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STAFF REPORT
Development Services Department
DATE: March 25, 2014
TO: Honorable Chairman and Planning Commission
FROM: Jim Kasama, Community Development Administrator
By: Tim Schwehr, Associate Planner
SUBJECT: RESOLUTION NO. 1904 - GENERAL PLAN AMENDMENT NO. GPA 14-
02, ZONE CHANGE NO. ZC 14-02, AND TEXT AMENDMENT NO. TA 14-
02 WITH AN ADDENDUM TO THE CERTIFIED ENVIRONMENTAL
IMPACT REPORT (SCH #2009081034) FOR THE ARCADIA GENERAL
PLAN UPDATE TO CREATE A RESIDENTIAL-FLEX OVERLAY ZONE,
AND APPLY IT TO 8.85 ACRES OF LAND TO ALLOW EITHER
MULTIPLE-FAMILY RESIDENTIAL DEVELOPMENTS OR COMMERCIAL
DEVELOPMENTS AT 30-188 LAS TUNAS DRIVE AND 119-123 W. LIVE
OAK AVENUE
Adow Recommended Action: Adopt Resolution No. 1904 and forward
recommendations to the City Council
SUMMARY
In response to the City Council's direction, the Development Services Department is
proposing a Residential-Flex Overlay Zone for the 8.85-acre area between Las Tunas
Drive and W. Live Oak Avenue, and Santa Anita Avenue and El Monte Avenue, to allow
either multiple-family residential developments or commercial developments. Mixed-
use developments would not be permitted. The proposed new Residential-Flex Overlay
Zoning requires approval of the following:
• A General Plan Amendment to add a Residential-Flex Overlay to the City of
Arcadia General Plan, and to revise the General Plan Land Use Designation of
the project area from Commercial to Commercial with a Residential-Flex Overlay
• A Text Amendment to add a Residential-Flex Overlay Zone to the City's Zoning
Code
• A Zone Change to revise the Zoning of the project area from C-2, General
Commercial to C-2 & R-F, General Commercial with a Residential-Flex Overlay
• An Addendum to the Certified Environmental Impact Report (EIR) (SCH
#2009081034) for the Arcadia General Plan Update pursuant to Section 15164 of
or-
the Guidelines for the California Environmental Quality Act (CEQA)
An Initial Study was conducted for this project, and it was found that there will be no
new impacts, and that no new mitigation measures are required. Therefore, an
addendum to the EIR for the Arcadia General Plan Update has been prepared. It is
recommended that the Planning Commission adopt Resolution No. 1904 and
recommend approval of the project to the City Council.
BACKGROUND
In October 2013, a developer, Mr. Matt Waken approached the Development Services
Department on behalf of the property owner about developing a multiple-family
residential project at 132 Las Tunas Drive. This property is currently zoned C-2,
General Commercial, and is improved with an auto body shop, a small restaurant, and a
tattoo shop. A multiple-family project would require changes to the Zoning and General
Plan Land Use Designation.
On November 5, 2013, Mr. Waken's proposal was presented to the City Council at a
study session. After some discussion, the City Council agreed that the area should be
studied before any residential development proposals move forward.
On January 7, 2014, the Development Services Department made a presentation to the
City Council regarding the existing land uses and General Plan provisions and the
potential for changes/improvements of the land uses of this area. It was the consensus
of the City Council that it is unlikely that the West Live Oak Avenue / Las Tunas Drive
corridor will be redeveloped under the current commercial zoning of the area. The City
Council agreed that allowing residential developments on the 8.85-acre area between
Las Tunas Drive and W. Live Oak Avenue, and Santa Anita Avenue and El Monte
Avenue could provide a catalyst for revitalization of the area. The City Council directed
staff to begin working on a proposal, and that proposal is the creation of a Residential-
Flex (R-F) Overlay Zone to be applied to the 12 properties that comprise the 8.85-acre
area. The R-F Overlay would allow either multiple-family residential developments or
commercial developments. It would not allow mixed use developments.
APPLICANT: City of Arcadia, Development Services Department
LOCATION: 30-188 Las Tunas Drive and 119-123 W. Live Oak Avenue
REQUEST: Approval of the following:
• A General Plan Amendment to add a Residential-Flex Overlay to the
City of Arcadia General Plan, and to revise the General Plan Land
Use Designation of the project area from Commercial to Commercial
with a Residential-Flex Overlay
• A Text Amendment to add a Residential-Flex Overlay Zone to the
City's Zoning Code
GPA 14-02, TA 14-02 & ZC 14-02
30-188 Las Tunas Dr. & 119-123 W. Live Oak Ave.
March 25, 2014— Page 2 of 7
• A Zone Change to revise the Zoning of the project area from C-2,
General Commercial to C-2 & R-F, General Commercial with a
Residential-Flex Overlay
• An Addendum to the Certified Environmental Impact Report (EIR)
(SCH #2009081034) for the Arcadia General Plan pursuant to
Section 15164 of the Guidelines for the California Environmental
Quality Act (CEQA)
SITE AREA: Approximately 385,541 square-feet (8.85 acres)
FRONTAGES: Approximately 1,338 feet along Las Tunas Drive, 1,487 feet along W.
Live Oak Avenue, and 401 feet along El Monte Avenue
EXISTING LAND USE & ZONING:
The 8.85-acre area bounded by W. Live Oak Avenue, Las Tunas Drive, and El
Monte Avenue is comprised of 12 parcels under different ownerships, and is
developed with commercial uses, automobile repair garages, and a senior
housing project. An LA County flood control channel running north to south
bisects the site. The area is zoned C-2, General Commercial.
SURROUNDING LAND USES & ZONING:
To the north of the project area, across Las Tunas Drive is a mix of single-family
residences zoned R-1, and commercial office uses, zoned C-O, Professional
Offices. A pre-school is located at 141 Las Tunas Drive.
South of the project area, across Live Oak Avenue is a mixture of commercial
uses, warehouses, and a nursing care facility in Temple City. The properties in
Arcadia are zoned C-M, Commercial-Manufacturing.
East of the project area are a mixture of commercial uses, zoned C-2, General
Commercial, and MU, Mixed Use.
To the west past El Monte Avenue are single-family residences, zoned R-1.
GENERAL PLAN DESIGNATION:
Commercial (0.5 FAR) — The Commercial designation is intended to permit a
wide range of commercial uses which serve both neighborhood and citywide
markets. The designation allows a broad array of commercial enterprises,
including restaurants, durable goods sales, food stores, lodging, professional
offices, specialty shops, indoor and outdoor recreational facilities, and
entertainment uses.
DISCUSSION
This proposal was presented to the City Council at multiple study sessions, and it is the
consensus of the City Council that new commercial development of this area is unlikely.
The direction to staff was to provide for some flexibility in the zoning of the area to
GPA 14-02, TA 14-02 & ZC 14-02
30-188 Las Tunas Dr. & 119-123 W. Live Oak Ave.
March 25, 2014— Page 3 of 7
accommodate residential developments similar to Mr. Waken's proposal to stimulate
revitalization of the area.
The proposed project is the creation of a Residential-Flex Overlay that is to be added to
the City's General Plan and Zoning Code, and applied to the 12 properties that
comprise the 8.85-acre project area bounded by Live Oak Avenue, Las Tunas Drive,
and El Monte Avenue. The Residential-Flex Overlay would allow these properties to be
developed with either standalone multiple-family residential developments, or
standalone commercial developments. Mixed Use projects would not be allowed.
Commercial developments and uses would continue to be allowed, and there would be
no changes to the current commercial development standards. All new residential
projects would be subject to a Conditional Use Permit. The proposed Residential-Flex
Overlay development standards for residential projects are similar to those of the R-3,
High Density Multiple-Family Zone, but with some adjustments to facilitate compatibility
between the new residences and the existing commercial developments.
The proposed project requires a General Plan Amendment to add the Residential-Flex
(R-F) Overlay concept to the Land Use Designation of the project area, a Text
Amendment to create the R-F Overlay Zone in the Zoning Code, and a Zone Change to
apply the R-F Overlay Zone to the project area. The following discusses the specifics of
these applications.
General Plan Amendment
The proposed General Plan Amendment would add a Residential-Flex Overlay to the
Land Use and Community Design Element of the City of Arcadia General Plan. The
language proposed for the Residential-Flex Overlay is shown in red on the attached
General Plan Amendment. This language would be added to pages 2-11, 2-12, 2-13, 2-
31, 2-32, 2-56, 2-57, and 2-58 of the Arcadia General Plan.
The General Plan Amendment would also revise the Land Use Designation of the 8.85-
acre project location from Commercial to Commercial with a Residential-Flex Overlay.
The Land Use Map on page 2-8 of the General Plan would be amended to show this
change as displayed on the attached Draft General Plan Land Use Map.
California Government Code Sections 65353 & 65354 require that a General Plan
Amendment be reviewed by the Planning Commission, and that their written
recommendation be forwarded to the City Council. The recommendation should include
specific comments and rationale for the recommendation. If the Planning Commission
chooses to forward a recommendation of approval for the proposed Residential-Flex
Overlay, the following is presented for consideration:
• To the east of the project location along Live Oak Avenue is an area of the City
that is designated and zoned for Mixed Use development that would allow
standalone commercial, or ground floor commercial with multiple-family
residential on second and third floors. The proposed Residential-Flex Overlay
will permit a mixture of commercial and residential uses within the 8.85-acre AguiNklyt
GPA 14-02, TA 14-02 & ZC 14-02
30-188 Las Tunas Dr. & 119-123 W. Live Oak Ave.
March 25, 2014 — Page 4 of 7
project location that will be a compatible continuation of this Mixed-Use area to
ios"'" the east.
• The project location is surrounded on all sides by
privately-owned properties abut the project location,public Because no
surrounding p � Y potential impacts to
g properties as a result of the Residential-Flex Overlay would be
negligible.
• The Residential-Flex Overlay will foster new development to act as a catalyst for
the redevelopment and revitalization of adjacent commercial uses. This will be
of positive benefit to the surrounding properties and the City at large.
• The Residential-Flex Overlay will preserve the land use rights of the underlying
commercial zoning and land use designations.
• Existing infrastructure, utilities, and
public services are capable of
accommodating any new growth resulting from the Residential-Flex Overlay as
detailed in the Addendum to the EIR and Initial Study prepared for this project.
• The development standards set forth in the proposed Text Amendment will
require a Conditional Use Permit for all new residential developments within the
overlay area. This will ensure that new residential developments are
appropriately designed based on the specifics of the site.
• Any future use of the Residential-Flex Overlay to other areas of the City besides
the project location will be subject to a new General Plan Amendment and Zone
Change. These would be subject to consideration by the Planning Commission
and City Council for its appropriateness at the given locations.
Text Amendment
The proposed Text Amendment creates a Residential-Flex Overlay Zone with
development standards that is to be added to the City's Zoning Code. The proposed
development standards are shown in the attached Draft Text Amendment Regulations.
The proposed residential development regulations are similar to those of the R-3, High
Density Multiple-Family Zone, including a minimum density of 20 dwelling units per acre
and a maximum density of 30 dwelling units per acre, and a parking requirement of two
(2) spaces for each residential unit and one (1) guest parking space for every two units.
Because the overlay would be applied to commercial areas, some adjustments to the R-
3 regulations are proposed to facilitate compatibility between the new residential uses
and existing commercial developments within the overlay area. These changes are as
follows:
• A front and street-side yard setback requirement of 10'-0" in lieu of 25'-0"
required in the R-3 zone. No front or street-side setback is required for
commercial developments.
GPA 14-02, TA 14-02 &ZC 14-02
30-188 Las Tunas Dr. & 119-123 W. Live Oak Ave.
March 25, 2014— Page 5 of 7
• A maximum building height of 40'-0" and three-stories in lieu of 30'-0" and two-
stories in the R-3 zone. This is to be consistent with the maximum height and
number of stories allowed for commercial developments.
• Replacement of the precise landscaping buffer requirements along driveways in
the R-3 zone with a more flexible landscaping requirement. This is consistent
with the landscaping requirements for commercial developments.
• A minimum building separation of 6'-0" in lieu of 10'-0" required in the R-3 zone.
No separation between buildings is required for commercial developments. The
California Building Code requires a minimum 6'-0" separation between
residential structures.
• A minimum private open space of 50 square-feet per unit in lieu of 100 square-
feet required in the R-3 zone. This provides flexibility for residential
developments adjacent to commercial uses.
• Updated requirements for trash and recycling areas. These are consistent with
the standards of the City's Public Works Services Department, and will be
incorporated into all of the City's zoning regulations as part of a future
comprehensive update.
Zone Change
The proposed Zone Change will change the zoning of the project location from C-2,
General Commercial to C-2 & R-F, General Commercial with the Residential-Flex
Overlay. The City's Zoning Map would be updated accordingly as shown in the
attached Draft Zoning Map. Approval of the Zone Change would apply the Residential-
Flex Overlay development standards to this area. The existing C-2 development
standards will continue to apply to commercial uses and developments in the project
location.
ENVIRONMENTAL ANALYSIS
Pursuant to the provisions of the California Environmental Quality Act (CEQA), the
Development Services Department prepared the attached Draft Initial Study and
Addendum to the Certified Environmental Impact Report for the Arcadia General Plan
Update (SCH# 2009081034). The Initial Study found that no new significant impacts
would occur as a result of the proposed project, nor would there be any substantial
increase in the severity of any previously-identified adverse environmental impacts. In
addition, no new information of substantial importance shows that mitigation measures
or alternatives that were previously found not to be feasible or that are considerably
different from those analyzed in the previous EIR would substantially reduce one or
more significant effects on the environmental. Therefore, none of the conditions
described in Section 15162 of the CEQA Guidelines has occurred and the previously
adopted certified EIR is adequate without modification.
GPA 14-02, TA 14-02 & ZC 14-02
30-188 Las Tunas Dr. & 119-123 W. Live Oak Ave.
March 25, 2014— Page 6 of 7
Pursuant to the CEQA Guidelines Section 15164(c), this Addendum to the Final EIR for
the Arcadia General Plan Update does not need to be circulated for public review.
PUBLIC NOTICE/COMMENTS
Public hearing notices for GPA 14-02, TA 14-02, and ZC 14-02 were published in the
local newspaper on March 13, 2014 and mailed to the property owners and tenants of the
project area and of those properties that are within 300 feet of the project area on March
14, 2014 — see the attached radius map. As of March 20, 2014, staff has not received
any comments on this item.
RECOMMENDATION
It is recommended that the Planning Commission adopt the attached Resolution No.
1904 to recommend approval of the proposed project to the City Council.
If any Planning Commissioner, or other interested party has any questions or comments
regarding this matter prior to the March 25, 2014 public Associate Planner, Tim Schwehr at (626) 574-5422, or t chwehr @ci hearing,
a ca usontact
Approved:
CA'4)
' Y
'P Jim Kasa
Community�Development Administrator
Attachments: Aerial Photo with Zoning Information
Photos of the project location and surrounding areas
Draft General Plan Amendment
Draft General Plan Map
Draft Text Amendment
Draft Zoning Map
Addendum to the EIR & Initial Study
300-foot Radius Map
Resolution No. 1904
GPA 14-02, TA 14-02 & ZC 14-02
30-188 Las Tunas Dr. & 119-123 W. Live Oak Ave.
March 25, 2014 — Page 7 of 7
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This map is a user generated static output from an Internet mapping site and is for Report generated 18-Mar-2014
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General Plan Amendment
Residential Flex Overlay Zone.
C — Commercial (Page 2-11/2-12)
The Commercial designation is intended to permit a wide range of commercial uses which
serve both neighborhood and citywide markets. The designation allows a broad array of
commercial enterprises, including restaurants, durable goods sales, food stores, lodging,
professional offices, specialty shops, indoor and outdoor recreational facilities, and
entertainment uses.
Adjacent to Downtown, the Commercial designation is intended to encourage small-scale
office and neighborhood-serving commercial uses that complement development in the
Downtown Mixed Use areas. While the land use designation provides the general
parameters within which development must take place, the Zoning Code or other land use
regulatory document specifies the type and intensity of uses that will be permitted in a
given area. In the Downtown area, for example, where properties are designated
Commercial, land use regulations might specify that restaurants and cafes are permitted,
but secondhand stores are not. The Zoning Code and other regulatory documents also
indicate permitted building height limits for specific properties.
A Residential Flex Overlay Zone may be applied in specific, targeted locations in
commercially designated areas to allow stand-alone residential development. This Overlay
Zone is intended to foster new residential development in identified areas to act as a
catalyst for redevelopment and or rejuvenation of adjacent commercial uses.
Maximum FAR— 0.50
(0.30 FAR for Santa Anita Park)
Higher intensity overlays are applied to portions of Downtown along Santa Anita Avenue,
Colorado Place, and Huntington Drive (1.0 FAR) and FAR is not applicable to stand-alone
residential projects in the Residential Flex Overlay Zone.
Building Height: up to 48 feet in the Downtown area (including Santa Anita Avenue,
Colorado Place, and Huntington Drive); up to 40 feet for commercial uses outside of
Downtown and stand-alone residential uses in the Residential Flex Overlay Zone.
MU — Mixed Use (Page 2-13)
The Mixed Use designation provides opportunities for commercial and residential mixed-
use development that takes advantage of easy access to transit and proximity to
employment centers, and that provide complementary mixes of uses that support and
encourage pedestrian activity. Mixed-use districts support commercial uses that integrate
well with residential activity without creating conflicts. Development approaches
encourage shared use of parking areas and public open spaces, pedestrian movement,
GP 14-02
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and interaction of uses within a mixed-use district. Design approaches should minimize or
limit curb cuts/driveways at the front of the development when rear or side egress options
are available.
Mixed Use requires the inclusion of a ground-floor, street-frontage commercial component
for all projects. Mixed commercial/office and residential tenancies and stand-alone
commercial or office uses are allowed. However, exclusively residential buildings are not,
with the exception of those properties designated within the Residential-Flex Overlay Zone.
A Residential-Flex Overlay Zone may be applied in specific, targeted locations in mixed-
use designated areas to allow stand-alone residential development. This Overlay Zone is
intended to foster new residential development in identified areas to act as a catalyst for
redevelopment and or rejuvenation of adjacent commercial or mixed-uses.
Maximum FAR— 1.0 (only commercial square footage is counted in calculation of FAR)
Unit Density: 22-30 du/ac
Typical Population Density: 63-86 persons per acre
Maximum Height: up to 40 feet
Commercial Corridors and Districts (Page 2-31/2-32)
With the exception of the regional mall, most commercial development in Arcadia occurs
along the major streets and corridors. These corridors represent the "face" of the City to
the many visitors who come to shop, work, or do business. The corridors support ,
businesses that provide local jobs and services to Arcadia residents, and are a significant
source of tax revenue. Revenues from commercial businesses support the maintenance
of infrastructure, fire and police services, community services, and public facilities. Given
the uncertainty surrounding future revenue from Santa Anita Park, Arcadia's long-term
fiscal stability is closely tied to the continued stable financial performance of its commercial
areas.
Two corridors — Live Oak Avenue and First Avenue — offer opportunities for the
incorporation of residential uses with commercial activity. Such mixed-use development
will allow the City to diversify its housing base while enhancing the aesthetic quality of
these corridors. Mixed use will also help enliven the commercial market in these areas by
providing a ready customer base within walking distance. New mixed-use developments
will require a commercial component to ensure that new retail or office space is provided to
the area. In addition to mixed-use zones, some corridors will benefit from the installation of
a Residential-Flex Overlay Zone that will allow stand-alone residential projects as a means
to revitalize and rejuvenate selected commercial areas.
Policy LU-6.14: Target specific locations that may benefit from the development of
stand-alone residential projects in commercial areas as a means to
revitalize and rejuvenate these areas. Utilize a Residential-Flex
Overlay Zone in specific areas as a method of encouraging residential
development while preserving the land use rights of the base zoning
designation and compatibility between uses.
GP 14-02
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,, Live Oak Avenue (Pages 2-56 —2-58)
The vision for a reinvented Live Oak Avenue corridor provides for a livelier, more diverse
mix of retail and service commercial uses that better serve local residents, together with
new residential uses in select locations along the corridor in mixed-use developments and
in stand-alone formats. Enhancements to accommodate and promote pedestrian activity
will be balanced with recognition of the roadway as a major east-west connector.
The Mixed Use designation applies only to those properties that have sufficient depth to
accommodate a combination of uses, stand-alone residential is not permitted but can be
integrated either vertically or horizontally into a comprehensive development scheme, with
relationships to the adjoining lower-scale development clearly recognized and respected
for any new development.
The Residential-Flex Overlay Zone may be used in the Live Oak Avenue area to allow
stand-alone residential uses in those areas deemed appropriate. Stand-alone residential
uses may serve as a catalyst for additional development and as a means of revitalizing
specific, targeted areas.
The Land Use Plan acknowledges and retains compatible business park uses between
Santa Anita and El Monte Avenues, as well as established multi-family housing and low-
scale office buildings along the north side of Live Oak Avenue. Where the Commercial
designation applies, the City supports and encourages the private redevelopment of
commercial centers. Complementary policy direction is included in the Commercial
Corridors section. Applicable policies and programs include:
• Use code enforcement activities to address maintenance issues.
• Pursue public/private partnerships aimed at creating an investment strategy for the
corridor.
• Transition non-commercial uses on commercial properties.
• Encourage the improvement or replacement of older buildings by offering
entitlement incentives.
• Encourage landscaping and façade improvements.
• Require appropriate and coordinated landscape and design standards.
Policy LU-12.6: Utilize a Residential-Flex Overlay Zone in specific areas as a method
of encouraging residential development while preserving the land use
rights of the base zoning designation and compatibility between uses.
oolik
GP 14-02
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[I r 41
1 111
H101'1'1114'1" VCVrs"Itex Over*,
DRAFT GENERAL PLAN LAND USE MAP
ARTICLE IX. DIVISION AND USE OF LAND
CHAPTER 2. ZONING REGULATIONS
PART 7. OVERLAY AND SPECIAL ZONES
DIVISION 10. RESIDENTIAL-FLEX OVERLAY ZONE
9280.1 PURPOSE.
The Residential-Flex Overlay Zone is intended to provide for greater flexibility in land
use planning and to maximize the housing types and styles at a more affordable price
range than is possible under the strict application of other sections of this Ordinance.
This Overlay Zone provides the option of building a residential project in an underlying
commercial zone. Given the state of commercial development throughout the City and
region, there are locations that may benefit from this flexibility; and a residential project
may serve as a catalyst for other types of development in the surrounding area. The
Residential-Flex Overlay Zone is intended to maintain compatibility between residential
and non-residential uses on adjacent lots through development standards and design
guidelines. The standards in this section are applicable to standalone residential
projects only; all other projects are subject to the requirements of the underlying zoning
designation.
9280.2. RESIDENTIAL DENSITY
Maximum density: 30 dwelling units per acre of lot area (one dwelling unit per 1,450
square feet).
Minimum density: 20 dwelling units per acre of lot area (one dwelling unit per 2,200
square feet).
9280.3. BUILDING HEIGHT.
No building hereafter erected, constructed or established shall exceed forty (40) feet in
height, but not including roof-mounted equipment and accessory structural items as
provided for in this Division.
9280.4 ROOF-MOUNTED EQUIPMENT AND ACCESSORY STRUCTURAL
ITEMS
Towers, chimneys, mechanical equipment and other roof-top structures shall not
exceed a height of ten (10) feet above the roof of any building. Appurtenances not
incorporated as architectural features shall be adequately screened. No roof-mounted
equipment, vents, ducts, or dish antennas shall be visible from ground level from any
'4006"` adjacent parcel, or any City owned public right-of-way. This shall be accomplished by
TA 14-02
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locating the equipment or appurtenance back from the edge of the roof, an
architecturally-integrated parapet, or screening that is architecturally integrated with the
main structure.
9280.5. BUILDING SETBACKS.
A. Street Side Setbacks. There shall be a front and street side yard setback of not less
than ten (10) feet which may be used for landscaping, pedestrian circulation, entry
court, etc.
B. Side Yard Setbacks. Interior side yard setbacks shall have a minimum depth of ten
(10) feet. Exception: When adjacent to a commercially- or industrially-zoned property, a
single-story garage or carport with no habitable or conditioned space, whether it be a
separate structure, or attached to the residential structure, may have a zero interior side
yard setback, provided that the design complies with all applicable Building and Fire
Codes.
C. Rear Yard Setbacks. There shall be a rear yard of a minimum depth of ten (10) feet.
Exception: When adjacent to a commercially- or industrially-zoned property, a single-
story garage or carport with no habitable or conditioned space, whether it be a separate
structure, or attached to the residential structure, may have a zero rear yard setback,
provided that the design complies with all applicable Building and Fire Codes.
Greater setbacks than those specified above may be required through the Design
Review and Conditional Use Permit process, depending on particular site conditions.
9280.6. PRIVATE OPEN SPACE .
Private open space requirements:
A. A minimum of 50 square feet of private open space shall be provided for each unit.
Open space can be in the form of private balconies, courtyards, patios, rooftop gardens
or terraces.
B. Balconies that project over a public right-of-way shall be subject to approval by the
City Engineer.
9280.7. PARKING REQUIREMENTS
A. Two (2) parking spaces shall be provided per unit.
B. Guest parking shall be provided at the rate of one (1) parking space for every two (2)
dwelling units. Where the calculation results in a number other than a whole number,
the requirement shall be rounded to the next higher whole number.
C. Parking space dimensions shall be nine feet by 18 feet, clear.
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9280.8. LANDSCAPING.
All areas of the subject site not devoted to driveways or walkways shall be properly
landscaped and maintained. Specific landscaping plans shall be reviewed through the
Design Review process.
9280.9. PROJECTIONS.
The following regulations shall apply to projections:
A. Cornices, eaves, belt courses, sills and buttresses or other architectural features may
extend or project into the required distance between buildings on the same lot, and into
a required front, rear or side yard, provided that such projection shall not exceed a
maximum of twenty-four inches (24").
B. No fire escapes or open stairways shall project into any required front, rear or side
yard.
C. Balconies may extend or project into a required front, rear or side yard, provided that
such projection shall not exceed a maximum of sixty inches (60") nor shall such
projection be closer than sixty inches (60") from any property line.
D. Trellis structures, patio covers or awnings not exceeding eight feet (8') in height may
extend or project into a required rear or side yard provided that such projection shall
comply with the provisions of the Building Code.
9280.10. DRIVEWAY REQUIREMENTS.
The following shall apply to driveways:
A. Any driveway to a parking space shall be at least nine feet (9') wide and shall provide
the minimum vertical and horizontal clearances as required by the Building Official
and/or the Fire Marshal.
B. Every driveway serving as access to more than twelve (12) required parking spaces,
or which is more than one hundred twenty-five feet (125') long, shall be not less than
eighteen feet (18') wide with the minimum vertical and horizontal clearances as required
by the Building Official and/or Fire Marshal.
EXCEPTION: Two (2) nine-foot (9') wide driveways may be provided in lieu of one (1)
eighteen-foot (18') wide driveway; provided that one (1) driveway is specified for ingress
only and the other driveway is specified for egress only.
C. All driveway ramps shall comply with the standards on file with the Development
Services Department.
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D. Each driveway adjacent to the rear of a parking space shall have a width that -•
provides the required safe ingress and egress with the minimum vertical and horizontal
clearances as required by the Building Official and/or Fire Marshal.
E. Every driveway shall be entirely paved.
F. Community driveways shall be permitted provided the owners of the lots show proof
of a recorded easement or other legal instruments authorizing the use of such shared
driveway arrangements and provided that a Covenant in recordable form approved by
the City Attorney, is by its terms to be for the benefit of, enforceable by, and to be
released only by the City, and is executed by all the owners of all property affected
thereby. The Covenant shall state that such community driveway shall be usable by the
tenants and owners of the properties proposed to be served by the community
driveway. Recordation of this instrument shall be completed prior to the issuance of a
Building Permit.
G. Eaves, no portion of which is less than thirteen feet (13') above the pavement, may
overhang any driveway a distance of not more than three feet (3').
H. Utility pole cross-arms and utility service wires may be located not less than thirteen
feet (13') in height above the paved surface of any driveway.
4.
9280.11. SWIMMING POOLS AND SPAS
The minimum distance between swimming pools or spas and the first floor access
openings shall be as follows:
A. When the diagonal dimension of a swimming pool or spa is less than nine (9) feet,
said minimum distance shall be five (5) feet.
B. When the diagonal dimension of a swimming pool or spa is nine (9) feet or greater,
said minimum distance shall be fifteen (15) feet.
All pools, spas, and similar water features of eighteen (18) inches or more in depth shall
be enclosed by a structure and/or fence, as required by the City's Building and Safety
Codes.
9280.12. DISTANCE BETWEEN BUILDINGS.
Buildings on the same lot shall have a minimum separation of six feet (6').
9280.13. LAUNDRY ROOM.
If a laundry area is not provided in every unit, a common laundry area shall be provided
with a minimum of one (1) washer and one (1) dryer for each ten (10) units and shall be
centrally located to the units to be served.
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9280.14. TRASH AND RECYCLABLES
Alow
Each project shall be provided with trash and recyclables collection and loading area(s).
Said area(s) shall be completely screened from view by a covered enclosure of which
three (3) sides shall consist of six-foot (6') high, fully grouted, decorative masonry walls,
and fully enclosed with solid metal gates painted a color that is compatible with the
enclosure walls. The interior dimensions of the enclosure(s) shall provide for convenient
access to the trash/recyclables containers. The interior of the enclosure(s) shall be
equipped with minimum three (3) inch thick bumpers to prevent the containers from
damaging the enclosure.
Trash and recyclables areas shall have full roofs to reduce stormwater pollution and to
screen unsightly views. The design of the roof and the materials used shall be
compatible with the site's architecture, and adequate height clearance shall be provided
to enable ready access to any storage containers. Trash and recyclables areas shall not
be in any required front or street side setback areas and not less than ten (10) feet from
an interior side or rear property line.
If a project contains ten (10) dwelling units or more, at least two (2) trash enclosures
shall be provided, the location of which shall be subject to the review and approval of
the Development Services Director or designee.
9280.15. MECHANICAL EQUIPMENT.
Mechanical and plumbing equipment, including, but not limited to, ventilation fans,
heating, cooling and air conditioning equipment, water heaters, spa and pool equipment
and any other similar equipment, shall not exceed the height limit prescribed in this
Chapter and shall be screened from the street or placed on the roof below the ridge line
out of view from the street(s). Said equipment shall not be located within any required
front or street side yard setback, and shall not be set back less than five (5) feet from an
interior side and/or rear property line.
9280.16. BACKFLOW PREVENTION DEVICES
Backflow prevention devices, if located within a front yard or a side yard on the street
side of a corner lot, shall be screened as follows:
A. On backflow devices with piping sizes of three (3) inches or larger, screening is
required by either a decorative masonry wall or planter box, as per the current
standards on file in the Development Services Department.
B. Backflow devices with piping sizes of two and one-half (2 1/2) inches and smaller must
be screened by either planting or a decorative masonry wall, as per the current
standards on file in the Development Services Department.
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C. The required screening material shall be architecturally compatible with the on-site
development, and subject to the review and approval of the Development Services
Director or designee.
9280.17. UTILITIES
All utilities on the site for direct service to the area thereon shall be installed
underground except as otherwise approved by the Council by precise plan of design.
The owner or developer is responsible for complying with the requirements of this
Section and shall make the necessary arrangements as required by the serving utilities
for the installation of such facilities. For the purpose of this Section, appurtenances and
associated equipment such as, but not limited to, surface mounted transformers,
pedestal mounted terminal boxes, meters and meter cabinets, and concealed ducts in
an underground system may be terminated above ground, but shall not be located in
any required front or street side yard setback.
9280.18. EXTERIOR LIGHTING.
Exterior lighting shall be hooded and arranged to reflect away from adjoining properties
and streets. Lights on freestanding poles or standards shall exceed a height of 15 feet.
Exterior light fixtures may be mounted on any exterior wall or structure at a maximum of
fifteen feet (15') above the adjacent finished grade level.
Exception: A light fixture adjacent to an upper story balcony, deck, or exterior door(s)
may be mounted on the wall at a maximum height of eight feet (8') above the finished
floor level.
9280.19. FENCES, WALLS AND GATES. FRONT YARD AND STREET SIDE
YARD.
All fences, walls or gates, including height, design, and location within the front yard
setback area shall be subject to Architectural Design Review.
For purposes of this Section, the front yard area shall be defined as the area extending
across the full width of the lot between the front lot line and required front yard setback.
A decorative fence shall mean aesthetically significant in design and construction with a
non-detracting color, and a compatible finish that is consistent with the main structure(s)
and adjacent properties. A decorative column is a vertical supporting member with an
aesthetically significant textured surface, including, but not limited to, stucco, split face,
solid masonry, or masonry veneer. A cap is a horizontal surface atop a column.
Chain link, corrugated fiberglass, bamboo fencing, and wire type fencing are not
permitted. Temporary construction fencing that are of chain link or wire type may be
permitted within the front and street-side setback areas.
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9280.20. FENCES AND WALLS. INTERIOR SIDE AND REAR YARD AREAS.
Fences and walls located within the required side and rear yard areas are permitted up
to six (6) feet in height. EXCEPTION: When located adjacent to commercially- or
industrially-zoned property, the fence or wall may be a maximum of eight (8) feet in
height.
Measurement of a Fence or Wall Height. The fence or wall height shall be measured
from the lowest adjacent grade at the base to the uppermost part of the fence or wall.
No spears (i.e. apache, aristocrat with crushed spears, or any spearlike features) shall
be permitted on a fence, wall, or gate.
Chain link, corrugated fiberglass, bamboo fencing, and wire type fencing are not
permitted. (Added by Ord. 2205 adopted 5-3-05)
9280.21. VEHICULAR VISIBILITY STANDARDS FOR DRIVEWAYS AND
INTERSECTIONS.
No buildings, structures, fences, walls, gates, hedge shrubbery, landscape architectural
features, or dense landscaping exceeding three (3) feet in height shall be located within
the driveway visibility area per the standards on file with the Development Services
Department.
On corner lots located at the intersection of two or more streets, alleys, or common
driveways no buildings, structures, fences, walls, gates, hedge shrubbery, landscape
architectural features or dense landscaping shall exceed three (3) feet in height within
twenty-five (25) feet of an intersection of a vehicular an adjacent street intersection.
9280.22. DESIGN REVIEW CRITERIA.
In conducting a review of projects subject to the requirements of this Chapter, the
reviewing body may utilize design guidelines/criteria that have been adopted by the City
in order to provide guidance to project proponents on how to best achieve the City's
expectations for quality development; implementation of the applicable General Plan
goals and policies; and maintenance of the public health, safety, general welfare and
property throughout the underlying zone. Any applicable design guidelines/criteria shall
be available at the City.
9280.23. DEVELOPMENT APPROVAL
Prior to commencing any residential project within the Residential-Flex zone, all building
and site plans shall be subject to design review by the Development Services
Department, as well as review by the Building Services. Through a Conditional Use
Permit process as outlined in Section 9275.2 et. seq., the Development Services
Department will review project design and seek to ensure compatibility of the project
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with the scale and quality of development within the underlying zone and surrounding ,
area. The Development Services Department will make recommendations regarding
project design and compatibility to the Planning Commission, for consideration in
connection with the Planning Commission's decision on the final design review and/or
conditional use permit. The Planning Commission's decision is subject to appeal to the
City Council within five (5) business days from the date of such decision. The City
Council's decision shall be final.
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DRAFT ZONING MAP
CITY OF ARCADIA
GENERAL PLAN AMENDMENT NO. GPA 14-02, ZONE CHANGE NO.
ZC 14-02, AND TEXT AMENDMENT NO. TA 14-02 AT
30-188 LAS TUNAS DR. & 119-123 W. LIVE OAK AVE.
ADDENDUM TO THE CERTIFIED ENVIRONMENTAL IMPACT REPORT
FOR THE ARCADIA GENERAL PLAN UPDATE
(SCH# 2009081034)
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MARCH 11, 2014
PREPARED BY:
CITY OF ARCADIA
TIM SCHWEHR, ASSOCIATE PLANNER
240 W. HUNTINGTON DRIVE
ARCADIA, CA 91007 .
INTRODUCTION
1.1 Purpose and Background
This Addendum to the Certified Final Environmental Impact Report for the Arcadia
General Plan 2035 has been prepared by the City of Arcadia ("City") in conformance
with the California Environmental Quality Act (Public Resources Code, § 21000 et seq.)
("CEQA"), the State CEQA Guidelines (Cal. Code Regs., Title 14, Chapter 3 § 15000 et
seq.) City Council Resolution No. 6715 — Certifying the Final Environmental Impact
Report (SCH# 2009081034) and adopting the Arcadia General Plan Update; and to
address minor changes to the General Plan (as described below) as a result of the
proposed Residential Flex Overlay.
1.2 Project Description
The proposed project will add a Residential Flex Overlay to an 8.85 acre area located at
30-188 Las Tunas Dr. & 119-123 W. Live Oak Ave., which is currently developed with a
mixture of commercial/industrial uses and senior housing. The site has a Land Use
Designation of Commercial and is zoned C-2, General Commercial (0.5 FAR). The
Residential Flex Overlay will allow properties within the project location to be developed
with either commercial developments at the current 0.5 FAR, or multiple-family
residential at a proposed maximum density of 30 dwelling units per acre. Mixed-use
development will not be permitted.
The project consists of a General Plan Amendment to add the Residential Flex Overlay
to the Land Use and Community Design Element of the City of Arcadia General Plan
and to revise the Land Use Designation of the project location from Commercial to
Commercial with a Residential Flex Overlay; a Text Amendment to establish
development regulations for the Residential Flex Overlay; and a Zone Change to revise
the Zoning of the project location from C-2, General Commercial to C-2 with RF
(Residential Flex) Overlay.
1.3 Lead Agency and Discretionary Approvals
This Addendum documents the City's consideration of the potential environmental
impacts resulting from the changes to the General Plan and Zoning Code and explains
the City's decision that a subsequent Environmental Impact Report (EIR) is not required.
The City of Arcadia is the lead agency and has approval authority over the General Plan
and Zoning Code. Arcadia Municipal Code requires this project to be reviewed before
the Planning Commission for their consideration and recommendation to the City
Council; and reviewed by the City Council for their approval.
1.4 Documents Incorporated by Reference
Section 15150 of the State CEQA Guidelines encourages environmental documents to
incorporate by reference other documents that provide relevant data and analysis.
The following documents are hereby incorporated by reference within this Addendum,
and all of these documents are considered part of the Final EIR.
• Certified Final Environmental Impact Report and Adoption of the Arcadia General
Plan Update (Resolution No. 6715) — City of Arcadia General Plan 2035, State
Clearinghouse #2009081034, Certified November 16, 2010. The EIR consists of the
Final EIR and the Draft EIR (as modified by the Final EIR).
• Housing Element Update (2014-2021) and Technical Background Report, Adopted
December 3, 2013.
These documents that are incorporated by reference are available for review at the City
of Arcadia Community Development Department— Planning Division.
1.5 CEQA Requirements for Use of an Addendum
When a lead agency has already prepared an EIR, CEQA mandates that "no
subsequent or supplemental environmental impact report shall be required by the lead
agency or any responsible agency, unless one or more of the following events occurs:
(a) substantial changes are proposed in the project which will require major revisions of
the environmental impact report; (b) substantial changes occur with respect to the
circumstances under which the project is being undertaken which will require major
revisions in the environmental impact report; (c) new information, which was not known
and could not have been known at the time the environmental impact report was certified
as complete, becomes available" (Cal. Pub. Res. Code, § 21166). State CEQA
Guidelines Section 15162 clarifies that a subsequent EIR or supplemental EIR is only
required when "substantial changes" occur to a project or the circumstances surrounding
a project, or "new information" about a project indicates "new significant environmental
effects" or a "substantial increase in the severity of previously significant effects."
The California Environmental Quality Act provides that when an EIR has been prepared
for a project, no subsequent EIR shall be prepared for that project unless the lead
agency determines, on the basis of substantial evidence that:
1. Substantial changes are proposed in the project which will require major
revisions of the previous EIR due to the involvement of new significant
environmental effects or a substantial increase in the severity of previously
identified significant effects [State CEQA Guidelines, § 15162(a)(1)];
2. Substantial changes occur with respect to the circumstances under which the
project is undertaken which will require major revisions of the previous EIR
due to the involvement of new significant environmental effects or a
substantial increase in the severity of previously identified significant effects
[State CEQA Guidelines, § 15162(a)(2)]; or,
3. New information of substantial importance, which was not known and could
not have been known with the exercise of reasonable diligence at the time the
previous EIR was certified as complete, shows any of the following:
A. The project will have one or more significant effects not discussed in the previous
EIR [State CEQA Guidelines, § 15162(a)(3)(A)];
B. Significant effects previously examined will be substantially more severe than
shown in the previous EIR [State CEQA Guidelines, § 15162(a)(3)(B)];;
C. Mitigation measures or alternatives previously found not to be feasible would in
fact be feasible, and would substantially reduce one or more significant effects of
the project, but the project proponents decline to adopt the mitigation measure or
alternative [State CEQA Guidelines, § 15162(a)(3)(C)];
D. Mitigation measures or alternatives which are considerably different from those
analyzed in the previous EIR would substantially reduce one or more significant
effects on the environment, but the project proponents decline to adopt the
mitigation measure or alternative [State CEQA Guidelines, § 15162(a)(3)(D)].
If none of these circumstances are present, and only minor technical changes or
additions are necessary to update the previously certified EIR, an Addendum may be
prepared. Regarding the proposed Residential Flex Overlay, none of the above
circumstances are present, and an Addendum has been determined to be the
appropriate CEQA document.
1.6 Analysis of the Findings
An Initial Study/Environmental Checklist (IS) was prepared for the General Plan
Amendment to add a Residential Flex (RF) Overlay to the Commercial Land Use
Designation, and a Zone Change to revise the zoning from C-2 to C-2 with Residential
Flex Overlay to allow standalone multiple-family residential uses over the twelve (12)
parcels that comprise an 8.85 acre area bounded by Live Oak Avenue, Las Tunas Drive,
and El Monte Avenue. The Residential Flex Overlay could permit up to 265 residential
units, and as analyzed under the Initial Study Checklist, it could replace a potential
192,770 square feet of commercial development in this area. New development in the
project location will be subject to a site specific CEQA review.
The proposed Residential Flex Overlay will not substantially alter the circumstances
under which the General Plan EIR was undertaken. No new significant environmental
effects or substantial increase in the severity of previously identified significant effects
will occur as a result of the proposed project. The proposed Residential Flex Overlay
will not change the underlying analysis completed for the General Plan EIR, and the
proposal will not constitute a substantial change. Specific land use scenarios were not
analyzed in the EIR; however, the proposed Residential Flex Overlay would not conflict
with the land use plan since the change in use from commercial to residential would not
be more impactful than the existing potential commercial uses.
The Initial Study (see Exhibit A) found that the significant effects of the Residential Flex
Overlay have been analyzed adequately in the EIR certified by the City Council in
November 2010 for the General Plan Update, and these effects have been avoided or
mitigated pursuant to the EIR and through clarifications identified in this Addendum.
Therefore, the Initial Study determined that the potential impacts to all the environmental
issues as evaluated under the 2010 General Plan EIR analysis would be reduced or
remain the same from those previously anticipated by the EIR.
Based on the environmental analysis in the Initial Study and this accompanying
Addendum to the EIR, none of the situations described in CEQA Sections 15162 and
15163 applies. Neither the proposed revisions, nor the circumstances under which they
are being undertaken would result in any new significant impacts not discussed in the
EIR, or any substantial increase in the severity of impacts identified by the EIR. In
addition, no new information of substantial importance has become available since the
EIR was prepared regarding new significant impacts, or the feasibility of mitigation
measures or alternatives. Therefore, future growth by either the existing zoning and
land use designations, or the proposed overlay, has been adequately addressed in the
EIR and the Addendum to the EIR.
Signed .-'" ; �� �
Date 3/ i I
ofoik LI
Tim Schwehr, Associate Planner
Attachment: Exhibit A: Initial Study
CITY OF ARCADIA
ENVIRONMENTAL CHECKLIST FORM
1. Project title:
General Plan Amendment No. GPA 14-02, Zone Change No. ZC 14-02, and Text
Amendment No. TA 14-02.
2. Lead agency name and address:
City of Arcadia
240 West Huntington Drive
Arcadia, CA 91007
3. Contact person and phone number:
Tim Schwehr, Associate Planner (626) 574-5422
4. Project location:
30-188 Las Tunas Drive & 119-123 W. Live Oak Avenue, Arcadia CA 91007
5. Project sponsor's name and address:
City of Arcadia
240 West Huntington Drive
Arcadia, CA 91007
6. General plan designation: Commercial (0.5 FAR)
7. Zoning: C-2, General Commercial
8. Description of project: (Describe the whole action involved, including but not limited to
later phases of the project, and any secondary, support, or off-site features necessary
for its implementation. Attach additional sheets if necessary.)
The proposed project will add a Residential Flex Overlay to an 8.85 acre area located
at 30-188 Las Tunas Dr. & 119-123 W. Live Oak Ave., which is currently developed
with a mixture of commercial/industrial uses and senior housing. The site has a Land
Use Designation of Commercial and is zoned C-2, General Commercial (0.5 FAR).
The Residential Flex Overlay will allow properties within the project location to be
developed with either commercial developments at the current 0.5 FAR, or multiple-
family residential at a proposed maximum density of 30 dwelling units per acre. Mixed-
use development will not be permitted.
City of Arcadia GPA 14-02,ZC 14-02, and TA 14-02
Page 1
Environmental Checklist Form
The project consists of a General Plan Amendment to add the Residential Flex Overlay
ots"' to the Land Use and Community Design Element of the City of Arcadia General Plan
and to revise the Land Use Designation of the project location from Commercial to
Commercial with a Residential Flex Overlay; a Text Amendment to establish
development regulations for the Residential Flex Overlay; and a Zone Change to revise
the Zoning of the project location from C-2, General Commercial to C-2 with RF
(Residential Flex) Overlay.
9. Surrounding land uses and settings: Briefly describe the project's surroundings:
The project location is an 8.85-acre site bounded by Live Oak Avenue, Las Tunas
Drive, and El Monte Avenue. The project location is comprised of 12 parcels under
different ownerships, and is developed with a mixture of commercial uses, automobile
repair garages, and a senior housing project. An LA County flood control channel
running north and south bisects the site. South of the project location, across Live Oak
Avenue is a mixture of miscellaneous commercial developments, warehouses, and a
senior nursing care facility, zoned C-M. West of the project location are single-family
residences, zoned R-1. North of the project location, across Las Tunas Drive is a of
single-family residences, commercial office uses, and a preschool, zoned R-1 & C-O.
East of the project location are a mixture of commercial uses, zoned C-2 & MU.
10. Other public agencies whose approval is required (e.g., permits, financing approval, or
participation agreement).
"' None.
City of Arcadia GPA 14-02,ZC 14-02, TA 14-02
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Environmental Checklist Form
ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED:
The environmental factors checked below would be potentially affected by this project,
involving at least one impact that is a "Potentially Significant Impact" as indicated by the
checklist on the following pages.
❑ Aesthetics ❑ Agriculture and Forestry ❑ Air Quality
Resources
7 Biological Resources ❑ Cultural Resources LI Geology/Soils
Greenhouse Gas ❑ Hazards & Hazardous ❑ Hydrology/Water
Emissions Materials Quality
Land Use/Planning ❑ Mineral Resources ❑ N• oise
❑ Population/Housing ❑ Public Services ❑ Recreation
❑ Transportation/Traffic ❑ Utilities/Service Systems ❑ M• andatory Findings of
Significance
City of Arcadia GPA 14-02,ZC 14-02,TA 14-02
Page 3
I I
Environmental Checklist Form
DETERMINATION: (To be completed by the Lead Agency)
On the basis of this initial evaluation:
❑ I find that the proposed project COULD NOT have a significant effect on the
environment, and a NEGATIVE DECLARATION will be prepared.
® I find that the proposed project COULD NOT have a significant effect on the
environment. In addition, the environmental impacts have been accounted for in an earlier
environmental document and no further documentation is required.
E I find that although the proposed project could have a significant effect on the
environment, there will not be a significant effect in this case because revisions in the
project have been made by or agreed to by the project proponent. A MITIGATED
NEGATIVE DECLARATION will be prepared.
❑ I find that the proposed project MAY have a significant effect on the environment, and
an ENVIRONMENTAL IMPACT REPORT is required.
❑ I find that the proposed project MAY have a "potentially significant impact" or
"potentially significant unless mitigated" impact on the environment, but at least one effect
to ,, 1) has been adequately analyzed in an earlier document pursuant to applicable legal
standards, and 2) has been addressed by mitigation measures based on the earlier
analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is
required, but it must analyze only the effects that remain to be addressed.
❑ I find that although the proposed project could have a significant effect on the
environment, because all potentially significant effects (a) have been analyzed adequately
in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (b)
have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION,
including revisions or mitigation measures that are imposed upon the proposed project,
nothing further is required.
3-
Signature
Date
C,h t- C;IN
Printed Na Gk.me For
City of Arcadia
GPA 14-02,ZC 14-02, TA 14-02
Page 4
Environmental Checklist Form
EVALUATION OF ENVIRONMENTAL IMPACTS:
1) A brief explanation is required for all answers except "No Impact" answers that are
adequately supported by the information sources a lead agency cites in the
parentheses following each question. A "No Impact" answer is adequately supported if
the referenced information sources show that the impact simply does not apply to
projects like the one involved (e.g., the project falls outside a fault rupture zone). A "No
Impact" answer should be explained where it is based on project-specific factors as
well as general standards (e.g., the project will not expose sensitive receptors to
pollutants, based on a project-specific screening analysis).
2) All answers must take account of the whole action involved, including off-site as well as
on-site, cumulative as well as project-level, indirect as well as direct, and construction
as well as operational impacts.
3) Once the lead agency has determined that a particular physical impact may occur, then
the checklist answers must indicate whether the impact is potentially significant, less
than significant with mitigation, or less than significant. "Potentially Significant Impact"
is appropriate if there is substantial evidence that an effect may be significant. If there
are one or more "Potentially Significant Impact" entries when the determination is
made, an EIR is required.
4) "Negative Declaration: Less Than Significant With Mitigation Incorporated" applies
where the incorporation of mitigation measures has reduced an effect from "Potentially
Significant Impact" to a "Less Than Significant Impact." The lead agency must
describe the mitigation measures, and briefly explain how they reduce the effect to a
less than significant level (mitigation measures from "Earlier Analyses," as described in
(5) below may be cross-referenced).
5) Earlier analyses may be used where, pursuant to the tiering, program EIR, or other
CEQA process, an effect has been adequately analyzed in an earlier EIR or negative
declaration. Section 15063(c)(3)(D). In this case, a brief discussion should identify the
following:
a) Earlier Analysis Used. Identify and state where they are available for review.
b) Impacts Adequately Addressed. Identify which effects from the above checklist
were within the scope of and adequately analyzed in an earlier document pursuant
to applicable legal standards, and state whether such effects were addressed by
mitigation measures based on the earlier analysis.
c) Mitigation Measures. For effects that are "Less than Significant with Mitigation
Measures Incorporated," describe the mitigation measures which were
City of Arcadia GPA 14-02,ZC 14-02,TA 14-02
Page 5
Environmental Checklist Form
incorporated or refined from the earlier document and the extent to which they
address site-specific conditions for the project.
6) Lead agencies are encouraged to incorporate into the checklist references to
information sources for potential impacts (e.g., general plans, zoning ordinances).
Reference to a previously prepared or outside document should, where appropriate,
include a reference to the page or pages where the statement is substantiated.
7) Supporting Information Sources: A source list should be attached, and other sources
used or individuals contacted should be cited in the discussion.
8) This is only a suggested form, and lead agencies are free to use different formats;
however, lead agencies should normally address the questions from this checklist that
are relevant to a project's environmental effects in whatever format is selected.
9) The explanation of each issue should identify:
a) The significance criteria or threshold, if any, used to evaluate each question; and
b) The mitigation measure identified, if any, to reduce the impact to less than
significance.
City of Arcadia GPA 14-02,ZC 14-02, TA 14-02
Page 6
Environmental Checklist Form
Less Than
Significant
Potentially with Less Than
Significant Mitigation Significant No
Impact Incorporated Impact Impact
I. AESTHETICS. Would the project:
a. Have a substantial adverse effect on a scenic vista? ❑ ❑ ❑
b. Substantially damage scenic resources, including, but ❑ ❑ ❑
not limited to, trees, rock outcroppings, and historic
buildings within a state scenic highway?
c. Substantially degrade the existing visual character or ❑ ❑ ❑
quality of the site and its surroundings?
d. Create a new source of substantial light or glare which ❑ ❑ ❑
would adversely affect day or nighttime views in the
area?
a-d. No Impact. The proposed Residential Flex Overlay would not change or adversely affect
views of scenic vistas. A scenic vista is the view of an area that is visually or aesthetically pleasing.
Given the location of the subject properties and the surrounding topography, there are no scenic
vistas that can be viewed from or adjacent to the project site. There are also no scenic resources
within or adjacent to the project site, and the site is not located along a state scenic highway. The
proposed Residential Flex Overlay would not substantially degrade the existing visual character or
quality of the project site or surrounding areas. The proposed Residential Flex Overlay would still
require any new development to comply with the Implementation Actions 2-6 through 2-14, and 3-7
of the Arcadia General Plan, which allows changes in accordance with established guidelines,
programs, and the design review process. Therefore, the proposed overlay would not result in
changes requiring major revisions to the EIR, or new or more significant effects than those
previously identified in the EIR.
Less Than
Significant
Potentially with Less Than
Significant Mitigation Significant No
Impact Incorporated Impact Impact
II. AGRICULTURE AND FORESTRY RESOURCES. In
determining whether impacts to agricultural resources are
significant environmental effects, lead agencies may refer
to the California Agricultural Land Evaluation and Site
Assessment Model (1997) prepared by the California
Dept. of Conservation as an optional model to use in
assessing impacts on agriculture and farmland. In
determining whether impacts to forest resources,
including timberland, are significant environmental effects,
lead agencies may refer to information compiled by the
California Department of Forestry and Fire Protection
regarding the state's inventory of forest land, including the
City of Arcadia GPA 14-02,ZC 14-02,TA 14-02
Page 7
Environmental Checklist Form
Less Than
,„ Significant
Potentially with Less Than
Significant Mitigation Significant No
Impact Incorporated Impact Impact
Forest and Range Assessment Project and the Forest
Legacy Assessment project; and forest carbon
measurement methodology provided in Forest Protocols
adopted by the California Air Resources Board. Would
the project:
a. Convert Prime Farmland, Unique Farmland, or El ❑ ❑
Farmland of Statewide Importance (Farmland), as
shown on the maps prepared pursuant to the
Farmland Mapping and Monitoring Program of the
California Resources Agency, to non-agricultural use?
b. Conflict with existing zoning for agricultural use, or a ❑ ❑ El
Williamson Act Contract?
c. Conflict with existing zoning for, or cause rezoning of, ❑ El El
forest land (as defined in Public Resources Code
section 12220(g)), timberland (as defined by Public
Resources Code section 4526), or timberland zoned
Timberland Production (as defined by Government
Code section 51104(g))?
d. Result in the loss of forest land or conversion of forest ❑ ❑ ❑
land to non-forest use?
e. Involve other changes in the existing environment ❑ ❑ ❑
which, due to their location or nature, could result in
conversion of Farmland, to non-agricultural use or
conversion of forest land to non-forest use?
a-e. No Impact. The project site is fully developed with urban commercial and residential uses.
The proposed project will not alter the general pattern of development in the area, or have any
additional impacts that were not identified in the Environmental Impact Report prepared for the
General Plan update in 2010. The proposed project will not convert prime farmland, unique
farmland, or farmland of statewide importance; conflict with existing zoning for agricultural use or
forest land; result in the loss of forest land or conversion of forest land; or involve other changes
that could result in the conversion of farmland to non-agricultural use. Therefore, the project will
result in no impacts to agricultural resources and no mitigation is necessary
Less Than
Significant
Potentially with Less Than
Significant Mitigation Significant No
Impact Incorporated Impact Impact
III. AIR QUALITY. Where available, the significance criteria
established by the applicable air quality management or
air pollution control district may be relied upon to make
the following determinations. Would the project:
City of Arcadia GPA 14-02,ZC 14-02,TA 14-02
Page 8
Environmental Checklist Form
Less Than
Significant
Potentially with Less Than
Significant Mitigation Significant No
Impact Incorporated Impact Impact
a. Conflict with or obstruct implementation of the ❑ ❑ ® ❑
applicable air quality plan?
b. Violate any air quality standard or contribute ❑ ❑ ® ❑
substantially to an existing or projected air quality
violation?
c. Result in a cumulatively considerable net increase of ❑ ❑ ® ❑
any criteria pollutant for which the project region is
non-attainment under an applicable federal or state
ambient air quality standard (including releasing
emissions which exceed quantitative thresholds for
ozone precursors)?
d. Expose sensitive receptors to substantial pollutant ❑ ❑ ® ❑
concentrations?
e. Create objectionable odors affecting a substantial ❑ ❑ ® ❑
number of people?
a-e. Less than Significant. The proposed Residential Flex Overlay will create the potential for
residential development within the project location. Any new residential project in the project
location will be subject to approval of a Conditional Use Permit, and a separate environmental
review per the requirements of the California Environmental Quality Act to determine if air quality
issues would result from the specific residential project. The EIR prepared for the 2010 General
Plan Update addressed the air quality impacts on a citywide scale, and incorporated mitigation
measures to address potential impacts. These mitigation measures will not be altered or lessened
by the proposed project.
Regarding construction emissions, new construction associated with residential development would
not exceed what is currently allowable for commercial construction at the project location (e.g.,
height, bulk, intensity, and construction methods). Thus, the construction emissions analysis
conducted as part of the EIR for the 2010 General Plan Update remains valid, and no new impacts
would occur. The proposed Residential Flex Overlay would not result in changes that require major
revisions to the EIR, or result in new or more significant effects than those previously identified in
the EIR. With regard to operational emissions, the cumulative effect of the Residential Flex Overlay
would reduce the total number of vehicle trips to and from the site compared to the existing
commercial zoning. Thus, the proposed project would not result in a change in regional air
pollutant emissions relative to existing conditions, or those previously analyzed in the EIR for the
2010 General Plan Update. Mobile source emissions are directly dependent on the number of
vehicular trips generated based on trip rates established by the Institute of Transportation
Engineers (ITE). Using a maximum build out scenario under the current Commercial Zoning and
Land Use Designation, which allows up to a 0.5 floor area ratio (FAR), 192,770 square-feet of
commercial floor area can be constructed in the project location. Using the average ITE trip rate for
commercial uses, 192,770 square-feet of commercial space generates 8,544 daily trips. The
proposed Residential Flex Overlay will allow a maximum build out of 265 residential units if the
City of Arcadia GPA 14-02,ZC 14-02, TA 14-02
Page 9
f I
Environmental Checklist Form
entire site were to be redeveloped as residential, based on the proposed maximum density of 30
dwelling units per acre. Using the average ITE trip rate for multiple-family residential uses, 265
units will generate an average of 2,536 daily trips, which is 6,008 fewer daily trips than the existing
commercial Zoning and General Plan Designations allow. Therefore, the Residential Flex Overlay
would involve no expansion of pollutant emissions in comparison to existing uses and would not
change any of the significance conclusions set forth in the EIR for the 2010 General Plan Update.
With regard to potential odor impacts, new residential developments are not identified by SCAQMD
as uses that are associated with objectionable odors with the potential to affect a substantial
number of people. The mitigation measures included with the Environmental Impact Report
affecting potential odor impacts would remain in effect. Thus, no new impacts would occur, and the
change in uses under the Residential Flex Overlay would not result in changes that would require
revisions to the EIR, or new or more significant effects than those previously identified in the EIR.
Less Than
Significant
Potentially with Less Than
Significant Mitigation Significant No
Impact Incorporated Impact Impact
IV. BIOLOGICAL RESOURCES. Would the project:
a. Have a substantial adverse effect, either directly or ❑ ❑ ❑ Ell
through habitat modifications, on any species identified
as a candidate, sensitive, or special status species in
local or regional plans, policies, or regulations by the
California Department of Fish and Game or U.S. Fish
and Wildlife Service?
b. Have a substantial adverse effect on any riparian ❑ ❑ p El
habitat or other sensitive natural community identified
in local or regional plans, policies, regulations or by the
California Department of Fish and Game or U.S. Fish
and Wildlife Service?
c. Have a substantial adverse effect on federally ❑ ❑ ❑
protected wetlands as defined by Section 404 of the
Clean Water Act(including, but not limited to, marsh
vernal pool, coastal, etc.) through direct removal,
filling, hydrological interruption, or other means?
d. Interfere substantially with the movement of any native ❑ ❑ ❑
resident or migratory fish or wildlife species or with
established native resident or migratory wildlife
corridors, or impede the use of native wildlife nursery
sites?
e. Conflict with any local policies or ordinances protecting ❑ ❑ ❑
biological resources, such as tree preservation policy
or ordinance?
f. Conflict with the provisions of an adopted Habitat ❑ ❑ ❑
Conservation Plan, Natural Community Conservation
Plan, or other approved local, regional, or state habitat
City of Arcadia GPA 14-02,ZC 14-02, TA 14-02
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Environmental Checklist Form
Less Than
Significant
Potentially with Less Than
Significant Mitigation Significant No
Impact Incorporated Impact Impact
conservation plan?
a-f. No Impact. No habitat for special-status plant or animal species is present on the project site,
with the exception of potential foraging habitat for common and special-status bird species and
potential nesting habitat. Preconstruction bird surveys will be conducted to minimize potential
impacts to nesting birds. Additionally, there are no riparian habitats, sensitive natural community,
or waters of the U.S. that currently exist on the project site, and the project site does not provide a
migratory wildlife corridor nor would any future development impede the use of native wildlife
nursery sites. The City of Arcadia General Plan EIR contains measures to protect biological
resources, including protecting native plants and habitats for special-status plans and animal
species. Therefore, no new or significant impacts have been identified with respect to special-
status species than those previously identified in the EIR.
Less Than
Significant
Potentially with Less Than
Significant Mitigation Significant No
Impact Incorporated Impact Impact
V. CULTURAL RESOURCES: Would the project:
a. Cause a substantial adverse change in significance of ❑ ❑ ❑ ►1
a historical resource as defined in §15064.5?
b. Cause a substantial adverse change in the significance ❑ ❑ ❑
of an archaeological resource pursuant to §15064.5?
c. Directly or indirectly destroy a unique paleontological ❑ ❑ ❑
resource or site or unique geologic feature?
d. Disturb any human remains, including those interred ❑ ❑ ❑
outside of formal cemeteries?
a-d. No Impact. The proposed Residential Flex Overlay would not directly impact any potential
historic resources. However, redevelopment of the parcels to enable a different use of a site could
result in the demolition or alteration of historic resources in the City. As discussed in the Arcadia
General Plan, Implementation Action 6-11 requires cultural resources for any proposed
development that may impact a known or potential archaeological or paleontological site, or a
historical site that is 50 years or older. Specifically the assessments shall identify the significance
of the resource, based on the guidance provided in the California Register of Historic Resources
and other applicable sources. The evaluation reports will direct avoidance of impacts and
preservation of significant resources in place, where feasible. Therefore, prior to development
decisions, the mitigation measures identified for use in the EIR (i.e., 4.5-1 to 4.5-3), and standard
City of Arcadia GPA 14-02,ZC 14-02,TA 14-02
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Environmental Checklist Form
conditions (i.e., 4.5-1 and 4.5-2) would promote the preservation and not result in effects more
significant than those previously identified in the EIR.
Less Than
Significant
Potentially with Less Than
Significant Mitigation Significant No
Impact Incorporated Impact Impact
VI. GEOLOGY AND SOILS. Would the project:
a. Expose people or structures to potential substantial
adverse effects, including the risk of loss, injury or
death involving :
i. Rupture of a known earthquake fault, as delineated ❑ ❑ ❑ El
on the most recent Alquist-Priolo Earthquake Fault
Zoning Map issued by the State Geologist for the
area or based on other substantial evidence of a
known fault? Refer to Division of Mines and
Geology Special Publication 42.
ii. Strong seismic ground shaking? ❑ ❑ El El
iii. Seismic-related ground failure, including ❑ El ❑
liquefaction?
iv. Landslides? ❑ ❑ El
b. Result in substantial soil erosion or the loss of topsoil? ❑ El El El
c. Be located on a geologic unit or soil that is unstable, or El El El El
that would become unstable as a result of the project,
and potential result in on-or off-site landslide, lateral
spreading, subsidence, liquefaction, or collapse?
d. Be located on expansive soil, as defined in El ❑ ❑ El
Table 18-1-B of the Uniform Building Code (1994),
creating substantial risks to life or property?
e. Have soils incapable of adequately supporting the use ❑ ❑ El
of septic tanks or alternative waste water disposal
systems where sewers are not available for the
disposal of waste water?
a-e. No Impact. As described in the General Plan Update EIR, there are no existing earthquake
faults on the project site. However, there is the potential for the project site to be exposed to the
effects of earthquake-induced ground shaking due to the other identified earthquake faults on the
Regional Fault Map (Exhibit 4-6.2 in the EIR). This could potentially threaten the safety of the
structures on the project site and people occupying those structures. However, standards enforced
by the City of Arcadia through the California Building Code are implemented to reduce the impacts
Ow
of seismic activity. Due to the flat topography of the project site, it is not susceptible to land sliding
City of Arcadia GPA 14-02,ZC 14-02, TA 14-02
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1
Environmental Checklist Form
as a result of seismic activity. The proposed project will be connected to a wastewater treatment
system provided by the City of Arcadia. No new impact would occur, and no new mitigation is
necessary.
Less Than
Significant
Potentially with Less Than
Significant Mitigation Significant No
Impact Incorporated Impact Impact
VII. GREENHOUSE GAS EMISSIONS. Would the project:
a. Generate greenhouse gas emissions, either directly or ❑ ❑ ❑ ��
indirectly, that may have a significant impact on the
environment?
b. Conflict with an applicable plan, policy or regulation ❑ ❑ ❑
adopted for the purpose of reducing the emissions of
greenhouse gases?
a-b. No Impact. As discussed in the EIR, the assessment of Greenhouse Gas Emission (GHG) is
inherently cumulative because global warming is a global phenomenon. Any reductions in
emissions would not be to levels considered less than significant as it is impossible to quantify the
effectiveness of each measure at this level. Individual development projects will be required to
undergo project-specific environmental review and mitigation measures will be identified at that time
to reduce any significant impacts. ApiNt
Less Than
Significant
Potentially with Less Than
Significant Mitigation Significant No
Impact Incorporated Impact Impact
VIII. HAZARDS AND HAZARDOUS MATERIALS. Would the
project:
a. Create a significant hazard to the public or the ❑ ❑ ❑
environment through the routine transport, use, or
disposal of hazardous materials
b. Create a significant hazard to the public or the ❑ ❑ ❑
environment through reasonably foreseeable upset
and accident conditions involving the release of
hazardous materials into the environment?
c. Emit hazardous emissions or handle hazardous or ❑ ❑ ❑
acutely hazardous materials, substances, or waste
within one-quarter mile of an existing or proposed
school?
d. Be located on a site which is included on a list of ❑ ❑ ❑
hazardous materials sites compiled pursuant to
Government Code Section 65962.5 and, as a result,
City of Arcadia GPA 14-02,ZC 14-02,TA 14-02
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Less Than
Significant
Potentially with Less Than
Significant Mitigation Significant No
Impact Incorporated Impact Impact
would it create a significant hazard to the public or the
environment?
e. For a project located within an airport land use plan or, ❑ ❑ ❑ El
where such a plan has not been adopted, within two
miles of a public airport or public use airport, would the
project result in a safety hazard for people residing or
working in the project area?
f. For a project within the vicinity of a private airstrip, ❑ ❑ ❑
would the project result in a safety hazard for the
people residing or working in the project area?
g. Impair implementation of or physically interfere with an ❑ ❑ ❑ El
adopted emergency response plan or emergency
evacuation plan?
h. Expose people or structures to a significant risk of loss, ❑ ❑ ❑ El
injury or death involving wildland fires, including where
wildlands are adjacent to urbanized areas or where
residences are intermixed with wildlands?
a-h. No Impact. The proposed Residential Flex Overlay does not directly involve any transport,
use, or disposal of hazardous materials. The Residential Flex Overlay will not lead to the release of
hazardous materials into the environment or emit hazardous emissions, handle hazardous or
acutely hazardous materials, substances, or waste within one-quarter mile of an existing or
proposed school, beyond what is currently allowed by the commercial zoning and land use
designations, and addressed in the EIR for the 2010 General Plan Update. The project location is
not on the Cortese List of hazardous materials sites per Government Code Section 65962.5. The
project location is not within an airport land use plan or within two miles of a public airport or private
airstrip.
The proposed residential overlay was reviewed by the City's Police and Fire Departments
to determine if there would be any impact on emergency access or the City's emergency response
plan and evacuation plan. It was determined that the Residential Flex Overlay would not impact the
City's emergency response plan or evacuation plan. The project location is located in an urbanized
area that is fully developed and is not located within a Fire Hazard Zone, and therefore would not
result in any impacts associated with wildland fires. Therefore, no impact would occur and no
mitigation is necessary.
Less Than
Significant
Potentially with Less Than
Significant Mitigation Significant No
Impact Incorporated Impact Impact
City of Arcadia GPA 14-02,ZC 14-02, TA 14-02
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Environmental Checklist Form
Less Than
Significant ".."'
Potentially with Less Than
Significant Mitigation Significant No
Impact Incorporated Impact Impact
IX. HYDROLOGY AND WATER QUALITY. Would the
project:
a. Violate any water quality standards or waste discharge ❑ ❑ ® ❑
requirements?
b. Substantially deplete groundwater supplies or interfere ❑ ❑ ® ❑
substantially with groundwater recharge such that
there would be a net deficit in aquifer volume or a
lowering of the local groundwater table level (e.g., the
production rate of pre-existing nearby wells would
drop to a level which would not support existing land
uses or planned land uses for which permits have
been granted)?
c. Substantially alter the existing drainage pattern of the ❑ ❑ ® ❑
site or area, including through the alteration of the
course of a stream or river, in a manner which would
result in substantial erosion or siltation on-or off-site?
d. Substantially alter the existing drainage pattern of the ❑ ❑ ® ❑
site or area, including through the alteration of the
course of a stream or river, or substantially increase
the rate or amount of surface runoff in a manner
which would result in flooding on-or off site? -.a,
e. Create or contribute runoff water which would exceed ❑ ❑ ® ❑
the capacity of existing or planned stormwater
drainage systems or provide substantial additional
sources of polluted runoff?
f. Otherwise substantially degrade water quality? ❑ ❑ ® ❑
g. Place housing within a 100-year flood hazard area as ❑ ❑ ® ❑
mapped on a federal Flood Hazard Boundary or Flood
Insurance Rate Map or other flood hazard delineation
map?
h. Place within a 100-year flood hazard area structures ❑ ❑ ® ❑
which would impede or redirect flood flows?
i. Expose people or structures to a significant risk of ❑ ❑ ❑
loss, injury or death involving flooding, including
flooding as a result of the failure of a levee or dam?
j. Inundation by seiche, tsunami, or mudflow? ❑ ❑ ❑
a-h. Less Than Significant, i-j. No impact. The proposed Residential Flex Overlay would require
all new residential construction to comply with current limitations on the discharge of pollutants, and
would replace older commercial developments built prior to current water quality standards and
discharge restrictions.
City of Arcadia GPA 14-02,ZC 14-02,TA 14-02
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Water Quality and Waste Discharge Standards (Section 9a and f)
Compliance with the requirements of the NPDES Construction General Permit and Title 24 Green
Building Standards, per SC 4.8-1 in the EIR, would reduce short-term, general construction-related
water quality impacts to surface water and to groundwater to levels considered less than significant;
no mitigation is required than those previously identified in the EIR.
Ground Water Supplies and Recharge (Section 9b)
The EIR found that future development pursuant to the General Plan would not significantly
interfere with or prevent groundwater recharge, since the Peck Road Recharge Basin will be
retained as open space. The proposed Residential Flex Overlay will not affect the Peck Road
Recharge Basin.
Compliance with the Los Angeles Regional Water Quality Control Board's discharge requirements
of groundwater from construction and project watering, per SC 4.8-4 in the EIR, would reduce
impacts to groundwater that could result from dewatering water activities to levels considered less
than significant. These discharge requirements will continue to apply to properties within the
Residential Flex Overlay; no mitigation is required than those previously identified in the EIR.
The EIR found that no new water supplies are needed to serve future development allowed by the
General Plan Update, and no significant adverse impact on groundwater supplies is expected with
future development in the City, and no mitigation is required. Additionally, implementation of the
City's water conservation programs, as discussed in Section 4.16, Utilities and Service Systems,
would provide that implementation of the General Plan Update would not significantly affect
groundwater resources. Based on the City's Urban Water Management Plan (UWMP) and the WSA
for the proposed General Plan Update, groundwater supplies are expected to be available to meet
the water demands in the City to the year 2035. The proposed Residential Flex Overlay will not
affect groundwater supplies beyond what was previously deemed acceptable in the EIR; no
mitigation is required than those previously identified in the EIR.
Drainage and Erosion (Section 9c)
The City of Arcadia is largely developed, with an improved storm drain system of underground
pipelines and concrete-lined washes. Future development on the project site could alter drainage
patterns that could result in erosion or siltation.
Erosion-control measures required by the City's Zoning and Building Regulations (SC 4.6-6 in
Section 4.6, Geology and Soils of the EIR) would prevent erosion hazards on site and off site. SC
4.8-1 requires short-term construction activities to comply with the NPDES Construction General
Permit requirements and Title 24 Green Building Standards through implementation of adequate
Best Management Practices (BMPs), and SC 4.8-2 calls for the incorporation of permanent BMPs
into the project design. Compliance with SC 4.6-6, SC 4.8-1, and SC 4.8-2 would prevent short-
term construction and long-term operational activities from creating substantial erosion or siltation
and impacts would be less than significant; no mitigation is required than those previously identified
in the EIR.
City of Arcadia
GPA 14-02,ZC 14-02, TA 14-02
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Environmental Checklist Form
Drainage Patterns (Section 9d)
As discussed above, changes in drainage patterns would be confined to individual development
sites and would not affect major underground storm drain lines and concrete-lined washes in the
City. All development must be conducted in compliance with applicable State and local regulations
(SC 4.6-6, SC 4.8-1, and SC 4.8-2 in the EIR), that will prevent substantial alteration of site
drainage patterns. Since drainages and washes in the City, the Rio Hondo River, and the Los
Angeles River are concrete-lined, no alteration in the course of these channels would occur from
future development. Impacts would be less than significant, and no mitigation is required than those
previously identified in the EIR.
Surface Runoff(Section 9e)
As discussed in the Arcadia General Plan EIR, the City of Arcadia is largely developed with urban
and suburban land uses, with approximately one percent of land as vacant and available for
development. The construction of new impervious surfaces would reduce the amount of rainwater
that could infiltrate the soils, potentially increasing storm water runoff due to reductions in
infiltration.
To guard against significant impacts related to storm drain infrastructure, MM 4.16-1 from Section
4.16 of the Arcadia General Plan EIR, Utilities and Service Systems requires the City to mandate
that all future development applications provide an adequate engineering analysis of project-
specific impacts to utility infrastructure and identify specific improvements to eliminate the impacts.
The requirements of SUSMP would reduce storm water runoff volume and pollutants and, would
prevent negative impacts to downstream storm drain facilities or drainages. Additionally, SC 4.16-1
(from Section 4.16, Utilities and Service Systems) requires compliance with the Arcadia Municipal
Code as it relates to the review and approval of all grading and drainage plans by the City
Engineer, and requires the project applicant/developer to provide drainage facilities in accordance
with the standards and specifications approved by the City Engineer. Compliance with SC 4.8-2
and SC 4.16-1, and implementation of MM 4.16-1, would provide that potential impacts related to
increased surface runoff and associated impacts to the capacity of storm drain systems would be
less than significant.
Flood Hazards (Sections 9g & h)
The City of Arcadia is not located within a 100-year flood hazard area, as mapped by FEMA. Future
development pursuant to the EIR, including housing or other structures, would not be exposed to
flood hazards. Structures that would be built as part of future development would not impede or
redirect flood flows. Impacts would be less than significant, and no mitigation is required than those
previously identified in the EIR.
Dam Inundation and Mudflows (Sections 9i &j)
The City is located within the inundation area of several dams, as shown in Exhibit 4.8-2. Hazards
from dam inundation would affect future development located in the eastern half of the City and
along Eaton Wash.
As stated in SC 4.8-5 in the EIR, the City's Floodplain Management Regulations (Article III, Chapter
10 — Floodplain Management of the Arcadia Municipal Code) requires all new construction and
major improvements to be built and adequately anchored to prevent flotation, collapse, or lateral "'"
City of Arcadia GPA 14-02,ZC 14-02,TA 14-02
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Environmental Checklist Form
movement from hydrodynamic and hydrostatic loads during flood; to be constructed with materials
and utility equipment resistant to flood damage and to employ methods and practices that minimize
flood damage; and to have electrical, heating, ventilation, plumbing and air conditioning equipment
and other utility systems that prevent water from entering or accumulating within structures during
floods. Compliance with SC 4.8-5 would provide that future development pursuant to the proposed
Residential Flex Overlay will have limited damage from inundation. Impacts would be less than
significant, and no mitigation is required than those previously identified in the EIR.
Less Than
Significant
Potentially with Less Than
Significant Mitigation Significant No
Impact Incorporated Impact Impact
X. LAND USE AND PLANNING. Would the project:
a. Physically divide an established community? ❑ ❑ ❑
b. Conflict with any applicable land use plan, policy or ❑ ❑ ❑
regulation of an agency with jurisdiction over the
project(including, but not limited to the general plan,
specific plan, local coastal program, or zoning
ordinance)adopted for the purpose of avoiding or
mitigating an environmental effect?
c. Conflict with any applicable habitat conservation plan ❑ ❑ ❑
or natural community conservation plan?
a-c. No Impact. The proposed Residential Flex Overlay specifies that the land use on the
proposed project site may accommodate either commercial (192,770 square feet) or residential
use, depending on the market demands. If the residential option is pursued, the parcel may only be
used for residential development at a density of up to 30 units per acre, as long as the maximum
number of 265 residential units is not exceeded. Both land use scenarios were not analyzed in the
EIR, however if approved there would be no conflict to the land use plan since the change in use
would not be more impactful than commercial. Therefore, no new impact would occur to the City's
land use planning for the project area.
No Habitat Conservation or Natural Community Conservation Plan has been approved for the
project area, therefore, implementation of the Residential Flex Overlay would not conflict with any of
the conservation plans. No impact would result, and no mitigation would be required.
City of Arcadia GPA 14-02,ZC 14-02,TA 14-02
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Environmental Checklist Form
Less Than
Significant
Potentially with Less Than
Significant Mitigation Significant No
Impact Incorporated Impact Impact
XI. MINERAL RESOURCES. Would the project:
a. Result in the loss of availability of a known mineral ❑ ❑ ❑ ►��
resource that would be of value to the region and the
residents of the state?
b. Result in the loss of availability of a locally-important ❑ ❑ ❑
mineral resource recovery site delineated on a local
general plan, specific plan, or other land use plan?
a-b. No Impact. No mineral resources are known to exist in the project location. Thus, the
proposed project would not result in any impacts to mineral resources.
Less Than
Significant
Potentially with Less Than
Significant Mitigation Significant No
Impact Incorporated Impact Impact
XII. NOISE. Would the project result in:
a. Exposure of persons to or generation of noise levels in ❑ El ® El
excess of standards established in the local general
plan or noise ordinance, or applicable standards of
other agencies?
b. Exposure of persons to or generation of excessive El ❑ ® ❑
groundborne vibration or groundborne noise levels?
c. A substantial permanent increase in ambient noise ❑ ❑ ® ❑
levels in the project vicinity above levels existing
without the project?
d. A substantial temporary or periodic increase in ambient ❑ El ® El
noise levels in the project vicinity above levels existing
without the project?
e. For a project located within an airport land use plan or, ❑ El ❑
where such a plan has not been adopted, within two
miles of a public airport or public use airport, would the
project expose people residing or working in the
project area to excessive noise levels?
f. For a project within the vicinity of a private airstrip, ❑ ❑ ❑
would the project expose people residing or working in
the project area to excessive noise levels?
a-d. Less than Significant. e-f. No Impact. The City's 2010 General Plan established a baseline
noise condition and anticipated future noise condition of between 50-to-60 decibels for the project
location. The General Plan establishes 65 dbA as the maximum exterior noise level acceptable for
City of Arcadia GPA 14-02,ZC 14-02,TA 14-02
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Environmental Checklist Form
residential developments. As such, the proposed Residential Flex Overlay would be subject to the
policies and programs of the City of Arcadia General Plan that pertain to noise.
The EIR indicated that construction activities would result in temporary noise impacts at adjacent
properties. This policy requires that any future development shall be scheduled for times that limit
potential impacts on adjacent residences and schools, and require, where feasible, the installation
of temporary solid barriers where construction activities occur adjacent to the sensitive receptors.
Implementation of these policies would reduce construction-generated noise impacts to below a
level of significance.
The proposed overlay will allow new residential uses, which are considered sensitive receptors,
adjacent to commercial developments. The EIR included areas of the City designated Mixed Use
that allow commercial and residential uses on the same site. The properties to the immediate
northeast of the project location are designated Mixed Use, as are the majority of the properties on
Live Oak Avenue immediately east of the project location. Therefore, the noise impacts of locating
residential and commercial uses within close proximity were previously analyzed by the EIR. The
Residential Flex Overlay is consistent with the mixture of residential and commercial uses in the
area.
The project location is not within an airport land use plan, within 2 miles of an airport or within the
vicinity of a private airstrip. Thus, the proposed project would have no noise impacts.
Less Than
Significant
Potentially with Less Than
Significant Mitigation Significant No
Impact Incorporated Impact Impact
XIII. POPULATION AND HOUSING. Would the project:
a. Induce substantial population growth in an area either ❑ ❑ ® ❑
directly(for example, by proposing new homes and
businesses)or indirectly(for example, through
extension of roads or other infrastructure)?
b. Displace substantial numbers of existing housing ❑ ❑ ❑
necessitating the construction of replacement housing
elsewhere?
c. Displace substantial numbers of people necessitating ❑ ❑ ❑
the construction of replacement housing elsewhere?
a. Less than Significant. b-c. No Impact. The proposed project will allow a maximum of 265 new
residential units compared to the existing commercial zoning and land use designation for the
project location. Based on a standard household size of 2.83 persons, the proposed project would
result in approximately 750 residents if fully developed at the maximum density level. With the
addition of 750 residents, the projected net increase in population for the City of Arcadia, not
including the Sphere of Influence (SOI), with implementation of buildout of the General Plan Update
is increased from 9,917 residents to 10,667 residents; and the total projected population increased
City of Arcadia GPA 14-02,ZC 14-02, TA 14-02
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Environmental Checklist Form
from approximately 61,995 to 62,745 residents. This is less than the SCAG projections of 65,704
persons (see Table 4.12-7 of the EIR).
The projected net increase in residential units for the City (not including the SOI) with
implementation of buildout of the General Plan Update and the proposed Residential Flex Overlay
is 3,890 units, resulting in a total City housing unit count of 22,800 units. This does not exceed
SCAG's 2035 projections for the City of 23,045 households.
Based on the estimated population, housing and employment with buildout of the General Plan
Update and the proposed Residential Flex Overlay compared to SCAG's projections, the proposed
project would not result in substantial growth in the City of Arcadia or its SOI through 2035 beyond
what has already been anticipated. Although SCAG's projections are for specific 5-year increments,
it should be noted that the amount of time it takes for the City to reach its buildout capacity depends
on the local rate of growth and development. This does not necessarily mean that substantial
growth would occur in the City at one time. Development would continue to be largely influenced by
property owner decisions and market demand. Thus, impacts related to growth projections would
be less than significant.
Less Than
Significant
Potentially with Less Than
Significant Mitigation Significant No
Impact Incorporated Impact Impact
XIV. PUBLIC SERVICES. Would the project result in
substantial adverse physical impacts associated with the
provision of new or physically altered governmental
facilities, need for new or physically altered governmental
facilities, the construction of which could cause significant
environmental impacts, in order to maintain acceptable
service ratios, response times or other performance
objectives for any of the public services:
a. Fire protection? ❑ ❑ /1 ❑
b. Police protection? ❑ ❑ ® ❑
c. Schools? ❑ Cl ® ❑
d. Parks? ❑ ❑ ® ❑
e. Other public facilities? ❑ ❑ ® ❑
Less than Significant. The proposed Residential Flex Overlay is in an area that is fully served by
all necessary utilities and services. Public services by the City of Arcadia in the project area include
domestic water, wastewater treatment, storm water drainage, solid waste disposal, library, and park
services. Private utilities include electric, gas, telephone, and cable television/internet data
services. Both Police and Fire reported that the maximum residential build out resulting from the
proposal would not increase response times or affect service ratios or other performance
objectives, relative to the maximum commercial build out resulting from the current commercial
zoning and land use designations. The proposal would not create the need for new or physically
altered governmental facilities to maintain current performance objectives.
City of Arcadia GPA 14-02,2C 14-02, TA 14-02
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Environmental Checklist Form
The proposed project could result in a maximum of 265 new residential units that would be served
by the Arcadia Unified School District (AUSD). The AUSD serves a student population of
approximately 10,000 youth, and has six elementary schools, three middle schools, and one high
school. The City's 2010 General Plan Update EIR evaluated the AUSD for school overcrowding and
it was determined that the AUSD has not experienced critical overcrowding conditions and has
capacity to accommodate growth that may result from long-term implementation of the General
Plan land use policy. In addition to public schools, Arcadia is home to several private schools
including Arcadia Christian School (K-8), Barnhart School (K-8), Holy Angels Elementary (K-8), and
Rio Hondo Preparatory (6-12). There would be no impact on schools as a result of allowing a
maximum of 265 new multiple-family residential units into a City with a population of 56,364
residents and 19,409 existing households. Thus, there would be no adverse effect on schools from
the proposed project, and no new facilities would need to be constructed as a result of the
proposed project.
As of 2009, the City had approximately 785 acres of City and County parks and recreational open
space within its corporate limits. The entire project location is within a 2-mile park facilities service
area as mapped in the City of Arcadia 2010 General Plan. Residential developments within the
project location would be adequately served by the existing park facilities. The City of Arcadia is
served by two community centers, four cultural facilities, and two libraries within its corporate limits,
which will adequately serve any new residential developments. No new parks, libraries, or other
community facilities would be needed as a result of the proposed project.
Less Than
Significant
Potentially with Less Than
Significant Mitigation Significant No
Impact Incorporated Impact Impact
XV. RECREATION.
a. Would the project increase the use of existing ❑ ❑ ® ❑
neighborhood and regional parks or other recreational
facilities such that substantial physical deterioration of
the facility would occur or be accelerated?
b. Does the project include recreational facilities or ❑ ❑ ® ❑
require the construction or expansion of recreational
facilities which might have an adverse physical effect
on the environment?
Less than Significant. Future development of residential properties pursuant to the EIR could lead
to an increase in the population by approximately 9,917 persons. The City's Parks and Recreation
Master Plan will continue to be implemented for the improvement of existing parks and recreational
facilities, as well as the development of new facilities to meet City needs. Future multi-family
residential development in the proposed Residential Flex Overlay would also need to provide on-
site open space and recreational facilities, as required under the Arcadia Zoning Regulations (SC
4.14-2). Approval of the proposed Residential Flex Overlay would not lead to immediate
development of the planned parks, trails, and bikeways. Rather, these facilities will be implemented
as new residential developments occur, as required by the City's Municipal Code or as Park
Facilities Impact Fees accrue. Therefore, no significant adverse impacts on parks and recreation
City of Arcadia GPA 14-02,ZC 14-02,TA 14-02
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Environmental Checklist Form
have been identified with implementation of the goals, policies, and implementation actions in the
EIR; thus no mitigation measures are required. ""
Less Than
Significant
Potentially with Less Than
Significant Mitigation Significant No
Impact Incorporated Impact Impact
XVI. TRANSPORTATIONITRAFFIC. Would the project:
a. Conflict with an applicable plan, ordinance or policy ❑ ❑ ❑ El
establishing measures of effectiveness for the
performance of the circulation system, taking into
account all modes of transportation including mass
transit and non-motorized travel and relevant
components of the circulation system, including but not
limited to intersections, streets, highways and
freeways, pedestrian and bicycle paths, and mass
transit?
b. Conflict with an applicable congestion management Cl ❑ ❑
program including, but not limited to, level of service
standards and travel demand measures, or other
standards established by the county congestion
management agency for designated roads or
highways?
c. Result in a change in air traffic patterns, including ❑ ❑ ❑
either an increase in traffic levels or a change in
location that results in substantial safety risks?
d. Substantially increase hazards due to a design feature ❑ ❑ ❑
(e.g., sharp curves or dangerous intersections)or
incompatible uses (e.g., farm equipment)?
e. Result in inadequate emergency access? ❑ ❑ ❑
f. Conflict with adopted policies, plans, or programs ❑ ❑ ❑
regarding public transit, bicycle, or pedestrian facilities,
or otherwise decrease the performance or safety of
such facilities?
No Impact. The proposed Residential Flex Overlay will allow a maximum of 265 residential units
within the project location. The existing zoning and land use designation of the project location
allows up to 0.5 Floor Area Ratio (F.A.R.) which calculates to a maximum of 192,770 square-feet of
commercial development. Using ITE automobile trip generation rates, the 265 residential units
would generate an average of 2,536 trips per day, whereas the maximum commercial development
would generate an average of 8,544 trips per day. This is 6,008 fewer trips per day. The EIR
assumed that future development of the City, including the project location at a commercial density
of 0.5 F.A.R., would not impact the section of Live Oak Avenue that the project location fronts
beyond Level of Service (LOS) E, which was found to be acceptable. The other surrounding streets
(Las Tunas Drive & El Monte Avenue) were found to continue to operate at LOS D or better through
2035. Because the proposal would reduce the total number of daily trips, the proposed Residential +O
City of Arcadia GPA 14-02,ZC 14-02, TA 14-02
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Environmental Checklist Form
Flex Overlay would have no negative impact on the level of service of the surrounding streets or
010.- street system as a whole.
The project location is bounded by a principal travel corridor and primary arterial (Las Tunas Drive)
and a secondary travel corridor and primary arterial (Live Oak Avenue), and local travel corridor
and enhanced collector (El Monte Avenue), which are capable of serving the transportation needs
of new residential developments in the project area. The Metro Transit M 78/378 bus route runs
east and west adjacent to the project location along Las Tunas Drive, and the M 487 bus route runs
north and south along Santa Anita Avenue, which is within '/z mile of the project location. The
section of El Monte Avenue adjacent to the project location has a Class II Bike Lane, and the
section of Live Oak Avenue adjacent to the project location has a Class III Bike Lane. Both lanes
will adequately serve the needs of new residential projects in the project location. Based on the
existing transportation infrastructure in the vicinity of the site, reduced vehicular trips, and small
number of new residential units that could be constructed as a result of the proposed project, there
would be no impact to effectiveness of any transportation system or congestion management plan.
There are no airports located in the vicinity that would be affected by the proposed project.
The proposed project would not alter the existing transportation system or create dangerous curves
or intersections. Any new residential development that is built as a result of the proposed
Residential Flex Overlay will be reviewed by the City's Development Services Department to
ensure no visibility hazards result from the position of new buildings. All driveways accessing the
project location would be similarly reviewed to ensure that transportation circulation and safety is
not compromised. The proposed project would not add any land uses that are incompatible with the
area and would negatively impact the transportation system.
The City's Fire Department and Police Department have reviewed the proposed project, and
determined that the project would not negatively impact emergency access to the site or for the
surrounding area. All new residential developments will be required to comply with current
requirements for emergency access.
The limited number of residential units that could be built as a result of the project would not conflict
with established policies, plans, or programs for existing public transit, bicycle, or pedestrian
facilities in the vicinity of the project location. These services currently have excess capacity
capable of handling any increased use resulting from the replacement of the existing commercial
uses with residential developments.
Less Than
Significant
Potentially with Less Than
Significant Mitigation Significant No
Impact Incorporated Impact Impact
XVII. UTILITIES AND SERVICE SYSTEMS. Would the
project:
a. Exceed wastewater treatment requirements of the ❑ ❑ ❑ El
applicable Regional Water Quality Control Board?
City of Arcadia GPA 14-02,ZC 14-02,TA 14-02
Page 24
I
Environmental Checklist Form
b. Require or result in the construction of new water or ❑ ❑ ❑ ® ,�
wastewater treatment facilities or expansion of existing
facilities, the construction of which could cause
significant environmental effects?
c. Require or result in the construction of new storm ❑ ❑ ❑ El
water drainage facilities or expansion of existing
facilities, the construction of which could cause
significant environmental effects?
d. Have sufficient water supplies available to serve the ❑ ❑ ❑
project from existing entitlements and resources, or
are new or expanded entitlements needed?
e. Result in a determination by the wastewater treatment ❑ ❑ ❑
provider which serves or may serve the project that it
has adequate capacity to serve the project's projected
demand in addition to the provider's existing
commitments?
f. Be served by a landfill with sufficient permitted ❑ ❑ ❑
capacity to accommodate the project's solid waste
disposal needs?
g. Comply with federal, state, and local statutes and ❑ ❑ ❑ El
regulations related to solid waste?
h. Other utilities and service systems? ❑ ❑ ❑
No Impact. The EIR addressed the wastewater treatment requirements of the Regional Water
Amok
Quality Control Board, and found that the project would not exceed any wastewater treatment
requirements with the mitigation measures adopted. The proposed Residential Flex Overlay would
not create any additional wastewater treatment burden than the current commercial zoning and
land use designation allows.
The proposed project would allow residential development through a Conditional Use Permit
process, and review and approval of construction plans. The specifics of the residential
developments would be reviewed to ensure compliance with all water and wastewater treatment
requirements. The project location is within an existing developed urban area, and the cumulative
impact of allowing up to 265 new residential units would not require construction of new water or
wastewater treatment facilities or expansion of existing facilities. The proposed project would not
result in construction of new storm water drainage facilities or expansion of existing facilities.
Therefore, there would be no environmental impact due to construction of these types of facilities
as a result of the proposed project.
According to the EIR, water services in the City are provided by the City, Sunny Slope Water
Company, East Pasadena Water Company, the California-American Water Company (CAWC), the
San Gabriel Valley Water Company (SGVWC), and the Golden State Water Company (GSWC).
The EIR found that sufficient water supplies are available through the 2035 buildout scenario with
the mitigation measures adopted. The proposed project would not result in a substantial increase
in water usage that could affect the overall water supplies. The existing mitigation measures will
remain in effect. Therefore, no new or expanded water entitlements are needed as a result of the
proposed project.
City of Arcadia GPA 14-02,ZC 14-02,TA 14-02
Page 25
I I
Environmental Checklist Form
According to the EIR, future growth and development in the region would generate additional
40... sewage and wastewater that would require treatment at the water reclamation plants of the Los
Angeles County Sanitation District (LACSD). The LACSD has indicated that the design capacities
of their treatment facilities are based on the regional growth forecasts of the Southern California
Association of Governments (SCAG). Expansion of LACSD facilities must be sized and service-
phased consistent with the forecasts for the Counties of Los Angeles, Orange, San Bernardino,
Riverside, Ventura, and Imperial. Thus, available capacity in the LACSD facilities will be limited to
levels associated with growth identified by SCAG. The LACSD has indicated they will provide
services to the levels legally permitted and constrained by the SCAG forecasts (LACSD 2009).
Thus, future growth and development in the region, as anticipated by SCAG projections, can be
served by the LACSD. The proposed project will not alter the SCAG projections. Therefore, there
would be no significant cumulative adverse impacts on sewer services as a result of the proposed
project.
Solid waste collection services are provided on demand by private haulers, and cumulative impacts
on their services from future development pursuant to the General Plan Update, public
infrastructure projects in the City, and growth and development within the San Gabriel Valley were
found by the EIR to not result in adverse impacts on solid waste collection services. The EIR also
found that adequate landfill capacity is available to accommodate future growth in the City of
Arcadia. New residential developments resulting from the proposed residential overlay zone would
not change the solid waste collection services analysis done for the EIR. Therefore, there is
sufficient landfill availability to serve any new residential development that would result from the
proposed project.
New residential developments that would result in the project location from the proposed
Residential Flex Overlay would be required to comply with all applicable federal, state, and local
statutes and regulations related to solid waste. For the reasons stated above, the project would not
have any cumulative impacts that would exceed applicable federal, state, and local statues and
regulations related to solid waste. New residential developments would be required to comply with
all other applicable regulations affecting other utilities and related systems. Therefore, the proposed
project would have no impact on other utilities and related systems.
Less Than
Significant
Potentially with Less Than
Significant Mitigation Significant No
Impact Incorporated Impact Impact
XVIII. MANDATORY FINDINGS OF SIGNIFICANCE.
a. Does the project have the potential to degrade the ❑ ❑ ❑
quality of the environment, substantially reduce the
habitat of a fish or wildlife species, cause a fish or
wildlife population to drop below self-sustaining levels,
threaten to eliminate a plant or animal community,
reduce the number or restrict the range of a rare or
endangered plant or animal or eliminate important
examples of the major periods of California history or
City of Arcadia GPA 14-02,ZC 14-02, TA 14-02
Page 26
I I
Environmental Checklist Form
Less Than
Significant
Potentially with Less Than
Significant Mitigation Significant No
Impact Incorporated Impact Impact
prehistory?
b. Does the project have impacts that are individually ❑ ❑ ❑
limited, but cumulatively considerable? ("Cumulatively
considerable" means that the incremental effects of a
project are considerable when viewed in connection
with the effects of past projects, the effects of other
current projects, and the effects of probable future
projects).
c. Does the project have environmental effects which will ❑ ❑ ❑
cause substantial adverse effects on human beings,
either directly or indirectly?
No Impact. As discussed in the detailed responses to each of the sections above, the proposed
project would have no impact or no significant impact for each of the individual sections of the Initial
Study. Additionally, no cumulatively considerable impacts were identified when the individual
environmental components are viewed together as a whole. The proposed project will maintain the
underlying findings of the EIR, which established mitigation measures and a Mitigation Monitoring
Program that will remain unchanged by the proposed project. Therefore, any new residential
development that would result from the proposed Residential Flex Overlay project will not have the
potential to degrade the quality of the environment or cause substantial adverse effects on human
beings, either directly or indirectly.
City of Arcadia GPA 14-02,ZC 14-02,TA 14-02
Page 27
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RESOLUTION NO. 1904
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ARCADIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF
GENERAL PLAN AMENDMENT NO. GPA 14-02, ZONE CHANGE NO.
ZC 14-02, TEXT AMENDMENT NO. TA 14-02, AND ADOPTION OF AN
ADDENDUM TO THE CERTIFIED ENVIRONMENTAL IMPACT REPORT
FOR THE ARCADIA GENERAL PLAN UPDATE (SCH# 2009081034) TO
CREATE A RESIDENTIAL-FLEX OVERLAY AND APPLY IT TO 8.85
ACRES OF LAND TO ALLOW EITHER MULTIPLE-FAMILY
RESIDENTIAL DEVELOPMENTS OR COMMERCIAL DEVELOPMENTS
AT 30-188 LAS TUNAS DRIVE AND 119-123 W. LIVE OAK AVENUE.
WHEREAS, in January 2014, the Development Services Department initiated
applications for General Plan Amendment No. GPA 14-02, Zone Change No. ZC 14-02,
Text Amendment No. TA 14-02 to create a Residential-Flex Overlay and apply it to
8.85-acres of land at 30-188 Las Tunas Drive and 119-123 W. Live Oak Avenue; and
WHEREAS, an Addendum to the Certified Environmental Impact Report (EIR) for
the Arcadia General Plan Update (SCH# 2009081034) concluded that the significant
effects of the Residential-Flex Overlay have been analyzed adequately in the Certified
EIR for the Arcadia General Plan Update and these effects have been avoided or
mitigated; and
WHEREAS, on March 25, 2014, a duly noticed public hearing was held before
the Planning Commission on said applications, including the Addendum to the Certified
Environmental Impact Report, at which time all interested persons were given full
opportunity to be heard and to present evidence; and
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF
ARCADIA HEREBY RESOLVES AS FOLLOWS:
SECTION 1. That the factual data submitted by the Community Development
Division in the attached report and Draft Initial Study/Addendum to the Certified
Environmental Impact Report is true and correct.
SECTION 2. This Commission finds, based upon the entire record:
i. The approval of General Plan Amendment No. GPA 14-02 (Commercial
with Residential Flex Overlay) will not be detrimental to the public health or welfare or
injurious to the properties or improvements in such area or vicinity. The Draft Initial
1
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Study/Addendum to the Certified EIR for the proposed project analyzed all the potential
impacts, and no new significant impacts would occur as a result of the proposed project.
For this reason, no mitigation is required than those previously identified in the Certified
EIR for the Arcadia General Plan Update. Therefore, the proposed Amendment would
not be detrimental to the public health and welfare.
ii. The proposed Zone Change (C-2 & R-F) and Text Amendment are
consistent with the General Plan; and that public necessity, convenience, general
welfare and good zoning practice justify the proposed changes. The proposed Zone
Change is consistent with the City's General Plan, as amended, including the goals,
objectives, policies, and action programs in the City's General Plan, as amended. The
project location has been identified as a compatible continuation of this Mixed-Use area
to the east, and the proposed Residential-Flex Overlay will foster new development to
act as a catalyst for the redevelopment and revitalization of adjacent commercial uses.
The proposed overlay will be a positive benefit to the surrounding properties and the
City at large and preserve the land use rights of the underlying commercial zoning and
0"" land use designations. Therefore, the proposed Zone Change and Text Amendment are
consistent with the General Plan.
SECTION 3. Section 15162 of the California Environmental Quality Act
(CEQA) Guidelines identifies the circumstances under which a subsequent
environmental document is required, and based on the following findings listed below
(nos. 1-3); there is no need to adopt a supplemental or subsequent Environmental
Impact Report for the proposed project because the proposed Residential Flex Overlay
will not substantially alter the circumstances under which the General Plan EIR was
undertaken, and there were no new significant environmental effects or substantial
increase in the severity of previously identified significant effects will occur as a result of
the proposed project. In addition, no new information of substantial importance shows
that mitigation measures or alternatives that were previously found not to be feasible or
that are considerably different from those analyzed in the previous EIR would
substantially reduce or more significant effects on the environment. Therefore, the
proposed project will not have new or more severe significant impacts, and all mitigation
2
measures identified in the Certified EIR of the Arcadia General Plan Update remain
feasible:
1. There have been no substantial changes proposed in the project which
would require major revisions to the previous Environmental Impact Report ("EIR") due
to the involvement of new significant effects or a substantial increase in the severity of
previously identified significant effects.
2. No substantial changes have occurred with respect to the circumstances
under which the project is undertaken that will require major revisions of the previous
EIR due to the involvement of new significant environmental effects or a substantial
increase in the severity of previously identified significant effects.
3. No new information of substantial importance, which was not known and
could have not been known with the exercise of reasonable diligence at the time the
previous EIR was certified as complete, shows any of the following: A) The project will
have one or more significant effects not discussed in the previous EIR; B) Significant
effects previously examined will be substantially more severe than shown in the
previous EIR; C) Mitigation measures or alternatives previously found not to be feasible
would in fact be feasible, and would substantially reduce one or more significant effects
of the project, but the project proponent declines to adopt the mitigation measure or
alternative; or proponent declines to adopt the mitigation measures or alternative; or D)
Mitigation measures or alternatives which are considerably different from those
analyzed in the previous EIR would substantially reduce one or more significant effects
on the environment, but the project proponent declines to adopt the mitigation measures
or alternatives.
SECTION 4. The Addendum to the Certified EIR for the Arcadia General Plan
Update has been completed in compliance with CEQA and the CEQA Guidelines. The
Addendum to the Certified EIR need not be circulated for public review pursuant to
CEQA Guidelines Section 15164(c), but shall be attached to the Final EIR of the Arcadia
General Plan Update per CEQA Guidelines Section (Cal. Code Regs., Title 14, Change
3 § 15000 et seq.).
SECTION 5. That for the foregoing reasons the Planning Commission
recommends to the City Council approval of General Plan Amendment No. GPA 14-02,
3
Zone Change No. ZC 14-02, Text Amendment No. TA 14-02, and adoption of the
Addendum to the Certified Environmental Impact Report for the Arcadia General Plan
Update (SCH# 2009081034) for the Residential-Flex Overlay at 30-188 Las Tunas Drive
and 119-123 W. Live Oak Avenue.
SECTION 6. The Secretary shall certify to the adoption of this Resolution.
Passed, approved and adopted this day of , 2014.
Chairman, Planning Commission
ATTEST:
Secretary
APPROVED AS TO FORM:
Stephen P. Deitsch
City Attorney
4