 0.01 — 51.6 51.6 < 0.005 < 0.005 0.08 52.3 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 A n n u a l ——————————————————
Worker < 0.005 < 0.005 < 0.005 0.04 0.00 0.00 0.01 0.01 0.00 < 0.005 < 0.005 — 8.55 8.55 < 0.005 < 0.005 0.01 8.66 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00

3.7. Building Construction (2026) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e O n s i t e ——————————————————
Daily,
Summer
(Max)
——————————————————
Off-Roa
d
Equipm
ent

1.28 1.07 9.85 13.0 0.02 0.38 — 0.38 0.35 — 0.35 — 2,397 2,397 0.10 0.02 — 2,405 Onsite
truck

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Single Family Residence Detailed Report, 11/13/2024
18 / 52
Daily,
Winter
(Max)
——————————————————
Off-Roa
d
Equipm
ent

1.28 1.07 9.85 13.0 0.02 0.38 — 0.38 0.35 — 0.35 — 2,397 2,397 0.10 0.02 — 2,405 Onsite
truck

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Average
Daily
——————————————————
Off-Roa
d
Equipm
ent

0.36 0.30 2.80 3.68 0.01 0.11 — 0.11 0.10 — 0.10 — 680 680 0.03 0.01 — 683 Onsite
truck

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 A n n u a l ——————————————————
Off-Roa
d
Equipm
ent

0.07 0.06 0.51 0.67 < 0.005 0.02 — 0.02 0.02 — 0.02 — 113 113 < 0.005 < 0.005 — 113 Onsite
truck

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Offsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Worker 0.17 0.16 0.15 2.54 0.00 0.00 0.63 0.63 0.00 0.15 0.15 — 628 628 0.01 0.02 2.18 637 Vendor 0.04 0.01 0.46 0.23 < 0.005 < 0.005 0.12 0.13 < 0.005 0.03 0.04 — 449 449 0.02 0.06 1.16 470 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Daily,
Winter
(Max)
——————————————————
Worker 0.17 0.16 0.17 2.19 0.00 0.00 0.63 0.63 0.00 0.15 0.15 — 598 598 0.01 0.02 0.06 605 Single Family Residence Detailed Report, 11/13/2024
19 / 52
Vendor 0.03 0.01 0.48 0.23 < 0.005 < 0.005 0.12 0.13 < 0.005 0.03 0.04 — 450 450 0.02 0.06 0.03 469 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Average
Daily
——————————————————
Worker 0.05 0.05 0.05 0.65 0.00 0.00 0.18 0.18 0.00 0.04 0.04 — 172 172 < 0.005 0.01 0.27 174 Vendor 0.01 < 0.005 0.14 0.07 < 0.005 < 0.005 0.03 0.04 < 0.005 0.01 0.01 — 128 128 0.01 0.02 0.14 133 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 A n n u a l ——————————————————
Worker 0.01 0.01 0.01 0.12 0.00 0.00 0.03 0.03 0.00 0.01 0.01 — 28.5 28.5 < 0.005 < 0.005 0.04 28.8 Vendor < 0.005 < 0.005 0.02 0.01 < 0.005 < 0.005 0.01 0.01 < 0.005 < 0.005 < 0.005 — 21.1 21.1 < 0.005 < 0.005 0.02 22.0 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00

3.9. Building Construction (2027) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e O n s i t e ——————————————————
Daily,
Summer
(Max)
——————————————————
Off-Roa
d
Equipm
ent

1.23 1.03 9.39 12.9 0.02 0.34 — 0.34 0.31 — 0.31 — 2,397 2,397 0.10 0.02 — 2,405 Onsite
truck

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Daily,
Winter
(Max)
——————————————————
Off-Roa
d
Equipm
ent

1.23 1.03 9.39 12.9 0.02 0.34 — 0.34 0.31 — 0.31 — 2,397 2,397 0.10 0.02 — 2,405 Single Family Residence Detailed Report, 11/13/2024
20 / 52
Onsite
truck

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Average
Daily
——————————————————
Off-Roa
d
Equipm
ent

0.88 0.74 6.71 9.24 0.02 0.24 — 0.24 0.22 — 0.22 — 1,712 1,712 0.07 0.01 — 1,718 Onsite
truck

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 A n n u a l ——————————————————
Off-Roa
d
Equipm
ent

0.16 0.13 1.22 1.69 < 0.005 0.04 — 0.04 0.04 — 0.04 — 283 283 0.01 < 0.005 — 284 Onsite
truck

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Offsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Worker 0.16 0.14 0.14 2.39 0.00 0.00 0.63 0.63 0.00 0.15 0.15 — 618 618 0.01 0.02 1.96 627 Vendor 0.03 0.01 0.44 0.22 < 0.005 < 0.005 0.12 0.13 < 0.005 0.03 0.04 — 441 441 0.02 0.06 1.05 461 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Daily,
Winter
(Max)
——————————————————
Worker 0.16 0.14 0.15 2.05 0.00 0.00 0.63 0.63 0.00 0.15 0.15 — 588 588 0.01 0.02 0.05 595 Vendor 0.03 0.01 0.46 0.22 < 0.005 < 0.005 0.12 0.13 < 0.005 0.03 0.04 — 441 441 0.02 0.06 0.03 460 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Average
Daily
——————————————————
Worker 0.11 0.10 0.12 1.53 0.00 0.00 0.45 0.45 0.00 0.10 0.10 — 426 426 0.01 0.02 0.60 431 Vendor 0.02 0.01 0.33 0.16 < 0.005 < 0.005 0.09 0.09 < 0.005 0.02 0.03 — 315 315 0.02 0.04 0.32 329 Single Family Residence Detailed Report, 11/13/2024
21 / 52
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 A n n u a l ——————————————————
Worker 0.02 0.02 0.02 0.28 0.00 0.00 0.08 0.08 0.00 0.02 0.02 — 70.5 70.5 < 0.005 < 0.005 0.10 71.4 Vendor < 0.005 < 0.005 0.06 0.03 < 0.005 < 0.005 0.02 0.02 < 0.005 < 0.005 < 0.005 — 52.2 52.2 < 0.005 0.01 0.05 54.4 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00

3.11. Building Construction (2028) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e O n s i t e ——————————————————
Daily,
Summer
(Max)
——————————————————
Off-Roa
d
Equipm
ent

1.18 0.99 8.92 12.9 0.02 0.30 — 0.30 0.28 — 0.28 — 2,397 2,397 0.10 0.02 — 2,406 Onsite
truck

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Daily,
Winter
(Max)
——————————————————
Off-Roa
d
Equipm
ent

1.18 0.99 8.92 12.9 0.02 0.30 — 0.30 0.28 — 0.28 — 2,397 2,397 0.10 0.02 — 2,406 Onsite
truck

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Average
Daily
——————————————————
Off-Roa
d
Equipm
ent

0.85 0.71 6.39 9.26 0.02 0.22 — 0.22 0.20 — 0.20 — 1,717 1,717 0.07 0.01 — 1,723 Single Family Residence Detailed Report, 11/13/2024
22 / 52
Onsite
truck

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 A n n u a l ——————————————————
Off-Roa
d
Equipm
ent

0.15 0.13 1.17 1.69 < 0.005 0.04 — 0.04 0.04 — 0.04 — 284 284 0.01 < 0.005 — 285 Onsite
truck

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Offsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Worker 0.16 0.13 0.12 2.25 0.00 0.00 0.63 0.63 0.00 0.15 0.15 — 607 607 0.01 < 0.005 1.75 609 Vendor 0.03 0.01 0.42 0.21 < 0.005 < 0.005 0.12 0.13 < 0.005 0.03 0.04 — 431 431 0.02 0.06 0.95 450 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Daily,
Winter
(Max)
——————————————————
Worker 0.16 0.13 0.15 1.93 0.00 0.00 0.63 0.63 0.00 0.15 0.15 — 577 577 0.01 0.02 0.05 584 Vendor 0.03 0.01 0.44 0.22 < 0.005 < 0.005 0.12 0.13 < 0.005 0.03 0.04 — 431 431 0.02 0.06 0.02 450 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Average
Daily
——————————————————
Worker 0.11 0.10 0.10 1.45 0.00 0.00 0.45 0.45 0.00 0.10 0.10 — 419 419 0.01 0.02 0.54 425 Vendor 0.02 0.01 0.32 0.15 < 0.005 < 0.005 0.09 0.09 < 0.005 0.02 0.03 — 309 309 0.02 0.04 0.29 322 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 A n n u a l ——————————————————
Worker 0.02 0.02 0.02 0.26 0.00 0.00 0.08 0.08 0.00 0.02 0.02 — 69.4 69.4 < 0.005 < 0.005 0.09 70.3 Vendor < 0.005 < 0.005 0.06 0.03 < 0.005 < 0.005 0.02 0.02 < 0.005 < 0.005 < 0.005 — 51.1 51.1 < 0.005 0.01 0.05 53.3 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Single Family Residence Detailed Report, 11/13/2024
23 / 52

3.13. Building Construction (2029) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e O n s i t e ——————————————————
Daily,
Summer
(Max)
——————————————————
Off-Roa
d
Equipm
ent

1.15 0.97 8.58 12.9 0.02 0.28 — 0.28 0.25 — 0.25 — 2,397 2,397 0.10 0.02 — 2,405 Onsite
truck

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Daily,
Winter
(Max)
——————————————————
Off-Roa
d
Equipm
ent

1.15 0.97 8.58 12.9 0.02 0.28 — 0.28 0.25 — 0.25 — 2,397 2,397 0.10 0.02 — 2,405 Onsite
truck

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Average
Daily
——————————————————
Off-Roa
d
Equipm
ent

0.36 0.30 2.70 4.06 0.01 0.09 — 0.09 0.08 — 0.08 — 755 755 0.03 0.01 — 758 Onsite
truck

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 A n n u a l ——————————————————
Off-Roa
d
Equipm
ent

0.07 0.06 0.49 0.74 < 0.005 0.02 — 0.02 0.01 — 0.01 — 125 125 0.01 < 0.005 — 125 Single Family Residence Detailed Report, 11/13/2024
24 / 52
Onsite
truck

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Offsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Worker 0.15 0.13 0.12 2.12 0.00 0.00 0.63 0.63 0.00 0.15 0.15 — 596 596 0.01 < 0.005 1.56 599 Vendor 0.03 0.01 0.40 0.20 < 0.005 < 0.005 0.12 0.13 < 0.005 0.03 0.04 — 419 419 0.02 0.06 0.85 439 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Daily,
Winter
(Max)
——————————————————
Worker 0.15 0.13 0.12 1.82 0.00 0.00 0.63 0.63 0.00 0.15 0.15 — 568 568 0.01 0.02 0.04 575 Vendor 0.03 0.01 0.42 0.21 < 0.005 < 0.005 0.12 0.13 < 0.005 0.03 0.04 — 420 420 0.02 0.06 0.02 438 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Average
Daily
——————————————————
Worker 0.05 0.04 0.04 0.60 0.00 0.00 0.20 0.20 0.00 0.05 0.05 — 181 181 < 0.005 0.01 0.21 184 Vendor 0.01 < 0.005 0.13 0.06 < 0.005 < 0.005 0.04 0.04 < 0.005 0.01 0.01 — 132 132 0.01 0.02 0.12 138 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 A n n u a l ——————————————————
Worker 0.01 0.01 0.01 0.11 0.00 0.00 0.04 0.04 0.00 0.01 0.01 — 30.0 30.0 < 0.005 < 0.005 0.04 30.4 Vendor < 0.005 < 0.005 0.02 0.01 < 0.005 < 0.005 0.01 0.01 < 0.005 < 0.005 < 0.005 — 21.9 21.9 < 0.005 < 0.005 0.02 22.9 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00

3.15. Paving (2029) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e O n s i t e ——————————————————
Single Family Residence Detailed Report, 11/13/2024
25 / 52
——————————————————Daily,
Summer
(Max)
Off-Roa
d
Equipm
ent

0.80 0.67 6.46 9.92 0.01 0.24 — 0.24 0.22 — 0.22 — 1,511 1,511 0.06 0.01 — 1,516 P a v i n g 0 . 0 6 0 . 0 6 ————————————————
Onsite
truck

0.12 0.10 0.97 1.49 < 0.005 0.04 — 0.04 0.03 — 0.03 — 228 228 0.01 < 0.005 — 228 P a v i n g 0 . 0 1 0 . 0 1 ————————————————
Onsite
truck

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 A n n u a l ——————————————————
Off-Roa
d
Equipm
ent

0.02 0.02 0.18 0.27 < 0.005 0.01 — 0.01 0.01 — 0.01 — 37.7 37.7 < 0.005 < 0.005 — 37.8 P a v i n g < 0 . 0 0 5 < 0 . 0 0 5 ————————————————
Onsite
truck

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Offsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Worker 0.05 0.04 0.04 0.66 0.00 0.00 0.20 0.20 0.00 0.05 0.05 — 185 185 < 0.005 < 0.005 0.48 186 Single Family Residence Detailed Report, 11/13/2024
26 / 52
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Daily,
Winter
(Max)
——————————————————
Average
Daily
——————————————————
Worker 0.01 0.01 0.01 0.09 0.00 0.00 0.03 0.03 0.00 0.01 0.01 — 27.0 27.0 < 0.005 < 0.005 0.03 27.3 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 A n n u a l ——————————————————
Worker < 0.005 < 0.005 < 0.005 0.02 0.00 0.00 0.01 0.01 0.00 < 0.005 < 0.005 — 4.46 4.46 < 0.005 < 0.005 0.01 4.52 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00

3.17. Architectural Coating (2029) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e O n s i t e ——————————————————
Daily,
Summer
(Max)
——————————————————
Off-Roa
d
Equipm
ent

0.12 0.10 0.79 1.11 < 0.005 0.01 — 0.01 0.01 — 0.01 — 134 134 0.01 < 0.005 — 134 Architect
ural
Coating
s
3 0 . 0 3 0 . 0 ————————————————
Onsite
truck

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Single Family Residence Detailed Report, 11/13/2024
27 / 52
Daily,
Winter
(Max)
——————————————————
Off-Roa
d
Equipm
ent

0.12 0.10 0.79 1.11 < 0.005 0.01 — 0.01 0.01 — 0.01 — 134 134 0.01 < 0.005 — 134 Architect
ural
Coating
s
3 0 . 0 3 0 . 0 ————————————————
Onsite
truck

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Average
Daily
——————————————————
Off-Roa
d
Equipm
ent

0.02 0.02 0.12 0.17 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 — 20.1 20.1 < 0.005 < 0.005 — 20.2 Architect
ural
Coating
s
4 . 5 2 4 . 5 2 ————————————————
Onsite
truck

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 A n n u a l ——————————————————
Off-Roa
d
Equipm
ent
< 0.005 < 0.005 0.02 0.03 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 — 3.33 3.33 < 0.005 < 0.005 — 3.34 Architect
ural
Coating
s
0 . 8 3 0 . 8 3 ————————————————
Onsite
truck

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Offsite ——————————————————
Single Family Residence Detailed Report, 11/13/2024
28 / 52
Daily,
Summer
(Max)
——————————————————
Worker 0.03 0.03 0.02 0.42 0.00 0.00 0.13 0.13 0.00 0.03 0.03 — 119 119 < 0.005 < 0.005 0.31 120 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Daily,
Winter
(Max)
——————————————————
Worker 0.03 0.03 0.02 0.36 0.00 0.00 0.13 0.13 0.00 0.03 0.03 — 114 114 < 0.005 < 0.005 0.01 115 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Average
Daily
——————————————————
Worker < 0.005 < 0.005 < 0.005 0.06 0.00 0.00 0.02 0.02 0.00 < 0.005 < 0.005 — 17.3 17.3 < 0.005 < 0.005 0.02 17.6 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 A n n u a l ——————————————————
Worker < 0.005 < 0.005 < 0.005 0.01 0.00 0.00 < 0.005 < 0.005 0.00 < 0.005 < 0.005 — 2.87 2.87 < 0.005 < 0.005 < 0.005 2.91 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00

4. Operations Emissions Details

4.1. Mobile Emissions by Land Use

4.1.1. Unmitigated
Mobile source emissions results are presented in Sections 2.6. No further detailed breakdown of emissions is available.

4.2. Energy
Single Family Residence Detailed Report, 11/13/2024
29 / 52

4.2.1. Electricity Emissions By Land Use - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Land
Use
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
——————————————————
Single
Family
Housing
————————————8 7 6 8 7 6 0 . 0 8 0 . 0 1 —8 8 1
Parking
Lot
————————————4 3 . 6 4 3 . 6 < 0 . 0 0 5 < 0 . 0 0 5 —4 3 . 9 T o t a l ————————————9 2 0 9 2 0 0 . 0 9 0 . 0 1 —9 2 5 Daily,
Winter
(Max)
——————————————————
Single
Family
Housing
————————————8 7 6 8 7 6 0 . 0 8 0 . 0 1 —8 8 1
Parking
Lot
————————————4 3 . 6 4 3 . 6 < 0 . 0 0 5 < 0 . 0 0 5 —4 3 . 9 T o t a l ————————————9 2 0 9 2 0 0 . 0 9 0 . 0 1 —9 2 5 A n n u a l ——————————————————
Single
Family
Housing
————————————1 4 5 1 4 5 0 . 0 1 < 0 . 0 0 5 —1 4 6
Parking
Lot
————————————7 . 2 3 7 . 2 3 < 0 . 0 0 5 < 0 . 0 0 5 —7 . 2 7 T o t a l ————————————1 5 2 1 5 2 0 . 0 1 < 0 . 0 0 5 —1 5 3

4.2.3. Natural Gas Emissions By Land Use - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Single Family Residence Detailed Report, 11/13/2024
30 / 52
CO2eRN2OCH4CO2TNBCO2BCO2PM2.5TPM2.5DPM2.5EPM10TPM10DPM10ESO2CONOxROGTOGLand Use
Daily,
Summer
(Max)
——————————————————
Single
Family
Housing

0.15 0.08 1.30 0.55 0.01 0.10 — 0.10 0.10 — 0.10 — 1,646 1,646 0.15 < 0.005 — 1,651 Parking
Lot

0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 — 0.00 — 0.00 0.00 0.00 0.00 — 0.00 Total 0.15 0.08 1.30 0.55 0.01 0.10 — 0.10 0.10 — 0.10 — 1,646 1,646 0.15 < 0.005 — 1,651 Daily,
Winter
(Max)
——————————————————
Single
Family
Housing

0.15 0.08 1.30 0.55 0.01 0.10 — 0.10 0.10 — 0.10 — 1,646 1,646 0.15 < 0.005 — 1,651 Parking
Lot

0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 — 0.00 — 0.00 0.00 0.00 0.00 — 0.00 Total 0.15 0.08 1.30 0.55 0.01 0.10 — 0.10 0.10 — 0.10 — 1,646 1,646 0.15 < 0.005 — 1,651 A n n u a l ——————————————————
Single
Family
Housing

0.03 0.01 0.24 0.10 < 0.005 0.02 — 0.02 0.02 — 0.02 — 273 273 0.02 < 0.005 — 273 Parking
Lot

0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 — 0.00 — 0.00 0.00 0.00 0.00 — 0.00 Total 0.03 0.01 0.24 0.10 < 0.005 0.02 — 0.02 0.02 — 0.02 — 273 273 0.02 < 0.005 — 273

4.3. Area Emissions by Source

4.3.1. Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Source TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Single Family Residence Detailed Report, 11/13/2024
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——————————————————Daily,
Summer
(Max)
Hearths 38.8 35.0 2.78 68.1 0.17 9.57 — 9.57 9.39 — 9.39 1,255 2,398 3,653 3.74 0.05 — 3,761 Consum
er
Product
s
5 . 6 0 5 . 6 0 ————————————————
Architect
ural
Coating
s
0 . 4 5 0 . 4 5 ————————————————
Landsca
pe
Equipm
ent

0.70 0.67 0.07 7.61 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 — 20.3 20.3 < 0.005 < 0.005 — 20.4 Total 45.6 41.7 2.85 75.8 0.17 9.57 — 9.57 9.39 — 9.39 1,255 2,419 3,674 3.74 0.05 — 3,781 Daily,
Winter
(Max)
——————————————————
Hearths 38.8 35.0 2.78 68.1 0.17 9.57 — 9.57 9.39 — 9.39 1,255 2,398 3,653 3.74 0.05 — 3,761 Consum
er
Product
s
5 . 6 0 5 . 6 0 ————————————————
Architect
ural
Coating
s
0 . 4 5 0 . 4 5 ————————————————
Total 44.9 41.1 2.78 68.1 0.17 9.57 — 9.57 9.39 — 9.39 1,255 2,398 3,653 3.74 0.05 — 3,761 A n n u a l ——————————————————
Hearths 0.49 0.44 0.03 0.85 < 0.005 0.12 — 0.12 0.12 — 0.12 14.2 27.2 41.4 0.04 < 0.005 — 42.6 Consum
er
Product
s
1 . 0 2 1 . 0 2 ————————————————
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————————————————0.080.08Architect
ural
Landsca
pe
Equipm
ent

0.09 0.08 0.01 0.95 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 — 2.30 2.30 < 0.005 < 0.005 — 2.31 Total 1.68 1.62 0.04 1.80 < 0.005 0.12 — 0.12 0.12 — 0.12 14.2 29.5 43.7 0.04 < 0.005 — 45.0

4.4. Water Emissions by Land Use

4.4.1. Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Land
Use
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
——————————————————
Single
Family
Housing
———————————9 . 6 4 1 5 8 1 6 7 1 . 0 0 0 . 0 3 —2 0 0
Parking
Lot
———————————0 . 0 0 0 . 0 0 0 . 0 0 0 . 0 0 0 . 0 0 —0 . 0 0 T o t a l ———————————9 . 6 4 1 5 8 1 6 7 1 . 0 0 0 . 0 3 —2 0 0 Daily,
Winter
(Max)
——————————————————
Single
Family
Housing
———————————9 . 6 4 1 5 8 1 6 7 1 . 0 0 0 . 0 3 —2 0 0
Parking
Lot
———————————0 . 0 0 0 . 0 0 0 . 0 0 0 . 0 0 0 . 0 0 —0 . 0 0 T o t a l ———————————9 . 6 4 1 5 8 1 6 7 1 . 0 0 0 . 0 3 —2 0 0 A n n u a l ——————————————————
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33.1—< 0.0050.1727.726.11.60———————————Single
Family
Housing
Parking
Lot
———————————0 . 0 0 0 . 0 0 0 . 0 0 0 . 0 0 0 . 0 0 —0 . 0 0 T o t a l ———————————1 . 6 0 2 6 . 1 2 7 . 7 0 . 1 7 < 0 . 0 0 5 —3 3 . 1

4.5. Waste Emissions by Land Use

4.5.1. Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Land
Use
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
——————————————————
Single
Family
Housing
———————————1 0 7 0 . 0 0 1 0 7 1 0 . 7 0 . 0 0 —3 7 5
Parking
Lot
———————————0 . 0 0 0 . 0 0 0 . 0 0 0 . 0 0 0 . 0 0 —0 . 0 0 T o t a l ———————————1 0 7 0 . 0 0 1 0 7 1 0 . 7 0 . 0 0 —3 7 5 Daily,
Winter
(Max)
——————————————————
Single
Family
Housing
———————————1 0 7 0 . 0 0 1 0 7 1 0 . 7 0 . 0 0 —3 7 5
Parking
Lot
———————————0 . 0 0 0 . 0 0 0 . 0 0 0 . 0 0 0 . 0 0 —0 . 0 0 T o t a l ———————————1 0 7 0 . 0 0 1 0 7 1 0 . 7 0 . 0 0 —3 7 5 A n n u a l ——————————————————
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62.1—0.001.7717.80.0017.8———————————Single
Family
Housing
Parking
Lot
———————————0 . 0 0 0 . 0 0 0 . 0 0 0 . 0 0 0 . 0 0 —0 . 0 0 T o t a l ———————————1 7 . 8 0 . 0 0 1 7 . 8 1 . 7 7 0 . 0 0 —6 2 . 1

4.6. Refrigerant Emissions by Land Use

4.6.1. Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Land
Use
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
——————————————————
Single
Family
Housing
————————————————1 . 8 7 1 . 8 7
T o t a l ————————————————1 . 8 7 1 . 8 7
Daily,
Winter
(Max)
——————————————————
Single
Family
Housing
————————————————1 . 8 7 1 . 8 7
T o t a l ————————————————1 . 8 7 1 . 8 7
A n n u a l ——————————————————
Single
Family
Housing
————————————————0 . 3 1 0 . 3 1
T o t a l ————————————————0 . 3 1 0 . 3 1
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4.7. Offroad Emissions By Equipment Type

4.7.1. Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Equipm
ent
Type
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
——————————————————
T o t a l ——————————————————
Daily,
Winter
(Max)
——————————————————
T o t a l ——————————————————
A n n u a l ——————————————————
T o t a l ——————————————————

4.8. Stationary Emissions By Equipment Type

4.8.1. Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Equipm
ent
Type
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
——————————————————
T o t a l ——————————————————
Daily,
Winter
(Max)
——————————————————
T o t a l ——————————————————
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A n n u a l ——————————————————
T o t a l ——————————————————

4.9. User Defined Emissions By Equipment Type

4.9.1. Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Equipm
ent
Type
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
——————————————————
T o t a l ——————————————————
Daily,
Winter
(Max)
——————————————————
T o t a l ——————————————————
A n n u a l ——————————————————
T o t a l ——————————————————

4.10. Soil Carbon Accumulation By Vegetation Type

4.10.1. Soil Carbon Accumulation By Vegetation Type - Unmitigated Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Vegetati
on
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
——————————————————
T o t a l ——————————————————
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——————————————————Daily,
Winter
(Max)
T o t a l ——————————————————
A n n u a l ——————————————————
T o t a l ——————————————————

4.10.2. Above and Belowground Carbon Accumulation by Land Use Type - Unmitigated Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Land
Use
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
——————————————————
T o t a l ——————————————————
Daily,
Winter
(Max)
——————————————————
T o t a l ——————————————————
A n n u a l ——————————————————
T o t a l ——————————————————

4.10.3. Avoided and Sequestered Emissions by Species - Unmitigated Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Species TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
——————————————————
Avoided ——————————————————
S u b t o t a l ——————————————————
Sequest
ered
——————————————————
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S u b t o t a l ——————————————————
Remove
d
——————————————————
S u b t o t a l ——————————————————
———————————————————
Daily,
Winter
(Max)
——————————————————
Avoided ——————————————————
S u b t o t a l ——————————————————
Sequest
ered
——————————————————
S u b t o t a l ——————————————————
Remove
d
——————————————————
S u b t o t a l ——————————————————
———————————————————
A n n u a l ——————————————————
Avoided ——————————————————
S u b t o t a l ——————————————————
Sequest
ered
——————————————————
S u b t o t a l ——————————————————
Remove
d
——————————————————
S u b t o t a l ——————————————————
———————————————————

5. Activity Data
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5.1. Construction Schedule
Phase Name Phase Type Start Date End Date Days Per Week Work Days per Phase Phase Description Demolition Demolition 1/1/2026 3/12/2026 5.00 50.0 —
Site Preparation Site Preparation 3/13/2026 4/24/2026 5.00 30.0 — Grading Grading 4/25/2026 8/8/2026 5.00 75.0 —
Building Construction Building Construction 8/9/2026 6/10/2029 5.00 740 — Paving Paving 6/11/2029 8/27/2029 5.00 55.0 —
Architectural Coating Architectural Coating 8/28/2029 11/13/2029 5.00 55.0 —

5.2. Off-Road Equipment

5.2.1. Unmitigated
Phase Name Equipment Type Fuel Type Engine Tier Number per Day Hours Per Day Horsepower Load Factor Demolition Concrete/Industrial
Saws
Diesel Average 1.00 8.00 33.0 0.73
Demolition Excavators Diesel Average 3.00 8.00 36.0 0.38 Demolition Rubber Tired Dozers Diesel Average 2.00 8.00 367 0.40 Site Preparation Rubber Tired Dozers Diesel Average 3.00 8.00 367 0.40 Site Preparation Tractors/Loaders/Back
hoes
Diesel Average 4.00 8.00 84.0 0.37
Grading Excavators Diesel Average 2.00 8.00 36.0 0.38
Grading Graders Diesel Average 1.00 8.00 148 0.41
Grading Rubber Tired Dozers Diesel Average 1.00 8.00 367 0.40 Grading Scrapers Diesel Average 2.00 8.00 423 0.48
Grading Tractors/Loaders/Back
hoes
Diesel Average 2.00 8.00 84.0 0.37
Building Construction Cranes Diesel Average 1.00 7.00 367 0.29 Building Construction Forklifts Diesel Average 3.00 8.00 82.0 0.20 Building Construction Generator Sets Diesel Average 1.00 8.00 14.0 0.74 Single Family Residence Detailed Report, 11/13/2024
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Building Construction Tractors/Loaders/Back Diesel Average 3.00 7.00 84.0 0.37 Building Construction Welders Diesel Average 1.00 8.00 46.0 0.45 Paving Pavers Diesel Average 2.00 8.00 81.0 0.42
Paving Paving Equipment Diesel Average 2.00 8.00 89.0 0.36 Paving Rollers Diesel Average 2.00 8.00 36.0 0.38
Architectural Coating Air Compressors Diesel Average 1.00 6.00 37.0 0.48

5.3. Construction Vehicles

5.3.1. Unmitigated
Phase Name Tr ip Type One-Way Trips per Day Miles per Trip Vehicle Mix Demolition ————
Demolition Worker 15.0 18.5 LDA,LDT1,LDT2
Demolition Vendor — 10.2 HHDT,MHDT
Demolition Hauling 0.00 20.0 HHDT
Demolition Onsite truck — — HHDT
Site Preparation ————
Site Preparation Worker 17.5 18.5 LDA,LDT1,LDT2
Site Preparation Vendor — 10.2 HHDT,MHDT
Site Preparation Hauling 0.00 20.0 HHDT
Site Preparation Onsite truck — — HHDT
Grading ————
Grading Worker 20.0 18.5 LDA,LDT1,LDT2
Grading Vendor — 10.2 HHDT,MHDT
Grading Hauling 0.00 20.0 HHDT
Grading Onsite truck — — HHDT
Building Construction ————
Building Construction Worker 48.2 18.5 LDA,LDT1,LDT2
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Building Construction Vendor 14.3 10.2 HHDT,MHDT
Building Construction Hauling 0.00 20.0 HHDT
Building Construction Onsite truck — — HHDT
P a v i n g ————
Paving Worker 15.0 18.5 LDA,LDT1,LDT2
Paving Vendor — 10.2 HHDT,MHDT
Paving Hauling 0.00 20.0 HHDT
Paving Onsite truck — — HHDT
Architectural Coating ————
Architectural Coating Worker 9.65 18.5 LDA,LDT1,LDT2
Architectural Coating Vendor — 10.2 HHDT,MHDT
Architectural Coating Hauling 0.00 20.0 HHDT
Architectural Coating Onsite truck — — HHDT

5.4. Vehicles

5.4.1. Construction Vehicle Control Strategies
Non-applicable. No control strategies activated by user.

5.6. Dust Mitigation

5.6.1. Construction Earthmoving Activities
Phase Name Material Imported (cy) Material Exported (cy) Acres Graded (acres) Material Demolished (sq. ft.) Acres Paved (acres) Demolition 0.00 0.00 0.00 — —
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Site Preparation — — 45.0 0.00 —
Grading — — 225 0.00 —
Paving 0.00 0.00 0.00 0.00 2.68

5.6.2. Construction Earthmoving Control Strategies
Non-applicable. No control strategies activated by user.

5.7. Construction Paving
Land Use Area Paved (acres) % Asphalt
Single Family Housing 1.48 0%
Parking Lot 1.21 100%

5.8. Construction Electricity Consumption and Emissions Factors kWh per Y ear and Emission Factor (lb/MWh)
Y ear kWh per Y ear CO2 CH4 N2O
2026 0.00 532 0.03 < 0.005
2027 0.00 532 0.03 < 0.005
2028 0.00 532 0.03 < 0.005
2029 0.00 532 0.03 < 0.005

5.9. Operational Mobile Sources

5.9.1. Unmitigated
Land Use Type Trips/Weekday Trips/Saturday Trips/Sunday Trips/Y ear VMT/Weekday VMT/Saturday VMT/Sunday VMT/Y ear Total all Land Uses 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00

5.10. Operational Area Sources
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5.10.1. Hearths

5.10.1.1. Unmitigated
Hearth Type Unmitigated (number)
Single Family Housing —
Wood Fireplaces 7
Gas Fireplaces 114
Propane Fireplaces 0
Electric Fireplaces 0
No Fireplaces 13
Conventional Wood Stoves 0
Catalytic Wood Stoves 7
Non-Catalytic Wood Stoves 7
Pellet Wood Stoves 0

5.10.3. Landscape Equipment
Season Unit Value
Snow Days day/yr 0.00
Summer Days day/yr 250

5.11. Operational Energy Consumption

5.11.1. Unmitigated
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Electricity (kWh/yr) and CO2 and CH4 and N2O and Natural Gas (kBTU/yr) Land Use Electricity (kWh/yr) CO2 CH4 N2O Natural Gas (kBTU/yr) Single Family Housing 923,949 346 0.0330 0.0040 5,136,936 Parking Lot 46,019 346 0.0330 0.0040 0.00

5.12. Operational Water and Wastewater Consumption

5.12.1. Unmitigated
Land Use Indoor Water (gal/year) Outdoor Water (gal/year) Single Family Housing 5,028,437 24,861,959
Parking Lot 0.00 —

5.13. Operational Waste Generation

5.13.1. Unmitigated
Land Use Waste (ton/year) Cogeneration (kWh/year)
Single Family Housing 199 —
Parking Lot 0.00 —

5.14. Operational Refrigeration and Air Conditioning Equipment

5.14.1. Unmitigated
Land Use Type Equipment Type Refrigerant GWP Quantity (kg) Operations Leak Rate Service Leak Rate Times Serviced Single Family Housing Average room A/C &
Other residential A/C
and heat pumps
R-410A 2,088 < 0.005 2.50 2.50 10.0
Single Family Housing Household
refrigerators and/or
freezers
R-134a 1,430 0.12 0.60 0.00 1.00
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5.15. Operational Off-Road Equipment

5.15.1. Unmitigated
Equipment Type Fuel Type Engine Tier Number per Day Hours Per Day Horsepower Load Factor

5.16. Stationary Sources

5.16.1. Emergency Generators and Fire Pumps
Equipment Type Fuel Type Number per Day Hours per Day Hours per Y ear Horsepower Load Factor

5.16.2. Process Boilers
Equipment Type Fuel Type Number Boiler Rating (MMBtu/hr) Daily Heat Input (MMBtu/day) Annual Heat Input (MMBtu/yr)

5.17. User Defined
Equipment Type Fuel Type

5.18. Vegetation

5.18.1. Land Use Change

5.18.1.1. Unmitigated
Vegetation Land Use Type Vegetation Soil Type Initial Acres Final Acres

5.18.1. Biomass Cover Type

5.18.1.1. Unmitigated
Biomass Cover Type Initial Acres Final Acres
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5.18.2. Sequestration

5.18.2.1. Unmitigated
Tree Type Number Electricity Saved (kWh/year) Natural Gas Saved (btu/year)

6. Climate Risk Detailed Report

6.2. Initial Climate Risk Scores
Climate Hazard Exposure Score Sensitivity Score Adaptive Capacity Score Vulnerability Score Temperature and Extreme Heat 100N / A
Extreme Precipitation N/A N/A N/A N/A
S e a L e v e l R i s e 100N / A
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Wildfire 100N / A
Flooding N/A N/A N/A N/A
Drought N/A N/A N/A N/A
Snowpack Reduction N/A N/A N/A N/A
Air Quality Degradation 000N / A
The sensitivity score reflects the extent to which a project would be adversely affected by exposure to a climate hazard. Exposure is rated on a scale of1 to 5, with a score of 5 representing the greatest exposure.

The overall vulnerability scores are calculated based on the potential impacts and adaptive capacity assessments for each hazard. Scores include implementation of climate risk reduction measures.

6.4. Climate Risk Reduction Measures

7. Health and Equity Details
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7.1. CalEnviroScreen 4.0 Scores
The maximum CalEnviroScreen score is 100. A high score (i.e., greater than 50) reflects a higher pollution burden compared to other census tracts in the state.

Indicator Result for Project Census Tract
Economic —
Above Poverty 5.41511613
Employed 49.83959964
Median HI 5.838573078
Education —
Bachelor's or higher 10.61208777
High school enrollment 100
Preschool enrollment 45.81034262
Transportation —
Auto Access 2.669061979
Active commuting 93.17336071
Social —
2-parent households 61.86321057
Voting 4.401385859
Neighborhood —
Alcohol availability 16.27101245
Park access 35.81419222
Retail density 96.35570384
Supermarket access 94.25125112
Tree canopy 20.51841396
Housing —
Homeownership 5.800076992
Housing habitability 4.516874118
Low-inc homeowner severe housing cost burden 15.57808289 Low-inc renter severe housing cost burden 43.07712049
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Uncrowded housing 1.680995765
Health Outcomes —
Insured adults 1.860644168
Arthritis 54.3
Asthma ER Admissions 49.4
High Blood Pressure 58.0
Cancer (excluding skin) 87.6
Asthma 14.8
Coronary Heart Disease 23.5
Chronic Obstructive Pulmonary Disease 17.9
Diagnosed Diabetes 11.9
Life Expectancy at Birth 95.7
Cognitively Disabled 39.7
Physically Disabled 45.1
Heart Attack ER Admissions 78.5
Mental Health Not Good 7.3
Chronic Kidney Disease 14.8
Obesity 19.9
Pedestrian Injuries 94.3
Physical Health Not Good 7.3
Stroke 17.3
Health Risk Behaviors —
Binge Drinking 57.0
Current Smoker 9.3
No Leisure Time for Physical Activity 3.2
Climate Change Exposures —
Wildfire Risk 0.0
SLR Inundation Area 0.0
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Children 0.5
Elderly 69.3
English Speaking 1.3
Foreign-born 93.3
Outdoor Workers 21.6
Climate Change Adaptive Capacity —
Impervious Surface Cover 11.1
Traffic Density 55.3
Traffic Access 23.0
Other Indices —
Hardship 96.6
Other Decision Support —
2016 Voting 31.1

7.4. Health & Equity Measures
No Health & Equity Measures selected.

7.5. Evaluation Scorecard
Health & Equity Evaluation Scorecard not completed.

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7.6. Health & Equity Custom Measures
No Health & Equity Custom Measures created.

8. User Changes to Default Data
Screen Justification
Land Use As per Airbnb analytics data

1/5
Date November , 2024
Ramboll
250 Montgomery St.,
Suite 1200 San Francisco,
CA 94104 US
USA
T+1 510 655 7400
F+1 510 655 9517
https://ramboll.com
MEMO
To File
From Stefanie O’Gorman
Subject ECONOMICS ANALYSIS OF SHORT-TERM RENTAL

REGULATION
Ramboll Americas Engineering Solutions, Inc. (Ramboll) evaluated possible consequences of a potential ban on short-term rentals in Santa Ana, California.

This report was completed Stefanie O’Gorman, an environmental economist with 23 years experience in her field. Stefanie specializes in the integration of costs and benefits within decision making and has worked across the spectrum from policy design and development to project and infrastructure delivery. She has acted as an expert witness in a number of planning related enquiries in the UK and Ireland relating to water regulation, marine infrastructure planning and transport related projects, focusing on the economic and socio-economic impacts of these developments.

EDUCATION/QUALIFICATION
MSc Ecological Economics, University of Edinburgh, 2001 BA (Mod) Natural Science, Trinity College Dublin, 1999
Based on professional experience and judgment, this analysis assumes a reasonably foreseeable potential that:

1. A ban on STR will spur new hotel development and, as a result of increased demand on local hotels, local hotel availability will go down and room rates will go up.

2. Result of (1), people will be forced to travel further to find available or affordable hotel rooms.

Theses assumptions are found to be sufficiently supported by evidence or that insufficient evidence is available to reject them, as outlined here.

Introduction
Santa Ana, the largest city in Orange County at 27.2 square miles and home to nearly 328,000 residents1, is a rich cultural, culinary, and entertainment hub with deep historical roots. As the county seat, it 1 https://www.orangecounty.net/cities/SantaAna.html
2/5
blends vibrant city life with a preserved historic core. Visitors can explore a variety of attractions, from the art-filled streets of the Downtown Santa Ana Artwalk to the Bowers Museum’s global collections and the Discovery Cube's interactive science exhibits2. The city’s distinctive neighborhoods offer everything from historic architecture to innovative food markets, and the popular Frida Cinema and Yost Theatre.

Tourism is a cornerstone of Santa Ana's economy, driving substantial revenue and job creation for the community. In 2023, visitor spending alone contributed an impressive $414.7 million to the local economy3, an increase of over 9% compared to the previous year. This spending supports local businesses and fuels sectors like food service, accommodations, retail, arts, and transportation. Food service alone saw $109 million from visitor spending, with accommodations adding another $107 million, and arts, entertainment, and recreation generating $81.5 million. These visitor expenditures provide essential funding for city services like public safety, parks, and neighborhood improvements, while also alleviating the tax burden for residents—wi thout tourism-related tax revenue, each household would pay an additional $195 annually in local taxes.

Tourism’s impact on employment is equally significant, supporting nearly 3,000 jobs in Santa Ana and contributing around $137 million in wages to the local workforce. With continued growth in overnight visits and local attractions, tourism remains a vital industry that helps sustain the community’s economic well-being and enhance residents’ quality of life.

1. How a ban on STR could spur new hotel development and impact demand and room rates
Orange County’s STR occupancy was 72% on a year-to-date basis and RevPAR was $151 and its hotels also maintain a high 77% occupancy rate and an ADR of $196.59, which underscores the region’s strong demand. High occupancy figures are seen in all months – with only January falling below 70%. Orange County’s hotel room demand showed a 5% year-over-year growth, highlighting its popularity within the state.

Based on AirDna data, Santa Ana's appears to have or had up to approximately 2,180 STR listings (approximately 79% of which are Airbnb listings), with a current occupancy rate of 53%. This is approximately 73% for Airbnb rentals, for which there appear to be approximately 1,100
4 active STR listings.5 STRs generate substantial revenue for hosts (estimated at $43,000 annually per host for Airbnb rentals)6 with an Average Daily Rate (ADR) of $237.37.
2 https://www.visitcalifornia.com/places-to-visit/santa-ana/ 3 https://www.travelsantaana.com/about-travel-santa-ana/economic-impact-of- tourism/#:~:text=In%202023%2C%20traveler%20expenditures%20from,in%20local%20and%20state%20tax es.
4 https://www.santa-ana.org/short-term-rentals-ban/
5 We note that even if the exact amounts of STRs in the City are slightly higher or lower than the approximate values shown here, the conclusions of this report remain consistent regarding the impact of the STR ban on spurring hotel demand and forcing individuals to forced to travel further to find available or affordable hotel rooms.
6 https://airbtics.com/annual-airbnb-revenue-in-santa-ana-california-usa/ 7 https://www.airdna.co/vacation-rental-data/app/us/california/santa-ana/overview 3/5
Accurate data on the size of the whole lodgings market in Santa Ana is not readily available for review, however the number of listings for hotels and motels on www.booking.com and Expedia is not significant, at less than 100. The majority of these properties are 3 star or less.

If we assume that the rate of hotel /motels to STRs in Santa Ana is representative of that of Orange Country where the hotel room supply is 61,937 (see table below) and the number of STRs is 10,8418, then STRs would represent 15% of the lodging supply in Santa Ana.

However, given the <100 hotels found online, is it considered likely that STRs contribution a significantly higher percentage of the lodging market locally.

Forecast summary: Annual, Orange County
Hotel supply
(daily)
Hotel room
demand
(daily)
Occupancy ADR RevPAR Room revenue
Levels
2019 58,282 45,141 77.5% $161.94 $125.42 $2,668,166,801 2020 50,463 22,479 44.5% $136.03 $60.59 $1,116,070,720
2021 56,897 32,999 58.0% $167.45 $97.12 $2,016,885,289
2022 60,995 42,663 69.9% $177.02 $123.82 $2,756,556,935 2023 61,590 45,366 73.7% $185.82 $136.87 $3,076,862,904 2024 61,937 47,723 77.1% $196.59 $151.48 $3,424,409,154 Growth
2020 -13.4% -50.2% -42.5% -16.0% -51.7% -58.2%
2021 12.7% 46.8% 30.2% 23.1% 60.3% 80.7%
2022 7.2% 29.3% 20.6% 5.7% 27.5% 36.7%
2023 1.0% 6.3% 5.3% 5.0% 10.5% 11.6%
2024 0.6% 5.2% 4.6% 5.8% 10.7% 11.3%
Relative to 2019
2020 87% 50% 58% 84% 48% 42%
2021 98% 73% 75% 103% 77% 76%
2022 105% 95% 90% 109% 99% 103%
2023 106% 100% 95% 115% 109% 115%
2024 106% 106% 99% 121% 121% 128%
Source: STR; Tourism Economics
The minimum stay durations data for short-term rentals in Santa Ana varies. AirDna data suggests that half of the stock has a minimum stay of under 30 days. This data appears to be 2023 data and to relate to their estimate of 2,000+ STR listing in that data source.

Therefore, it is not possible at this stage to tell how many of the City Council estimated 8 https://www.keydatadashboard.com/en-gb/markets/orange-county-california 4/5
1,100 listings would be impacted by designated for shorter stays, but it could be as high as 100%.

Source: https://www.airdna.co/vacation-rental-data/app/us/california/santa-ana/overview With STRs accommodating a significant portion of the lodging market, their removal would leave a considerable gap in available accommodations, which the existing hotel infrastructure is unlikely to be able to fully absorb given Orange County's occupancy rates were already at 77% in September 2024 (California Travel Forecast – October 2024).

Effects of a Ban on STR on Local Hotel Demand, Room Rates, and Availability Eliminating STRs is likely to intensify demand for hotel accommodations, which would reduce availability and drive up average daily rates (ADR). Orange County's ADR is already high, at $209.14 (see table below) (192$ in Santa Ana9), and Santa Ana’s hotel market is part of this broader region where occupancy and room rates reflect high demand, particularly near attractions. With STRs contributing substantial capacity, the ban would further stress local hotels, as noted above likely leading to increased ADR due to scarcity.

The 7.1% year-on-year increase in Revenue Per Available Room (RevPAR) in Orange County indicates a strong market with limited room for new capacity; hence, shifting demand from STRs to hotels would almost certainly lead to higher room rates, potentially pushing them beyond the reach of budget-conscious travelers.

Short Term Rentals Year to Date - September 2024 vs September 2023 Occ % ADR RevPAR
2024 2023 2024 2023 2024 2023
California 68.0 68.4 190.57 192.15 129.60 131.41
Orange County 72.1 72.0 209.14 210.91 150.74 151.91
9 https://rabbu.com/airbnb-data/santa-ana-ca
* https://www.airdna.co/vacation-rental-data/app/us/california/santa-ana/overview

0.0% 10.0% 20.0% 30.0% 40.0% 50.0% 60.0%
STR Listings by Minimum Stay in Santa Ana
30+ Nights 7-29 Nights 4-6 Nights 3 Nights 2 Nights 1 Night 5/5

2. Travel Displacement and Need to Seek Affordable Lodging Elsewhere: Rising hotel rates and limited availability could push some visitors to look for more affordable accommodations in nearby cities.

With the increased demand and rising prices in Santa Ana’s hotel sector, neighboring areas like Anaheim or Irvine may absorb some of the overflow but would also likely experience upward rate pressure, creating a ripple effect across Orange County.

Given that Orange County’s occupancy was 72% on a year-to-date basis and RevPAR was $151 and shows high occupancy figures in all months – with only January falling below 70%, hotels in adjacent areas to Santa Ana are likely to be at full capacity during peak seasons, especially July
10, or major events. As a result, tourists may find themselves traveling farther for budget-friendly lodging, potentially discouraging some visitors from choosing Santa Ana altogether.

In addition, group room demand in California was up a robust 7% relative to September 2023. Orange County saw this increase by 35% year on year for the month of September 202411. This strong local growth in demand is reflected by the fact that approximately 650 of the AirBNB listing in Santa Ana are for 2+bedrooms, so suitable for groups12. The loss of this accommodation type may not be easily substituted within the existing local supply, which could, as a result, spurn additional local development.

The available evidence and analysis allows a reasonable conclusion to be drawn that in the short term visitors will be pushed away from Santa Ana due to occupancy restrictions and increased rates, and in the longer term these constraints could result in new hotel capacity development.
10 https://rabbu.com/airbnb-data/santa-ana-ca
11 https://industry.visitcalifornia.com/research/report/monthly-travel-indicators-summary 12 Santa Ana, Airbnb Market Statistics & Data, United States Attachment C
Translutions Traffic Analysis
O1-4
t r a n s l u t i o n s , i n c .
1 7 6 3 2 I r v i n e B o u l e v a r d , S u i t e 2 0 0 , T u s t i n , C a l i f o r n i a 9 2 7 8 0
P h o n e ( 9 4 9 ) 6 5 6- 3 1 3 1 F a x ( 9 4 9 ) 4 4 5- 3131 s o l u t i o n s @ t r a n s l u t i o n s . c o m
November 29, 2024
File Subject: Santa Ana Ordinance – Transportation Analyses Support Translutions, Inc. (Translutions) is pleased to present this memorandum evaluating potential issues with the proposed Short-Term Rental (STR) Ban in the City of Santa Ana, in Orange County, California. It is our understanding that the ordinance would aff ect approximately 700 - 1000 currently active units. This memorandum focuses on the potential for the STR Ban to increase Vehicle Miles Traveled (VMT) and trip generation.

VEHICLE MILES TRAVELED
VMT analysis is a requirement under CEQA due to the passage of Senate Bill 743 (SB -743).SB-743 was codified in Public Resources Code section 21099, was signed by the Governor in 2013 and directed the Governor’s Office of Planning and Research (OPR) to identify alternative metrics for evaluating transportation impacts under CEQA. Pursuant to Section 21099, the criteria for determining the significance of transportation impacts must “promote the reduction of greenhouse gas emissions, the development of multimodal transportation networks, and a diversity of land uses.” This resulted in changes to the CEQA guidelines in response to Section 21099 including a new section (15064.3) that specifies that Vehicle Miles Traveled (VMT) is the most appropriate measure of transportation impacts. A separate Technical Advisory issued by OPR provides additional technical details on calculating VMT and assessing transportation impacts for various types of projects. The City adopted thresholds of significan ce and screening thresholds under VMT in February 2019.

An increase in VMT is a rea sonably foreseeable result of the STR ban for several reasons. First, the increased trips directly correlate to greater vehicle travel and VMT compared to the baseline. Second, the STR ban would likely incentivize increased VMT from individuals that seek available or more affordable hotels in neighboring or regional communities, thereby increasing VMT to/from the non -local hotel compared to VMT to/from a local hotel. Third, the STR ban would force any user that prefers STRs to hotels to travel to neighboring or regional communities because STRs are no longer allowed in the City, thereby directly causing increase in VMT traveling to/from the non-local STR compared to the baseline where STRs are available in the City.

TRIP GENERATION
Trip generation is generally based on the ITE Trip Generation, 11th Edition. The ITE Trip Generation does not have rates for STRs.

Therefore, the trip generation of STRs are based on rates for All Suites Hotels and using rates from Recreational Homes, which are the closet uses with published rates . It should be noted that the trip generation of All Suites Hotel is likely to be higher than those of STRs since STRs typically don’t have staff trips every day. The trip generation for STRs was compared to those of hotels since it is likely that if STRs are disallowed, guests would potentially stay in hotels. Based on publicly available statistics on the current Airbnb listings in Santa Ana, the average capacity per STR is 5.6 people , which has been converted to equivalent hotel rooms, assuming one hotel room has a capacity of 3 people.

Further, two trip generations have been calculate d, one using the numbers included in the staff report (700 units) and the other based on the number of SRTs under operation in Santa Ana obtained from online data analytics (1,000 units). Applying the STR to “Hotel Room” conversion ratio of 1.867 (5.6 people per room/3 people per room), 700 STRs would require 1,307 replacement hotel rooms while 1,000 STRs would require 1,867 replacement hotel rooms.

Table A shows the trip generation of 700 STRs using the two rates and 1,307 replacement hotel rooms, while Table B shows the trip generation of 700 STRs using the two rates and 1,867 replacement hotel rooms.

11/29/2024 (C:\Users\kjohnst2\AppData\Roaming\iManage\Work\Recent\063437-0026 (Airbnb_ Inc._ Project Locke)\Translutions_Santa Ana Ordinance_Memo(155519529.7).docx ) 2 the transportation solutions company...

Table A - Trip Generation (700 Units)
A.M. Peak Hour P.M. Peak Hour
Land Use Units In Out Total In Out Total Daily

Short Term Rentals (Using All Suites Hotel)
Trip Generation Rates 1 0.18 0.16 0.34 0.18 0.18 0.36 4.4 Trip Generation 700 DU 126 112 238 123 129 252 3,080

Short Term Rentals (Using Recreational Homes)
Trip Generation Rates 2 0.12 0.10 0.22 0.13 0.16 0.29 3.55 Trip Generation 700 DU 85 69 154 93 110 203 2,485

Hotel
Trip Generation Rates 3

0.26 0.20 0.46 0.30 0.29 0.59 7.99
Trip Generation 1,307 Room 337 264 601 393 378 771 10,443

Notes: DU = Dwelling Unit
1 Trip generation based on rates for Land Use 311 - "All Suites Hotel" from Institute of Transportation Engineers' (ITE) Trip Generation (11th Edition). 2 Trip generation based on rates for Land Use 260 - "Recreational Homes" from Institute of Transportation Engineers' (ITE) Trip Generation (11th Edition). 3 Trip generation based on rates for Land Use 310 - "Hotel" from Institute of Transportation Engineers' (ITE) Trip Generation (11th Edition).

As seen on Table B, the 700 STRs currently in operation are calculated to generate between 2,485p to 3,080 daily trips, depending on the rates used, which is significantly lower than hotel uses. Therefore, removing the STRs and forcing guests to hotels wi ll result in over 7,363 to 7,958 additional daily trips.

Table C - Trip Generation (1,000 Units)
A.M. Peak Hour P.M. Peak Hour
Land Use Units In Out Total In Out Total Daily

Short Term Rentals (Using All Suites Hotel)
Trip Generation Rates 1 0.18 0.16 0.34 0.18 0.18 0.36 4.4 Trip Generation 1,000 DU 180 160 340 176 184 360 4,400

Short Term Rentals (Using Recreational Homes)
Trip Generation Rates 2 0.12 0.10 0.22 0.13 0.16 0.29 3.55 Trip Generation 1,000 DU 121 99 220 133 157 290 3,550

Hotel
Trip Generation Rates 3 0.26 0.20 0.46 0.30 0.29 0.59 7.99 Trip Generation 1,867 Room 481 378 859 562 540 1,102 14,917

As seen on Table C, if 1,000 STRs are currently in operation, they are generating between 3,550 and 4,400 daily trips, depending on the rates used, which is significantly lower than hotel uses. Therefore, removing the STRs and forcing guests to hotels will result in over 10,517 to 11,367 additional daily trips.

An additional benefit of STRs is that since the units are spread out over a larger area, the additional traffic generated by STRs is more spread out throughout the City. As such, the additional delay caused by the vehicles would be minimal. If the STRs are replaced by new hotels in the City of Santa Ana, concentrated traffic would be added to roadways and intersections near the new hotels, potentially resulting in substantially more additional delays.

SUMMARY
Based on the above evaluation, disallowing STRs in the City of Santa Ana is likely to increase regional VMT. Disallowing STRs is also likely to increase traffic within the City of Santa Ana.

Sincerely,
translutions, inc.

Sandipan Bhattacharjee, P.E., T.E., AICP, ENV SP
Principal

From: Maura O"Neill
To: eComment
Subject: Public Comment Letter on Agenda Item #15
Date: Tuesday, December 3, 2024 12:57:27 PM
Attachments: Better Neighbors LA Comment Letter - Agenda Item 15 Santa Ana- Support.pdf Attention: This email originated from outside of City of Santa Ana. Use caution when opening attachments or links.

Attached, please find my comment for the written record on agenda item #15, Second Reading of Ordinance Amendment (OA) No. 2024-04 Repealing and Reenacting in its Entirety Article XXI to Chapter 8 of the Santa Ana Municipal Code (SAMC) Prohibiting Short-Term Rentals (STRs). This is in support of the adoption of the ordinance to prohibit short-term rentals and adopt enhanced violations for fines.

Thanks,

Maura O’Neill
she/her
Policy Analyst and Advocate
Better Neighbors LA
(213) 355-7475
[email protected]

250 East 1st Street, Suite 1201; Los Angeles, California 90012 213.336.5900  betterneighborsla.org

December 3, 2024

City Council
City of Santa Ana
20 Civic Center Plaza
Santa Ana, CA 92701
[email protected]
Via Electronic Mail

Re: Better Neighbors LA Comment Letter –Agenda Item #15 Second Reading of Ordinance
Amendment (OA) No. 2024-04 Repealing and Reenacting in its Entirety Article XXI to Chapter 8 of the Santa Ana Municipal Code (SAMC) Prohibiting Short-Term Rentals–

SUPPORT

Dear Councilmembers,

Better Neighbors LA writes to you in support of adopting the Ordinance Amendment (OA) No. 2024-04 that will repeal and re-enact in its entirety Article XXI to Chapter 8 of the Santa Ana Municipal Code (SAMC) prohibiting Short-Term Rentals (STRs) and adopting enhanced fines for violations of the Short-Term Rental Ordinance. As residents across Southern California continue to face a housing affordability and homelessness crisis, precautions must be taken to protect housing stock for long-term residents. It is crucial to codify Santa Ana’s prohibition on short-term rentals within the City, and in the process, further safeguard housing for long-term residents.

Better Neighbors LA is a coalition of hosts, tenants, housing activists, hotel workers, and community members working to curb illegal short-term rental activity with the intent to protect housing and neighborhoods impacted by the short-term rental industry. 1 We conduct data
analysis and research on the short-term rental industry and its impact on affordable housing.

According to our analysis of AirDNA data, the vast majority of short-term rentals in the City of Santa Ana are unhosted, meaning they are whole home rentals that are not primarily used for long-term housing, unlike hosted rentals.
2 Since 2019, the number of unhosted short-term rental
listings has increased by 294% and grown to over 509 units. Hosted units, on the other hand, have risen by 169 listings, or 134%. The number of unhosted STRs aligns with the staff report findings on enforcement notices and citations. Staff identified that the majority of properties with

1 https://www.betterneighborsla.org/
2 AirDNA data on file with Better Neighbors includes VRBO and Airbnb listings within the City of Santa Ana through March 2023. https://www.airdna.co/
O2-1
Better Neighbors Comment Letter
Agenda Item 15: Repeal and Re-enact Short Term Rental Prohibition

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Santa Ana City CouncilDecember 3, 2024

Santa Ana City Council
December 3, 2024