HomeMy WebLinkAboutItem 4_MU_56 E. DuarteDATE:November 10, 2015
TO:Honorable Chairman and Planning Commission
FROM:Jim Kasama, Community Development Administrator
By: Tim Schwehr,Management Analyst
SUBJECT:RESOLUTION NO. 1950 – RECOMMENDING TO THE CITY COUNCIL,
APPROVAL OF GENERAL PLAN AMENDMENT NO. GPA 15-01, ZONE
CHANGE NO. ZC 15-01, ARCHITECTURAL DESIGNREVIEW NO. ADR
14-23, CONDITIONAL USE PERMIT NO. CUP 15-02, TENTATIVE TRACT
MAP NO. TTM 73453, AND A MITIGATED NEGATIVE DECLARATION
UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA)FOR
A THREE-STORY, MIXED-USE DEVELOPMENT AT 56 E.DUARTE ROAD.
Recommended Action:Adopt Resolution No. 1950
SUMMARY
The applicant, James Chouon behalf of Pacific Plaza Arcadia, LLC,requests approval of a
proposed three-story mixed-use development that consists of twostories of residential
units (37condominiumunits) over19,360square feet of ground floor commercial, and two-
and-a-halflevelsof semi-subterranean parking.The proposal requires approval of the
following:
x A General Plan Amendment to change the General Plan Designation of the property
from Commercialto Mixed-Use;
x A Zone Change to change to Zoning Designation of the property from C-2, General
Commercial to MU, Mixed-Use;
x A Conditional Use Permit to allow a mixed-use development, and to permit 9,540
square-feet of the ground floor commercial space to operate as restaurant space with
the option for alcoholic beverage service;
x Architectural Design Review;
x A Tentative Tract Map to subdivide the 37 residential units for condominium
purposes; and
x A Mitigated Negative Declaration under the California Environmental Quality Act
(CEQA).
It is recommended that the Planning Commission adopt Resolution No. 1950and
recommend approval of the project to the City Council.
Resolution No. 1950
GPA 15-01, ZC 15-01, ADR 14-23, CUP 15-02, TTM 73453
56 E. Duarte Road
November 10, 2015 – Page 2 of 22
BACKGROUND
The subject site is a corner lotthat fronts Duarte Road and First Avenue. The site iszoned
C-2, General Commercial and developed with an approximately 30,000 square-foot, two-
story fitness center and110-space surface parking lot (ArcadiaFitness Sports Club)
constructed in 1978.The subject site abuts a 25’ wide public alley to the south, and an
auto-repair and small retail building to the west,both zoned C-2. The properties
immediately south of the rear alley are zoned R-3, High Density Residential, and are
currently developed with a church and a two-story, six-unit residential condominium
complex. Vehicular access to the residential condominium development is to be via the
rear alley. The church does not have on-site parking. To the east of the subject site across
First Avenue is agas station, zoned C-2,and three single-family residential properties,
zoned R-1, each developed with a single residence. To the north across Duarte Road are
several one-story commercial buildings, zoned C-2.
On November 5, 2013,a study session was held before the City Council for consideration
of a potential four-story, mixed-use project with 75 senior housing units at the subject site.
It was the consensus of the City Council that thesize and scale of this proposal was too
intense for the site.On August 19, 2014, a study session was held before the City Council
for consideration of a potential three-story, mixed-use project with 41 residential units and
18,000 square-feet of ground floor commercial space. It was the consensus of the City
Council that they would be willing to consider revising the General Plan and Zoning
Designations to Mixed Use to allow a project of this approximate scale, provided the
developer enhance the architecture of the design. See Attachment No. 5 for a copy of the
study session minutesand the proposed design concept plans.The applicant formally
submitted the proposed project to the Development Services Department on November
18, 2014.
PROPOSAL
The proposedproject involves the
construction and operation of a three story
mixed-use building with two stories of
residential units (37condominiumunits)
over approximately 19,360square feet of
commercial space, with two-and-a-half
levelsof semi-subterranean parking.The
building height is 40feet with an additional 5
feet allowed for the parapet wall as an
architectural featureto screen the rooftop
mechanical equipment. The ground floor
commercial space will consist of 9,820
square-feet of retail space, and 9,540
square-feet of restaurant/café space. The property owner has received letters of intent
from Lohas Supermarket to occupy the 9,820 square-feet of retail space, from 85°C
Bakery to occupy5,080 square-feet of restaurant/café space, and from Limericks Tavern
Chop House to occupy 4,460 square-feet of restaurant/café space.
Resolution No. 1950
GPA 15-01, ZC 15-01, ADR 14-23, CUP 15-02, TTM 73453
56 E. Duarte Road
November 10, 2015 – Page 3 of 22
The two levels of residential units along Duarte Road and First Avenue are significantly
stepped-back from the ground floor commercial portion of the building. The residential
units at the rear of the building are organized around a central common courtyard patio.
The residential units range in size from a one-bedroom, 1,042 square-foot unit up to a four-
bedroom, 2,268 square-foot unit. The second floor residential units along both streets will
have large, private patio areas. The remainder of the residential units will have more
typically-sized private patios and balconies.
(Northeast corner, intersection of Duarte Rd. and First Ave.)
Vehicular access to the site is
provided off of Duarte Roadandviaa
rear alley accessed from First
Avenue and Santa Anita Avenue. As
a safety and traffic circulation
mitigation measure, the Duarte Road
entrance/exitwill be designated a
right-in/right-out only through the use
of a raised median/channelizing
island design.Left turns from the rear
alley onto First Avenue will be
permitted.
Resolution No. 1950
GPA 15-01, ZC 15-01, ADR 14-23, CUP 15-02, TTM 73453
56 E. Duarte Road
November 10, 2015 – Page 4 of 22
(Northwest corner, Duarte Rd. vehicular entrance/exit)
The project providesa total of 250parking spaces: 110 spaces on the ground floor and
mezzanine levels, and 140 spaces on one level of subterranean parking. The parking
requirement for the project is 239 spaces: 146 spaces for the commercial component and
93 spaces for the residential component. Parking on the ground floor and mezzanine
levels will be for commercial customer parking only. Employee and residential parking will
bereserved on the subterranean level. With a parking requirement of 239 spaces and 250
spaces provided, the project proposes a parking surplus of 11 spaces.
Southeast corner, intersection of First Ave. and rear alley)
Resolution No. 1950
GPA 15-01, ZC 15-01, ADR 14-23, CUP 15-02, TTM 73453
56 E. Duarte Road
November 10, 2015 – Page 5 of 22
Theproposed project requires the following actions/approvals:
1.General Plan Amendment – An amendment to revise the General Plan Designation
from C- Commercialto MU - Mixed Use.
2.Zone Change – A zone change to revise the zoning from C-2, General Commercial
toMU, Mixed Use.
3.Conditional Use Permit – As required by Arcadia zoning regulations, all mixed-use
projects require approval of a Conditional Use Permit(CUP).In addition, a CUP is
required for the restaurant/café spacesproposed on the ground floor, andto allow
the sale of alcoholic beverages for on-site consumption at the restaurants/cafésand
for sale for off-site consumption at the retail space.
4.Architectural Design Review – Architectural design review isto ensure that the
project is consistent with the City’s design guidelines.
5.Tentative Tract Map – Approval of a Tentative Tract Map is required to subdivide
the residential units for condominium purposes.
6.Adoption of the Initial Study and Mitigated Negative Declaration– TheInitial
Study and Mitigated Negative Declaration prepared for this project finds that with
mitigation measures the project will have less-than-significant impacts. The majority
of the mitigation measures are standard regulatory requirements for any project of
this size. Mitigationmeasures specific to this project have been added to address
traffic impactsand minimize construction noise and long-term noiseimpacts. Refer
to Section 6 of the Initial Studyand/or the conditions of approval nos. 15 – 34for the
project-specific mitigation measures.
ANALYSIS
General Plan Amendment and Zone Change
AGeneral Plan Amendment and Zone Change from Commercial to Mixed-Useis required
to allow a mixed-use projectat this location.The subject site is located within the First
Avenue and Duarte Road Land Use Focus Areaof the 2010 Arcadia General Plan. This
area, shown in the map below, was one of the six focus areas identified during the 2010
General Plan Update. The broad strategies outlined for the focus areas are as follows:
x Achieve more efficient or productive use of land resources;
x Encourage uses that would benefit the City through increased revenue, employment,
and/or housing opportunities;
x Incentivize innovative mixed-use projects;
x Enhance select commercial corridors; and
Resolution No. 1950
GPA 15-01, ZC 15-01, ADR 14-23, CUP 15-02, TTM 73453
56 E. Duarte Road
November 10, 2015 – Page 6 of 22
x Establish a vision for future land uses on properties that will experience significant
transition.
The vision for the First Avenue and Duarte Road Land Use Focus Areais to:
x Provide an economically vibrant neighborhood with a mix of residential and
commercial uses;
x Work to improve the pedestrian experience in this area; and
x Provide parking options (including alternative parking options along First Avenue), to
help improve safety and traffic flow.
Revising the General Plan and
Zoning Designations for the
subject site to Mixed-Use would
be consistent with the broad
strategies and vision outlined for
the First Avenue and Duarte
Road Land Use Focus Area.
Although notdirectly adjacent to
the other Mixed-Use properties
along First Avenue to the north,
aMixed-Use Designation for the
subject property would
nonetheless be consistent with
the focus area when viewed as
a whole. The R-3 zoning
designation of the properties to
the south of the site also
complements aresidential/
commercial project at the
subject site. The development
itself has been designed to
comply with all of the Zoning
requirements of the Mixed-Use
Zoning Designation. Approval of
a General Plan Amendment and
Zone Changeis subject to City
Council approval.
Resolution No. 1950
GPA 15-01, ZC 15-01, ADR 14-23, CUP 15-02, TTM 73453
56 E. Duarte Road
November 10, 2015 – Page 7 of 22
Conditional Use Permit and Tentative Tract Map
Approval ofa Conditional Use Permit is a requirementfor all mixed-use projects in the City
of Arcadia. A CUP is also requiredforthe restaurant/café uses, and to allow alcoholic
beverage service for on-site consumption at the restaurant/café uses, and to allow the
retail use (supermarket) to sell alcoholic beverages for off-site consumption. All of the
commercial uses are located at the north half of the property along Duarte Road, away
from the nearby residential properties. As such, any resulting noise will not be impactful to
these properties. As a condition of approval for this project, staff is recommending that
outdoor seating along First Avenue shall be restricted to the area directly adjacent to the
commercial space itself, and shall not extendto the southin front of the parking structure.
An additional condition of approval for the project willrestrict the delivery hours for the
commercial uses to between the hours of 7:00 a.m. to10:00 p.m.
The proposal for the 37 residential condominium units requires thatthey be subdivided
through the Tentative Tract Mapprocess – see Attachment No. 3forthe Tentative Tract
Map. The proposed subdivision complies with the subdivisionregulations of the Arcadia
Municipal Code and the State Subdivision Map Act, and willnot violate any requirements
of the California Regional Water Quality Control Board.
Architectural Design
The project is contemporary in style and designed withhighcommercialceilings on the
ground floor, and typical 9’-6” ceilings on the two residential levelswith an additional 1’-0”
between floors to allow for interior mechanical and plumbing equipment.The building
fronts the north property line alongDuarte Road in accordance withthe City’s Design
Guidelines, and also features a largecentral plaza to break up the mass of the structure. A
10’-0”setback is provided along First Avenue, which will be utilizedfor outdoor patio
seating and landscaping.A 15’-0”setback is provided from the rear alley, and a setback
ranging from 41’-9” to 48’-11” is provided from the west property line to accommodate the
two-way driveway.
Significant articulationof the upper half of the buildingis provided by stepping back the
residential levels from the ground floor between 12’-0” and 16’-0”along the Duarte Road
frontage, 15’-0”along
the First Avenue
frontage, and 10’-0”at
therear of the building.
A large residential
courtyard garden at the
back half of the building
provides additional
modulation of the
building mass as
viewed from the south.
As viewed from the
east and west, the
north portion of building
Resolution No. 1950
GPA 15-01, ZC 15-01, ADR 14-23, CUP 15-02, TTM 73453
56 E. Duarte Road
November 10, 2015 – Page 8 of 22
is divided from the south portion of the building at the residential levels, providing a
substantial break in the massing along the sides of the building. The large central plaza
along Duarte Road provides a similar break in the massingas viewed from the north.
The project is 40’-0” in height as measured from the Duarte Road grade level, with an
additional 5’-0” tall parapet wall to extend above the upper level to provide a screenforthe
rooftop mechanical equipment. The ground floor will be 16’-8” highas measured from
grade along Duarte Road to the finish floor level of thesecond-story residential units,and
increasesin height to20’-0” as measured from the rear alley elevation due to the natural
north to south street grade. The ground floor walls will extend anadditional 3’-6” above
this height to provide a railing for the second floor patios. The second and third floorswill
extend10’-6”in heightas measured from floor tofloor. A 5’-0” high parapet wall extends
above the upper level and provides a screen for rooftop mechanical equipment. The
height is in compliance with the height limit forthe MU Zone, which is three stories and 40
feet, plus a 10-foot height allowance for rooftop equipment or appurtenances.
The exterior of the ground floor commercial areas features brown-colored, 4” Norman
Bronzestone brick veneerclad walls, powder coated gray recessed aluminum front glass
windows and doorways, and gray metal awnings. The brick clad walls transition to a
combination of brick and scored stucco colored to match the brick veneer along the sides
and rear of the ground floor level. The residential levels have been designed to purposely
appear distinct from the ground floor commercial and parking levels, yet also be
complementaryin color and architectural style.Acombination of stucco and Hardie board
siding is used for the exteriorwalls of the residential units, along with gray aluminum
windowsand contemporary glass guardrails for the third floor balconies. A variety of
muted colors are proposed for the residential facades to provide visual interest to these
areas. As a condition of approval, staff is recommending that the gray stucco molding
currently proposedabove the commercial level be revised to either a precast concrete
molding or adecorative brick cap to match the brick veneer material of the ground floor.
With this revision, staff is in favor of the architectural design of the building as proposed.
New substantial landscaping is proposed along the perimeter of the property, including
significant planters between the parking structure and First Avenue, and between the
parkingstructure and the rear alley. Additional landscaping, decorative pavers, and
outdoor seatingareproposed within the ground floor plaza area, and at the south
perimeter of the mezzanine parking level. Substantial landscaping is also proposed on the
second-floor residential level, which includes 138, 36-inch sweet bay trees in pots within
the private and common patio areas.
ParkingandTraffic
The project will provide a total of 250 parking spaces: 110 spaces on the ground floor and
mezzanine levels, and 140 spaces on one level of subterranean parking. The parking
requirement for the project is 239 spaces: 146 spaces for the commercial component and
93 spaces for the residential component. Parking on the ground floor and mezzanine
levels will be for commercial customer parking only. Employeeand residential parking will
bereserved on the subterranean level. With a parking requirement of 239 spaces and 250
spaces provided, the project proposes a parking surplus of 11 spaces.
Resolution No. 1950
GPA 15-01, ZC 15-01, ADR 14-23, CUP 15-02, TTM 73453
56 E. Duarte Road
November 10, 2015 – Page 9 of 22
A traffic impact study was prepared to evaluate the potential impacts of the traffic
generated by the proposed mixed use project.The study included an analysis of 12 nearby
intersections and eight roadway segmentsas depicted on the following maps:
(Intersections Analyzed)
(Roadway Segments Analyzed, shown in Blue)
Resolution No. 1950
GPA 15-01, ZC 15-01, ADR 14-23, CUP 15-02, TTM 73453
56 E. Duarte Road
November 10, 2015 – Page 10of 22
The proposed project is expected to generate 336net new vehicle trips during the AM
peak hour (i.e., the busiest 60minutes between 7:00 AM and9:00 AM) and 134net new
trips during the PMpeak hour (i.e., the busiest 60 minutes between 4:00 PM and6:00
PM).Thetraffic impact study concluded that the increased trips are not projected toresult
in any significant traffic impacts to the nearbyintersectionsor roadway segments. The
City Engineer has reviewed the traffic impact study and is in agreement with the
conclusions. The traffic impact study recommends that theDuarte Road entrance/exit be
restricted to a right-in/right-out only. This is required as a condition of approval for the
project.
ENVIRONMENTAL ASSESSMENT
Pursuant to the provisions of the California Environmental Quality Act (CEQA), the
Development Services Department prepared anInitial Study/Mitigated Negative
Declaration (IS/MND) for the proposed project(refer to Attachment No. 6). The project with
the proposed mitigation measures will have less-than-significant impacts.A detailed review
isincluded in the IS/MND. The mitigation measures and regulatory requirements have
been added as conditions of approvalnos. 15 – 34for the project.
The majority of the mitigation measures are standard regulatory requirementsfor any
project of this size. Mitigation measures specific to this project have been addedto
address traffic circulation and noise impacts to adjacent propertiesas listed below:
Traffic
x The project driveway on Duarte Road shall be restricted to right-in/right-out.
Noise
x Prior to issuance of grading and building permits for each phase of the project, the
developer shall prepare a Construction Noise Control Plan and will submit the plan to
the City Building Official, or designee for review and approval.The Noise Control Plan
shall include various noise mitigation measures to minimize construction noise on
adjacent residential properties (refer to Section 6 of the Initial Study for a detailed list
of mitigation measures).
x Prior to issuance of a building permit for each phase, the developer shall demonstrate
to the City Building Official, or designee that roof-mounted air conditioning units have
been placed as farfrom the south property boundary as practical to minimize long-
term noise impacts from AC units on adjacent residential properties. As anadditional
noise mitigation measure, it isrecommended thata condition of approval requiring
any AC units placed within 75 feet of the south property boundary be enclosed at the
south, west, and east sides by noise reducing screen walls.
x Signs shall be posted at all loading and unloading docks prohibiting deliveries to the
onsite commercial uses outside of the hours of 7:00 a.m. to10:00 p.m. This
requirement will be included in the project’s Conditional Use Permit which may be
revoked if posted delivery hours are not followed.
Resolution No. 1950
GPA 15-01, ZC 15-01, ADR 14-23, CUP 15-02, TTM 73453
56 E. Duarte Road
November 10, 2015 – Page 11of 22
Refer to Section 6 of theIS/MNDand/or the conditions of approval section of this staff
report for afulllist of environmental mitigation measures.
PUBLIC NOTICE/COMMENTS
On October 5, 2015, the developer sentnotification of the proposed projectto the
surrounding residents,and made the notice available to the members of the existing health
club – see Attachment No. 4.
Public hearing notices for this item were mailed
on October 6, 2015, to the property owners and
tenants of those properties that are located
within 300 feet of the subject property. Pursuant
to the provisions of the California Environmental
Quality Act (CEQA), the public hearing notice
was published in the Arcadia Weekly on October
8, 2015, including the Notice of Intent to Adopt
the Mitigated Negative Declaration, which was
also filed with the Los Angeles County
Recorder’s Office for the required 30-day
posting on October 6, 2015.
In accordance with Section 21091 of the
California Environmental Quality Act (CEQA)
and Section 15073 of the CEQA Guidelines, the
Draft Initial Study/Mitigated Negative Declaration
(IS/MND) was circulated for public review and comments for 30days fromOctober 6 to
November 5,2015. These documents were made available at Arcadia City Hall and at the
Arcadia Public Library. During this time period, public agencies, organizations, and the
public in general were afforded the opportunity to review the Draft IS/MND, and submit
written comments regarding the documents and the proposed project.
Written commentswere received from the Los Angeles County Metropolitan
Transportation Authority (MTA), the California Department of Fish and Wildlife, the
California Department of Transportation (Caltrans), and the Los Angeles County Sanitation
Districts – see Attachment No. 4. These comments will beaddressed and responded to in
accordance withthe California Environmental Quality Act (CEQA) prior to theprojectbeing
presented tothe City Council.
Oneletter was received from a concernedneighbor aboutthe potential negative impacts
due to the scaleand density of the design, the trafficandparking, and the types of
businesses that will occupy the commercialspaces.The neighbor suggests a smaller
project, or a residential-only project, with no underground parking – see Attachment No. 4.
As of November 6, 2015, noadditional comments were received for this project.
Resolution No. 1950
GPA 15-01, ZC 15-01, ADR 14-23, CUP 15-02, TTM 73453
56 E. Duarte Road
November 10, 2015 – Page 12of 22
RECOMMENDATION
It is recommended that the Planning Commission adopt Resolution No. 1950 forwarding a
recommendation to the City Council to approvethe project, applications, and Mitigated
Negative Declaration, subject to the following conditions of approval:
1.The commercialuses shall not be open for business more than twenty (20) hours per
day, nor anytime between 1:00 a.m. and 5:00 a.m.; otherwise a separate Conditional
Use Permit shall be required.
2.Storage of bikes, toys, laundry, clothing, or any other types of storage is prohibited on
any balcony or private patio area when said items are visiblefrom anypublic right-of-
way. This requirement shall be included in the tenant lease agreements.
3.Outdoor seating along First Avenue shall be restricted to the area directly adjacent to
the commercial space itself, and shall not extend in front of the parking structure.
4.On the final construction drawings, the gray stucco molding above the commercial
level shall be revised to either a precast concrete molding or a decorative brick cap to
match the brick veneer material of the ground floor, subject to the review and
approval of the Community Development Administrator, or designee.
5.The delivery hours for the commercial uses shall be limited to between 7 a.m. to 10
p.m., seven days a week.
6.Rooftop air conditioning units placed within 75 feet of the south property boundary
shall beenclosed at the south, west, and east sides by noise reducing screenwalls,
subject to the review and approval of the Community Development Administrator, or
designee.
7.The applicant/property owner shall pay the cost in its entirety for an independent
contract planner/inspector to assist the City with the monitoring and reporting ofthe
required mitigation measuresoutlined in the Mitigated Negative Declaration. The
scope of work and selection of the contract planner/inspector shall be determined by
the Development Services Department, and an agreement to engage and pay for the
contract planner/inspector shall be executedprior to issuance of any building permits.
8.The applicant/property owner shall comply with all City requirements regarding
building safety, fire prevention, detection, suppression, emergency access, public
right-of-way improvements, parking, water supply and water facilities, sewer facilities,
trash reduction and recycling requirements, and National Pollutant Discharge
Elimination System (NPDES) measures to the satisfaction of the Building Official, Fire
Marshal, Public Works Services Director and Development Services Director, or their
designees. Compliance with these requirements is to be determined by having fully
detailed construction plans submitted for plan check review and approval by the
foregoing City officials and employees, and shall include, but shall not be limited to
the following:
Resolution No. 1950
GPA 15-01, ZC 15-01, ADR 14-23, CUP 15-02, TTM 73453
56 E. Duarte Road
November 10, 2015 – Page 13of 22
a.The Owner/Applicant will be required to pay a $125 map fee/final approval fee
prior to approval of the Tract Map.
b.Prior to approval of the Tract Map, submit a separate demolition and erosion
control plan prepared by a registered civil engineer subject to the approval of the
City Engineer, or designee.
c. Prior to approval of the Tract Map and/or issuance of a Certificate of Occupancy
for any portion of the building, the Owner/Applicant shall either construct or post
security for all public improvements to be shown on Tentative Map 73453, and
the following item(s):
x The Owner/Applicant shall remove and replace the existing sidewalk, curb
and gutter along the property frontage of Duarte Road and First Avenue.
x The Owner/Applicant shall remove and replace the existing driveway
approaches along the entire property frontageson Duarte Road and First
Avenue as well as the alley approach on First Avenue.
x The Owner/Applicant shall reconstruct the curb ramp at the corner of Duarte
Road and First Avenueto meet current ADA/accessibilitystandards.
x The Owner/Applicant shall remove and replace the existing asphalt alley and
concrete ribbon gutter to the south of the parcel per City Standard from
Property Line to Property Line.
x The Owner/Applicant shall identify on the Tract Map the relocation of any
existing power poles.
d.The Owner/Applicant shall submit a Grading Plan prepared by a registered civil
engineer subject to the approval of the City Engineer, ordesigneeprior to
issuance of a building permit.
e.The Owner/Applicant shall permanently restrict the access at the project driveway
on Duarte Road to a right-in/right-out driveway in accordance with the
recommended circulation improvements identified in the Traffic Impact Analysis
prepared by LSA Associates, Inc., dated September 2015.
f.The Owner/Applicant shall designate the property frontage along Duarte Road as
a, “No Parking Zone.”
g.The Owner/Applicant shall submit a Standard Urban Stormwater Mitigation Plan
in compliance with the City’s Low Impact Development Ordinance, subject to the
approval of the City Engineer, ordesigneeprior to the issuance of a building
permit.
h.The Developer shall provide calculations to determine the maximumdomestic
demand, maximum commercial demand, and maximum firedemand in order to
verify the required water service size.
Resolution No. 1950
GPA 15-01, ZC 15-01, ADR 14-23, CUP 15-02, TTM 73453
56 E. Duarte Road
November 10, 2015 – Page 14of 22
i.The Developer shall provide separate water services and meters forthe
residential, commercial, irrigation and fire services.
j.Domestic waterservice for the residential condominiums shall be provided bya
common master meter installed within the public right-of-way.
k. All fire services shallbe isolated from domestic water services with approved
backflowprevention devices.
l.A Water Meter Permit Application shall be submitted to the Public Works
Services Department and approved by the Public Works Services Director, or
designee prior to final plan check approval.
m.New water service installations shall be by the Developer. Installationsshallbe
according to the specifications of the Public Works ServicesDepartment,
Engineering Section. Abandonment of existing waterservices, if necessary, shall
be by the Developer, according to PublicWorks Services Department,
Engineering Section specifications.
n. Connection to the15" sewer, owned by the Sanitation Districts of Los Angeles
County, in the First Avenue right-of-way shall require approval from the Sanitation
Districts of Los Angeles County and anencroachment permit from the City.
o.Existing palm trees in the parkway on Duarte Road and First Avenueshall
remain.The Owner/Applicant shall remove the second tree southof Duarte
Road on First Avenue with a permit from the Public WorksServices Department
and replace it with one 24" box Queen Palm.
p.The project is subject to the State Water Resources Control Board'sNPDES
General Construction Permit requirements. The Owner/Applicant shall submit a
Notice of Intent along with applicable fees to the State of California and shall
prepare a Stormwater Pollution Prevention Plan. The City will not issue a grading
permit until a Waste Discharge ID Number is furnished by the Owner/Applicant
for this project.
q.The project is subject to City of ArcadiaIndustrial Waste requirements. Prior to
issuance of a building permit, the Owner/Applicant shall submit two sets of
plumbing plansto the Public Works Services Department for their review and
approval. Grease Interceptors shall berequired for all restaurant/café uses.
r.The design of the project shall comply with the applicable California Residential
Code and the City of Arcadia Construction Standards to the satisfaction of the
City Building Official or designee. Detailed shoring plans shall be submitted to
Building Services for review during the plan check process.
s. All areas shall be fire sprinklered. The sprinkler systems servingcommercial
areas and residential areas shall be segregated.The fire sprinkler system shall
be monitored by a UL listed central station.Notification appliances shall be
provided in all common areas andresidential areas.
Resolution No. 1950
GPA 15-01, ZC 15-01, ADR 14-23, CUP 15-02, TTM 73453
56 E. Duarte Road
November 10, 2015 – Page 15of 22
t.Class I standpipes shall be provided inside stairwells 1, 2, and 3 on alllevels
including the roof.Minimum 2A:1 OBC fire extinguishers shall be provided in all
commercial/parking areas, and on the exterior of the ground floor of the
residential areas. Maximum travel distance to any extinguisher shall be 75feet.
u.Two new fire hydrants shall be provided adjacent to the project at the south side
of Duarte Road, and two new fire hydrants shall be provided at the west side of
First Avenue.
v.AKnox boxes shall be provided adjacent to the Lobby area and outsidestairwells
1 and 3 with keys to all common areas and to the commercial units.Any
automatic gates used in parking areas shall be equipped with a Knoxswitch.
9.Awater-efficient landscape and irrigation plan shall be submitted forplan check to
Building Services. The plans shall include irrigation from the project site to
landscaping within the public rights-of-way.
10.An exterior lighting and parking structure lighting plan and photometric study showing
that light and glare will not exceed one foot-candle at any property line, shall be
submitted to Planning Services for review and approval prior to issuance of a building
permit. The approved lighting shall be installed prior to final inspection approval and
occupancy.
11.Satellite dishes shall not be placed where they are visible from public rights-of-way.
This requirement shall be included in the applicant’s tenant lease agreements.
12.The property owner/applicant shall provide trash collection services as often as
necessary to ensure that there is no buildup of trash on the site or within the building.
Trash placement outside of an authorized trash container is prohibited. Storage of
trash bins or trash or recycling containers outside ofthe building for more than 18
hours is prohibited.
13.The applicant shall defend, indemnify, and hold harmless the City of Arcadia and its
officials, officers, employees, and agents from and against any claim, action, or
proceeding against the City of Arcadia, its officials, officers, employees or agents to
attack, set aside, void, or annul any approval or conditional approval of the City of
Arcadia concerning this project and/or land use decision, including but not limited to
any approval or conditional approval of the City Council, Planning Commission,
Modification Committee, or City Staff, which action is brought within the time period
provided for in Government Code Section 66499.37 or other provision of law
applicable to this project or decision. The City shall promptly notify the applicant of
any claim, action, or proceeding concerning the project and/or land use decision and
the City shall cooperate fully in the defense of the matter. The City reserves the right,
at its own option, to choose its own attorney to represent the City, its officials, officers,
employees, and agents in the defense of the matter.
14.Approval of GPA 15-01, ZC 15-01, ADR 14-23, CUP 15-02, TTM 73453shall not be
of effect unless on or before 30 calendar days after approval of this project, the
Resolution No. 1950
GPA 15-01, ZC 15-01, ADR 14-23, CUP 15-02, TTM 73453
56 E. Duarte Road
November 10, 2015 – Page 16of 22
property owner/applicant has executed and filed with the Community Development
Administrator or designee an Acceptance Form available from the Development
Services Department to indicate awareness and acceptance of these conditions of
approval.
Mitigation Measures, Project Design Features and Regulatory Requirements as
Conditions of Approval - The following conditions are found in the Mitigation Monitoring
and Reporting Program (MMRP). They are recorded here to facilitate review and
implementation.
15.AES-1Prior to issuance of a building permit, the applicant shall demonstrate that all
project windows are glazed or otherwise treated to minimize glare on surrounding
roads and properties, to the satisfaction of the Development Services Director or
designee.
16.BIO-1Construction in either phase should not occur during the local nesting season
(estimated February 1 to July 15). If any construction occurs during the nesting
season, a nesting bird survey shall be conducted by a qualified biologist prior to the
issuance of a grading permit or removal of any large trees on the existing property. If
the biologist determines that nesting birds are present, an area of 100 feet shall be
marked off around the nest and no construction activity can occur in that area during
nesting activities. Grading and/or construction may resume in this area when a
qualified biologist has determined the nest is no longer occupied and all juveniles
have fledged. This measure shall be implemented to the satisfaction of the City
Planning Services.
17.CUL-1If archaeological resources are discovered during project grading, work shall
be halted in that area until a qualified archaeologist can be retained by the developer
to assess the significance of the find. The project archaeologist shall observe the
remaining earthmoving activities at the project site consistent with Public Resources
Code Section 21083.2(b), (c), and (d). The monitor shall be equipped to record and
salvage cultural resources that may be unearthed during grading activities. The
monitor shall be empowered to temporarily halt or divert grading equipment to allow
recording and removal of the unearthed resources.
18.CUL-2If paleontological resources (fossils) are discovered during project grading,
work will be halted in thatarea until a qualified paleontologist can be retained to
assess the significance of the find. The project paleontologist shall monitor remaining
earthmoving activities at the project site and shall be equipped to record and salvage
fossil resources that may be unearthed during grading activities. The paleontologist
shall be empowered to temporarily halt or divert grading equipment to allow recording
and removal of the unearthed resources. Any fossils found shall be evaluated in
accordance with the CEQA Guidelines and offered for curation at an accredited
facility approved by the City of Arcadia. Once grading activities have ceased or the
paleontologist determines that monitoring is no longer necessary, monitoring activities
shall be discontinued. This measure may be combined with CUL-1 at the discretion of
the City Planning Services.
Resolution No. 1950
GPA 15-01, ZC 15-01, ADR 14-23, CUP 15-02, TTM 73453
56 E. Duarte Road
November 10, 2015 – Page 17of 22
19.CUL-3In the event of an accidental discovery or recognition of any human remains,
California State Health and Safety Code § 7050.5 dictates that no further disturbance
shall occur until the County Coroner has made the necessary findings as to origin and
disposition pursuant to CEQA regulations and PRC § 5097.98. If human remains are
found, the LA County Coroner’s office shall be contacted to determine if the remains
are recent or of Native Americansignificance. Prior to issuance of a grading permit,
the developer shall include a note to this effect on the grading plans for the project.
20.GHG-1To ensure that the proposed project complies with and would not conflict with
or impedethe implementation of reduction goals identified in Assembly Bill 32, the
Governor’s Executive Order S-3-05, and other strategies to help reduce greenhouse
gases (GHGs) to the level proposed by the Governor, the project will implement a
variety of measures that will reduce its GHG emissions. To the extent feasible, and to
the satisfaction of the City of Arcadia, the following measures will be incorporated into
the design and construction of the project (including specific building projects):
Construction and Building Materials. Divert at least 50 percent of the demolished
and/or grubbed construction materials (including, but not limited to, soil, vegetation,
concrete, lumber, metal, and cardboard).
Energy Efficiency Measures. Design all project buildings to exceed the California
Building Code Title 24 energy standard by 10 percent, such as by installing energy-
efficient heating and cooling systems, appliances and equipment, and control
systems.
Water Conservation and Efficiency Measures. Devise a comprehensive water
conservation strategy appropriate for the project and its location. The strategy may
include the following, plus other innovative measures that may be appropriate:
x Create water-efficient landscapes within the development.
x Install water-efficientirrigation systems and devices, such as soil moisture-based
irrigation controls.
x Restrict watering methods (e.g., prohibit systems that apply water to non-
vegetated surfaces) and control runoff.
21.HAZ-1During grading of the project site, including the subterranean parking
structure, a hazardous waste monitor shall be present to determine if onsite soils
contain contamination from local sources. If contamination is observed, the monitor
shall be empowered to halt work in that area to determine the nature andextent of
contamination. The monitor shall make arrangements as appropriate to safely
remediate any contaminated materials including disposal by a certified contractor at
an approved landfill. If no contamination is found, the monitor shall file a brief report
with the City within 30 days of the completion of grading. This measure shall be
implemented to the satisfaction of the City Planning Services.
Resolution No. 1950
GPA 15-01, ZC 15-01, ADR 14-23, CUP 15-02, TTM 73453
56 E. Duarte Road
November 10, 2015 – Page 18of 22
22.HYD-1Prior to issuance of a grading permit, the developer shall file a Notice of Intent
(NOI) with the State Water Resource Control Board to be covered under the National
Pollutant Discharge Elimination System (NPDES) General Construction Permit for
discharge of storm water associated with construction activities. The project
developer shall submit to the City the Waste Discharge Identification Number issued
by the State Water Resource Control Board (SWRCB) as proof that the project’s NOI
is to be covered by the GeneralConstruction Permit and has been filed with the
SWRCB. This measure shall be implemented to the satisfaction of the City Engineer,
ordesignee.
23.HYD-2Prior to issuance of a grading permit, the developer shall submit to the State
Water Resource Control Board (SWRCB) and receive approval for a project-specific
Storm Water Pollution Prevention Plan (SWPPP). The SWPPP shall include a
surface water control plan and Erosion and Sediment Control Plan citing specific
measures to control on-site and off-site erosion during the entire grading and
construction period. In addition, the SWPPP shall emphasizestructural and
nonstructural best management practices (BMPs) to control sediment and non-visible
discharges from the site. BMPs to be implemented may include (but shall not be
limited to) the following:
x Potential sediment discharges from the site may becontrolled by the following:
sandbags, silt fences, straw wattles, fiber rolls, a temporary debris basin (if
deemed necessary), and other discharge control devices. The construction and
condition of the BMPs are to be periodically inspected by theState Water
ResourcesControl Boardduring construction, and repairs are tobe made as
required.
x Area drains within the construction area must be provided with inlet protection.
Minimum standards are sandbag barriers, or two layers of sandbags with filter
fabricover the grate, properly designed standpipes, or other measures as
appropriate.
x Materials that have the potential to contribute non-visible pollutants to storm water
must not be placed in drainage ways and must be placed in temporary storage
containment areas.
x All loose soil, silt, clay, sand, debris, and other earthen material shall be controlled
to eliminate discharge from the site. Temporary soil stabilization measures to be
considered include: covering disturbed areas with mulch, temporary seeding, soil
stabilizing binders, fiber rolls or blankets, temporary vegetation, and permanent
seeding. Stockpiles shall be surrounded by silt fences and covered with plastic
tarps.
x Implement good housekeeping practices such as creating a waste collection area,
putting lids on waste and material containers, and cleaning up spills immediately.
x The SWPPP shall include inspection forms for routine monitoring of the site during
the construction phase.
Resolution No. 1950
GPA 15-01, ZC 15-01, ADR 14-23, CUP 15-02, TTM 73453
56 E. Duarte Road
November 10, 2015 – Page 19of 22
x Additional required BMPs and erosion control measures shall be documented in
the SWPPP.
x The SWPPP is tobe kept on site for the duration of project construction and shall
be available to the State Water Resource Control Board for inspection. The
developer and/or construction contractor shall be responsible for performing and
documenting the application of BMPs identified in the project-specific SWPPP.
Regular inspections shall be performed on sediment control measures called for in
the SWPPP. Monthly reports shall bemaintained and available for City inspection.
An inspection log shall be maintained for the project and shall be available at the
site for review by the City and the State Water Resource Control Board as
appropriate.
24.HYD-3Prior to issuance of a grading permit, the applicant shall prepare a Low Impact
Development (LID) Plan and the site plans shall illustrate the various long-term water
quality control features to be installed on this project consistent with the City’s LID
Ordinance as codified in the City’s Municipal Code (MC) Section 8, Stormwater
Management and Discharge Control, Sections 7810-7840. The LID Plan and site
development plans shall incorporate the following Best Management Practices
(BMPs) as outlined in MC Sections 7823 and 7828 as appropriate to control pollutant
runoff and to reduce impacts to water quality to the maximum extent practicable:
x Divert roof runoff to landscaped areas before discharge.
x Divert surface flow to landscaped areas.
x Maximize permeable areas and minimize impermeable areas per City MC Section
7828(B).
x Retain stormwaterrunoff onsite per City MC Section 7828(C).
x Provide biofiltration or other appropriate onsite treatment for runoff that cannot be
retained onsite per City MC Section 7828(C).
x Maximize interception and water conservation by planting native and/or drought-
tolerant plants.
x Install an irrigation system and provide landscape maintenance to minimize water
runoff.
x Provide regular mechanical sweeping of private streets and parking lots.
x Provide regular drainage facility inspection and maintenance per City LID
guidelines. This measure shall be implemented to the satisfaction of the City
Engineer, City Public Works Services Department, and City Planning Services as
appropriate, consistent with the City’s LID Ordinance.
Resolution No. 1950
GPA 15-01, ZC 15-01, ADR 14-23, CUP 15-02, TTM 73453
56 E. Duarte Road
November 10, 2015 – Page 20of 22
25.HYD-4Prior to occupancy permit, the developer shall install an emergency sump-
pump in the basement of the project. This sump-pump shall include an emergency
generator or backup battery in case of power outages. The installation of the sump-
pump shall be completed to the satisfaction of the City Engineer, or designee.
26.NOI-1Prior to issuance of grading and building permits for each phase of the project,
the developer shall prepare a Construction Noise Control Plan and will submit the
plantothe City for review and approval. The plan shall include but will not be limited
to the following:
x During all project site excavation and grading on site, the project contractors shall
equip all construction equipment, fixed or mobile, with properly operating and
maintained mufflers consistent with manufacturers’ standards.
x The project contractor shall place all stationary construction equipment so that
emitted noise is directed away from sensitive receptors nearest the project site.
x The construction contractor shall locate equipment staging in areas that will create
the greatest distance between construction-related noise sources and noise-
sensitive receptors nearest the project site during all project construction.
x Temporary construction barriers with a minimum height of 8 feet shall be placed
along the project’s southern and eastern property line during project construction.
x During all project site construction, the construction contractor shall limit all
construction-related activities, including maintenance of construction equipment
and the staging of haul trucks, to between the hours of 7:00 a.m. to 6:00 p.m.
Monday through Friday and 8:00 a.m. to 5:00 p.m. on Saturday. No construction is
permitted on Sundays and government code holidays.
x Prior to issuance of a grading or building permit, the developer shall prepare a
haul route and staging plan for trucks hauling earth or construction materials from
the project site to where this material will be disposed. The plan shall be reviewed
and approved by the Arcadia Engineering Services before a grading or building
permit is issued by the City. To the extent feasible, haul routes and truck staging
areas shall not pass sensitive land uses or residential dwellings.
x The developer shall mail written notification to residential occupants within 300
feet of the project site at least 72 hours prior to initiation of demolition, grading,
and excavation activities. This notification shall include a rendering of the project;
a project description; the allowable construction hours; the duration of various
demolition and construction activities; a description of noise reduction
measures/requirements; a name and telephone number for local residents to call
to submit complaints associated with construction noise. The notification shall be
reviewed and approved by Planning Services prior to being mailed. In addition, a
16 square-foot developer-contractor sign with this information shall be posted on-
site at both the Duarte Road frontage and at the First Avenue frontage.
Resolution No. 1950
GPA 15-01, ZC 15-01, ADR 14-23, CUP 15-02, TTM 73453
56 E. Duarte Road
November 10, 2015 – Page 21of 22
27.NOI-2Prior to the issuance of building permit for each phase, the developer shall
demonstrate that all frontline bedrooms and living rooms along Duarte Road and First
Avenue shall have air-conditioning to minimize noise impacts from Duarte Road and
First Avenue.
28.NOI-3Prior to issuance of occupancy permits windows with sound transmission class
30 or higher shall be installed for bedrooms and living rooms along and within 50 feet
of the Duarte Road right-of-way.
29.NOI-4Prior to issuance of a building permit for each phase, the developer shall
demonstrate that roof-mounted air conditioning units have been placed as farfrom
the south property boundary as practical to minimize long-term noise impacts from
AC units on adjacent residential units.
30.NOI-5A Disclosure Statement shall be provided to future tenants or owners of the
dwelling units on Duarte Road prior to the lease or purchase of these dwelling units.
The Disclosure Statement shall state that due to the mixed use nature of the site,
outdoor living areas such as balconies associated with these dwelling units that are
directly fronting and exposed to traffic along Duarte Road would be exposed to
excessive traffic noise levels.
31.NOI-6Signs shall be posted at all loading and unloading docks prohibiting deliveries
to the onsite commercial uses outside of the daytime hoursof 7:00 a.m. to10:00 p.m.
This requirement will be included in the project’s conditional use permit which may be
revoked if posted delivery hours are not followed.
32.TRA-1Prior to issuance of a grading permit, the developer shall prepare a haul route
plan for trucks hauling earth or construction materials from the project site to where
this material will be disposed. The plan shall be reviewed and approved by the
Arcadia Engineering Services before a grading or building permit is issued by the
City, and the City has the ability to limit any hauling activity to off-peak hours.
33.TRA-2The developer shall notify the City a minimum of seven (7) days prior to the
beginning of any earth moving and or truck hauling activities on the site. The City
shall assess the roadway conditions along the haul route and the developer shall be
responsible for any damages caused to the route during the hauling activities. The
developer shall be responsible for repairing any damages identified by the City prior
to occupancy of any part of the project.
34.TRA-3Prior to issuance of an occupancy permit, the developer shall be responsible
for installing or causing the following circulation improvementto be constructedto the
satisfaction of the City Engineer, or designee:
x Project Driveway 1/Duarte Road: Restrict access at the project driveway on
Duarte Road toa right-in/right-out driveway.
Resolution No. 1950
GPA 15-01, ZC 15-01, ADR 14-23, CUP 15-02, TTM 73453
56 E. Duarte Road
November 10, 2015 – Page 22of 22
PLANNING COMMISSION ACTION
Recommendation for Approval
If the Planning Commission intends to recommend approvalof the proposed projectto the
City Council, the Commission should approve a motionto recommend approval of General
Plan Amendment No. GPA 15-01, Zone Change No. ZC 15-01, Architectural Design
Review No. ADR 14-23, Conditional Use Permit No. CUP 15-02, Tentative Tract Map No.
TTM 73433, and the Mitigated Negative Declaration, andstating that the proposal satisfies
the requisite findings, and adopt the attached Resolution No. 1950that incorporates the
requisite environmental documents, findings,and the conditions of approval as presented
in this staff report, or as modified by the Commission.
Recommendation for Denial
If the Planning Commission intends to recommend denialof the proposed projectto the
City Council,the Commission should approve a motionthat recommendsdenial ofGeneral
Plan Amendment No. GPA 15-01, Zone Change No. ZC 15-01, Architectural Design
Review No. ADR 14-23, Conditional Use Permit No. CUP 15-02, Tentative Tract Map No.
TTM 73433,and/or the Mitigated Negative Declaration, and statingthe finding(s) that the
proposal does not satisfy with reasons based on the record, and direct staff to prepare a
resolution for adoption at the next meeting that incorporates the Commission’s
recommendation, findings, and comments
If any Planning Commissioner, or other interested party has any questions or comments
regarding this matter prior to the November 10, 2015, Planning Commission meeting,
please contact Management Analyst, Tim Schwehr by calling (626) 574-5409, or by email
to TSchwehr@ArcadiaCA.gov.
Approved:
Attachment No. 1:Resolution No. 1950
Attachment No. 2:Aerial Photo with Zoning Information & Photos of Subject Property and
Vicinity
Attachment No. 3:Architectural Plans,Renderings,and Tentative Tract Map
Attachment No. 4:Public & Agency Comments,and Notification Letter by Applicant
Attachment No. 5:Study Session Minutes&Design Concept Plans; November 5, 2013&
August 19, 2014
Attachment No. 6: Draft Initial Study/Mitigated Negative Declaration(IS/MND)dated
September 2015
Link to IS/MND Technical Studies:
https://www.dropbox.com/sh/03fizalmmcsruyd/AACvWl3_elLjngjQrTQlarQqa?dl=0
Attachment No. 1
Attachment No.1
Resolution No. 1950
RESOLUTION NO. 1950
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ARCADIA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL
APPROVAL OF GENERAL PLAN AMENDMENT NO. GPA 15-01, ZONE
CHANGE NO. ZC 15-01, ARCHITECTURAL DESIGN REVIEW NO. ADR
14-23, CONDITIONAL USE PERMIT NO. CUP 15-02, TENTATIVE
TRACT MAP NO. TTM 73453, AND A MITIGATED NEGATIVE
DECLARATION UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY
ACT (CEQA) FOR A THREE-STORY, MIXED-USE DEVELOPMENT AT
56 E. DUARTE ROAD
WHEREAS, on November 18, 2014, an application was filed by James Chou on
behalf of Pacific Plaza Arcadia, LLC, for the design review of a three-story mixed-use
commercial-residential project at 56 E. Duarte Road, Development Services
Department Case No. ADR 14-23; and
WHEREAS, on February 25, 2015, applications were filed by James Chou on
behalf of Pacific Plaza Arcadia, LLC, for a General Plan Amendment, Zone Change,
Conditional Use Permit, and Tentative Tract Map, to revise the General Plan
Designation and Zoning Designation of the subject site from Commercial to Mixed-Use,
and approve a three-story, mixed-use commercial-residential project with ground floor
retail and restaurant/café uses, and subdivide the residential units for condominium
purposes at 56 E. Duarte Road, Development Services Department Case Nos. GPA 15-
01, ZC 15-01, CUP 15-02, and TTM 73453 (the Design Review, General Plan
Amendment, Zone Change, Conditional Use Permit, and Subdivision applications are
hereafter individually and collectively referred to as the “Project”); and
WHEREAS, on October 6, 2015, the Draft Initial Study/Mitigated Negative
Declaration for the Project was circulated for public review and comments for 30 days
from October 6, 2015 to November 5, 2015; and
2 1950
WHEREAS, the Initial Study/Mitigated Negative Declaration concluded that the
implementation of the Project will have less-than-significant impacts with mitigation
measures for the following areas: Aesthetics, Biological Resources, Cultural Resources,
Greenhouse Gas Emissions, Hazards/Hazardous Materials, Hydrology, Noise, and
Transportation/Traffic; and
WHEREAS, on November 10, 2015, a duly noticed public hearing was held
before the Planning Commission on said applications, including the Initial
Study/Mitigated Negative Declaration (“IS/MND”) at which time all interested persons
were given full opportunity to be heard and to present evidence.
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 Initial Study/Mitigated Negative Declaration is true
and correct.
SECTION 2. This Commission finds, based upon the entire record:
a. The approval of General Plan Amendment No. GPA 15-01 (Mixed Use) will not
be detrimental to the public health or welfare or injurious to the properties or
improvements in such area or vicinity.
FACT: The Initial Study/Mitigated Negative Declaration for the proposed
project analyzed all the potential impacts, and with mitigation measures no new
significant impacts would occur as a result of the proposed project. The Amendment will
allow mixed-use development and is consistent with the policies and vision of the
General Plan for the First Avenue and Duarte Road Land Use Focus Area. Therefore,
the proposed Amendment would not be detrimental to the public health and welfare.
3 1950
b. The proposed Zone Change (Mixed Use) is consistent with the General Plan;
and that public necessity, convenience, general welfare and good zoning practice justify
the proposed changes.
FACT: 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 the Mixed-Use area to the north, and will foster new development and
revitalization of the adjacent commercial area. The proposed Zone Change and project
will be a positive benefit to the surrounding properties and to the City at large.
Therefore, the proposed Zone Change is consistent with the General Plan.
c. That the granting of such Conditional Use Permit will not be detrimental to the
public health or welfare or injurious to the property or improvements in such zone or
vicinity.
FACT: The proposed mixed use project is guided by the policies and vision of
the General Plan for the First Avenue and Duarte Road Land Use Focus Area, and will
be consistent with the detailed development standards in the Zoning Code for mixed-
use developments. The project will provide opportunities for complementary service
and retail commercial businesses and residential uses to locate on the subject site. The
project will comply with all zoning and regulatory requirements, and with the mitigation
measures incorporated into the Project will not result in any significant impacts to the
surrounding properties or community as a whole. Based on this information, the
proposed Project will not be detrimental to the public health or welfare or injurious to the
other properties in the vicinity.
4 1950
d. That the use applied for at the location indicated is properly one for which a
Conditional Use Permit is authorized.
FACT: The Mixed Use Zone encourages different land uses (e.g., residential
and commercial) within a mixed-use project that offer opportunities for people to live,
work, shop, and recreate without having to use their vehicles. The proposed project will
provide an opportunity for a lively street scene to come to this area, and help revitalize
the Duarte Road and First Avenue commercial area, since it will attract both commuters
to shop or dine, and residents who want to live within walking distance of commercial
amenities.
e. That the site for the proposed use is adequate in size and shape to
accommodate said use, and all yards, spaces, walls, fences, parking, loading,
landscaping, and other features required to adjust said use with the land and uses in the
neighborhood.
FACT: The project site is appropriate in size and shape to accommodate a
functional and desirable mixed-use development, and a pedestrian scaled outdoor plaza
area that is located along Duarte Road. The proposed number of total parking spaces
of 250 spaces exceeds the City’s parking requirement of 239 spaces. The proposed
vehicular driveways and on-site circulation will provide effective automobile access to
the site, while also maintaining a safe separation from pedestrian areas. Therefore, the
site is adequate in size and shape to accommodate the proposed use.
f. That the site abuts streets and highways adequate in width and pavement type
to carry the kind of traffic generated by the proposed use.
FACT: The site is located along First Avenue and Duarte Road, both of which
are adequate in width and pavement type to accommodate the traffic generated by the
5 1950
proposed development. A Traffic Analysis prepared for the Project finds that the Project
will not create any significant traffic impacts at nearby intersections or roadways.
g. That the granting of such Conditional Use Permit will not adversely affect the
comprehensive General Plan.
FACT: The Project includes a General Plan Amendment to revise the
underlying designation of the site from Commercial to Mixed Use. The Project would
advance the goals of the City’s General Plan Mixed Use Land Use and Community
Design Element by providing complementary service and retail commercial businesses,
along with residential uses.
h. That the Project together with the provisions for its design and improvement is
consistent with the City’s General Plan, the City’s Subdivision and Zoning Regulations,
the State Subdivision Map Act, and the City’s Architectural Design Guidelines.
FACT: The proposed subdivision will allow the residential component of the
Project to be subdivided for condominium purposes. The subdivision is consistent with
the City’s General Plan and Zoning Regulations, as amended by this Project, the City’s
Subdivision Regulations, the State Subdivision Map Act, and the City’s Architectural
Design Guidelines.
i. That the discharge of waste from the proposed subdivision into the community
sewer system will comply with existing requirements prescribed by a California Regional
Water Quality Control Board.
FACT: The Arcadia Public Works Services Department confirmed that the
proposed development will be adequately served by the existing sewer infrastructure
and the requirements of the California Regional Water Quality Control Board will be
satisfied.
6 1950
j. That pursuant to the provisions of the California Environmental Quality Act
(CEQA), an Initial Study and Mitigated Negative Declaration have been prepared for the
proposed development, and that the Project will have less-than-significant impacts with
mitigation measures
SECTION 3. That for the foregoing reasons the Planning Commission
recommends to the City Council approval of General Plan Amendment No. GPA 15-01,
Zone Change No. ZC 15-01, Architectural Design Review No. ADR 14-23, Conditional
Use Permit No. CUP 15-02, and Tentative Tract Map No. TTM 73453, and adoption of
the Mitigated Negative Declaration for the proposed mixed-use development at 56 E.
Duarte Road, subject to the conditions of approval attached hereto.
SECTION 4. The Secretary shall certify to the adoption of this Resolution.
Passed, approved and adopted this _____ day of _____________, 2015.
Chairman
ATTEST:
Secretary
APPROVED AS TO FORM:
Stephen P. Deitsch
City Attorney
7 1950
Conditions of Approval
1. The commercial uses shall not be open for business more than twenty (20) hours
per day, nor anytime between 1:00 a.m. and 5:00 a.m.; otherwise a separate
Conditional Use Permit shall be required.
2. Storage of bikes, toys, laundry, clothing, or any other types of storage is prohibited
on any balcony or private patio area when said items are visible from any public
right-of-way. This requirement shall be included in the tenant lease agreements.
3. Outdoor seating along First Avenue shall be restricted to the area directly adjacent
to the commercial space itself, and shall not extend in front of the parking
structure.
4. On the final construction drawings, the gray stucco molding above the commercial
level shall be revised to either a precast concrete molding or a decorative brick cap
to match the brick veneer material of the ground floor, subject to the review and
approval of the Community Development Administrator, or designee.
5. The delivery hours for the commercial uses shall be limited to between 7 a.m. to 10
p.m., seven days a week.
6. Rooftop air conditioning units placed within 75 feet of the south property boundary
shall be enclosed at the south, west, and east sides by noise reducing screen
walls, subject to the review and approval of the Community Development
Administrator, or designee.
7. The applicant/property owner shall pay the cost in its entirety for an independent
contract planner/inspector to assist the City with the monitoring and reporting of the
required mitigation measures outlined in the Mitigated Negative Declaration. The
scope of work and selection of the contract planner/inspector shall be determined
by the Development Services Department, and an agreement to engage and pay
for the contract planner/inspector shall be executed prior to issuance of any
building permits.
8. The applicant/property owner shall comply with all City requirements regarding
building safety, fire prevention, detection, suppression, emergency access, public
right-of-way improvements, parking, water supply and water facilities, sewer
facilities, trash reduction and recycling requirements, and National Pollutant
Discharge Elimination System (NPDES) measures to the satisfaction of the
Building Official, Fire Marshal, Public Works Services Director and Development
Services Director, or their designees. Compliance with these requirements is to be
determined by having fully detailed construction plans submitted for plan check
review and approval by the foregoing City officials and employees, and shall
include, but shall not be limited to the following:
a. The Owner/Applicant will be required to pay a $125 map fee/final approval
fee prior to approval of the Tract Map.
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b. Prior to approval of the Tract Map, submit a separate demolition and
erosion control plan prepared by a registered civil engineer subject to the
approval of the City Engineer, or designee.
c. Prior to approval of the Tract Map and/or issuance of a Certificate of
Occupancy for any portion of the building, the Owner/Applicant shall either
construct or post security for all public improvements to be shown on
Tentative Map 73453, and the following item(s):
x The Owner/Applicant shall remove and replace the existing sidewalk, curb
and gutter along the property frontage of Duarte Road and First Avenue.
x The Owner/Applicant shall remove and replace the existing driveway
approaches along the entire property frontages on Duarte Road and First
Avenue as well as the alley approach on First Avenue.
x The Owner/Applicant shall reconstruct the curb ramp at the corner of
Duarte Road and First Avenue to meet current ADA/accessibility
standards.
x The Owner/Applicant shall remove and replace the existing asphalt alley
and concrete ribbon gutter to the south of the parcel per City Standard
from Property Line to Property Line.
x The Owner/Applicant shall identify on the Tract Map the relocation of any
existing power poles.
d. The Owner/Applicant shall submit a Grading Plan prepared by a
registered civil engineer subject to the approval of the City Engineer, or
designee prior to issuance of a building permit.
e. The Owner/Applicant shall permanently restrict the access at the project
driveway on Duarte Road to a right-in/right-out driveway in accordance
with the recommended circulation improvements identified in the Traffic
Impact Analysis prepared by LSA Associates, Inc., dated September
2015.
f. The Owner/Applicant shall designate the property frontage along Duarte
Road as a, “No Parking Zone.”
g. The Owner/Applicant shall submit a Standard Urban Stormwater
Mitigation Plan in compliance with the City’s Low Impact Development
Ordinance, subject to the approval of the City Engineer, or designee prior
to the issuance of a building permit.
h. The Developer shall provide calculations to determine the maximum
domestic demand, maximum commercial demand, and maximum fire
demand in order to verify the required water service size.
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i. The Developer shall provide separate water services and meters for the
residential, commercial, irrigation and fire services.
j. Domestic water service for the residential condominiums shall be provided
by a common master meter installed within the public right-of-way.
k. All fire services shall be isolated from domestic water services with
approved backflow prevention devices.
l. A Water Meter Permit Application shall be submitted to the Public Works
Services Department and approved by the Public Works Services
Director, or designee prior to final plan check approval.
m. New water service installations shall be by the Developer. Installations
shall be according to the specifications of the Public Works Services
Department, Engineering Section. Abandonment of existing water
services, if necessary, shall be by the Developer, according to Public
Works Services Department, Engineering Section specifications.
n. Connection to the 15" sewer, owned by the Sanitation Districts of Los
Angeles County, in the First Avenue right-of-way shall require approval
from the Sanitation Districts of Los Angeles County and an encroachment
permit from the City.
o. Existing palm trees in the parkway on Duarte Road and First Avenue shall
remain. The Owner/Applicant shall remove the second tree south of
Duarte Road on First Avenue with a permit from the Public Works
Services Department and replace it with one 24" box Queen Palm.
p. The project is subject to the State Water Resources Control Board's
NPDES General Construction Permit requirements. The Owner/Applicant
shall submit a Notice of Intent along with applicable fees to the State of
California and shall prepare a Stormwater Pollution Prevention Plan. The
City will not issue a grading permit until a Waste Discharge ID Number is
furnished by the Owner/Applicant for this project.
q. The project is subject to City of Arcadia Industrial Waste requirements.
Prior to issuance of a building permit, the Owner/Applicant shall submit
two sets of plumbing plans to the Public Works Services Department for
their review and approval. Grease Interceptors shall be required for all
restaurant/café uses.
r. The design of the project shall comply with the applicable California
Residential Code and the City of Arcadia Construction Standards to the
satisfaction of the City Building Official or designee. Detailed shoring
plans shall be submitted to Building Services for review during the plan
check process.
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s. All areas shall be fire sprinklered. The sprinkler systems serving
commercial areas and residential areas shall be segregated. The fire
sprinkler system shall be monitored by a UL listed central station.
Notification appliances shall be provided in all common areas and
residential areas.
t. Class I standpipes shall be provided inside stairwells 1, 2, and 3 on all
levels including the roof. Minimum 2A:1 OBC fire extinguishers shall be
provided in all commercial/parking areas, and on the exterior of the ground
floor of the residential areas. Maximum travel distance to any extinguisher
shall be 75 feet.
u. Two new fire hydrants shall be provided adjacent to the project at the
south side of Duarte Road, and two new fire hydrants shall be provided at
the west side of First Avenue.
v. A Knox boxes shall be provided adjacent to the Lobby area and outside
stairwells 1 and 3 with keys to all common areas and to the commercial
units. Any automatic gates used in parking areas shall be equipped with a
Knox switch.
9. A water-efficient landscape and irrigation plan shall be submitted for plan check to
Building Services. The plans shall include irrigation from the project site to
landscaping within the public rights-of-way.
10. An exterior lighting and parking structure lighting plan and photometric study
showing that light and glare will not exceed one foot-candle at any property line,
shall be submitted to Planning Services for review and approval prior to issuance
of a building permit. The approved lighting shall be installed prior to final
inspection approval and occupancy.
11. Satellite dishes shall not be placed where they are visible from public rights-of-way.
This requirement shall be included in the applicant’s tenant lease agreements.
12. The property owner/applicant shall provide trash collection services as often as
necessary to ensure that there is no buildup of trash on the site or within the
building. Trash placement outside of an authorized trash container is prohibited.
Storage of trash bins or trash or recycling containers outside of the building for
more than 18 hours is prohibited.
13. The applicant shall defend, indemnify, and hold harmless the City of Arcadia and
its officials, officers, employees, and agents from and against any claim, action, or
proceeding against the City of Arcadia, its officials, officers, employees or agents
to attack, set aside, void, or annul any approval or conditional approval of the City
of Arcadia concerning this project and/or land use decision, including but not
limited to any approval or conditional approval of the City Council, Planning
Commission, Modification Committee, or City Staff, which action is brought within
the time period provided for in Government Code Section 66499.37 or other
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provision of law applicable to this project or decision. The City shall promptly notify
the applicant of any claim, action, or proceeding concerning the project and/or land
use decision and the City shall cooperate fully in the defense of the matter. The
City reserves the right, at its own option, to choose its own attorney to represent
the City, its officials, officers, employees, and agents in the defense of the matter.
14. Approval of GPA 15-01, ZC 15-01, ADR 14-23, CUP 15-02, TTM 73453 shall not
be of effect unless on or before 30 calendar days after approval of this project, the
property owner/applicant has executed and filed with the Community Development
Administrator or designee an Acceptance Form available from the Development
Services Department to indicate awareness and acceptance of these conditions of
approval.
Mitigation Measures, Project Design Features and Regulatory Requirements as
Conditions of Approval - The following conditions are found in the Mitigation
Monitoring and Reporting Program (MMRP). They are recorded here to facilitate review
and implementation.
15.AES-1 Prior to issuance of a building permit, the applicant shall demonstrate that
all project windows are glazed or otherwise treated to minimize glare on
surrounding roads and properties, to the satisfaction of the Development Services
Director or designee.
16.BIO-1Construction in either phase should not occur during the local nesting
season (estimated February 1 to July 15). If any construction occurs during the
nesting season, a nesting bird survey shall be conducted by a qualified biologist
prior to the issuance of a grading permit or removal of any large trees on the
existing property. If the biologist determines that nesting birds are present, an area
of 100 feet shall be marked off around the nest and no construction activity can
occur in that area during nesting activities. Grading and/or construction may
resume in this area when a qualified biologist has determined the nest is no longer
occupied and all juveniles have fledged. This measure shall be implemented to the
satisfaction of the City Planning Services.
17.CUL-1If archaeological resources are discovered during project grading, work
shall be halted in that area until a qualified archaeologist can be retained by the
developer to assess the significance of the find. The project archaeologist shall
observe the remaining earthmoving activities at the project site consistent with
Public Resources Code Section 21083.2(b), (c), and (d). The monitor shall be
equipped to record and salvage cultural resources that may be unearthed during
grading activities. The monitor shall be empowered to temporarily halt or divert
grading equipment to allow recording and removal of the unearthed resources.
18.CUL-2If paleontological resources (fossils) are discovered during project grading,
work will be halted in that area until a qualified paleontologist can be retained to
assess the significance of the find. The project paleontologist shall monitor
remaining earthmoving activities at the project site and shall be equipped to record
and salvage fossil resources that may be unearthed during grading activities. The
paleontologist shall be empowered to temporarily halt or divert grading equipment
12 1950
to allow recording and removal of the unearthed resources. Any fossils found shall
be evaluated in accordance with the CEQA Guidelines and offered for curation at
an accredited facility approved by the City of Arcadia. Once grading activities have
ceased or the paleontologist determines that monitoring is no longer necessary,
monitoring activities shall be discontinued. This measure may be combined with
CUL-1 at the discretion of the City Planning Services.
19.CUL-3In the event of an accidental discovery or recognition of any human
remains, California State Health and Safety Code § 7050.5 dictates that no further
disturbance shall occur until the County Coroner has made the necessary findings
as to origin and disposition pursuant to CEQA regulations and PRC § 5097.98. If
human remains are found, the LA County Coroner’s office shall be contacted to
determine if the remains are recent or of Native American significance. Prior to
issuance of a grading permit, the developer shall include a note to this effect on
the grading plans for the project.
20.GHG-1To ensure that the proposed project complies with and would not conflict
with or impede the implementation of reduction goals identified in Assembly Bill 32,
the Governor’s Executive Order S-3-05, and other strategies to help reduce
greenhouse gases (GHGs) to the level proposed by the Governor, the project will
implement a variety of measures that will reduce its GHG emissions. To the extent
feasible, and to the satisfaction of the City of Arcadia, the following measures will
be incorporated into the design and construction of the project (including specific
building projects):
Construction and Building Materials. Divert at least 50 percent of the
demolished and/or grubbed construction materials (including, but not limited to,
soil, vegetation, concrete, lumber, metal, and cardboard).
Energy Efficiency Measures. Design all project buildings to exceed the California
Building Code Title 24 energy standard by 10 percent, such as by installing
energy-efficient heating and cooling systems, appliances and equipment, and
control systems.
Water Conservation and Efficiency Measures. Devise a comprehensive water
conservation strategy appropriate for the project and its location. The strategy may
include the following, plus other innovative measures that may be appropriate:
x Create water-efficient landscapes within the development.
x Install water-efficient irrigation systems and devices, such as soil moisture-
based irrigation controls.
x Restrict watering methods (e.g., prohibit systems that apply water to non-
vegetated surfaces) and control runoff.
21.HAZ-1During grading of the project site, including the subterranean parking
structure, a hazardous waste monitor shall be present to determine if onsite
soils contain contamination from local sources. If contamination is observed,
13 1950
the monitor shall be empowered to halt work in that area to determine the
nature and extent of contamination. The monitor shall make arrangements as
appropriate to safely remediate any contaminated materials including disposal
by a certified contractor at an approved landfill. If no contamination is found,
the monitor shall file a brief report with the City within 30 days of the
completion of grading. This measure shall be implemented to the satisfaction
of the City Planning Services.
22.HYD-1Prior to issuance of a grading permit, the developer shall file a Notice
of Intent (NOI) with the State Water Resource Control Board to be covered
under the National Pollutant Discharge Elimination System (NPDES) General
Construction Permit for discharge of storm water associated with construction
activities. The project developer shall submit to the City the Waste Discharge
Identification Number issued by the State Water Resource Control Board
(SWRCB) as proof that the project’s NOI is to be covered by the General
Construction Permit and has been filed with the SWRCB. This measure shall
be implemented to the satisfaction of the City Engineer, or designee.
23.HYD-2 Prior to issuance of a grading permit, the developer shall submit to the
State Water Resource Control Board (SWRCB) and receive approval for a
project-specific Storm Water Pollution Prevention Plan (SWPPP). The SWPPP
shall include a surface water control plan and Erosion and Sediment Control
Plan citing specific measures to control on-site and off-site erosion during the
entire grading and construction period. In addition, the SWPPP shall
emphasize structural and nonstructural best management practices (BMPs) to
control sediment and non-visible discharges from the site. BMPs to be
implemented may include (but shall not be limited to) the following:
x Potential sediment discharges from the site may be controlled by the
following: sandbags, silt fences, straw wattles, fiber rolls, a temporary
debris basin (if deemed necessary), and other discharge control devices.
The construction and condition of the BMPs are to be periodically
inspected by the State Water Resources Control Board during
construction, and repairs are to be made as required.
x Area drains within the construction area must be provided with inlet
protection. Minimum standards are sandbag barriers, or two layers of
sandbags with filter fabric over the grate, properly designed standpipes,
or other measures as appropriate.
x Materials that have the potential to contribute non-visible pollutants to
storm water must not be placed in drainage ways and must be placed in
temporary storage containment areas.
x All loose soil, silt, clay, sand, debris, and other earthen material shall be
controlled to eliminate discharge from the site. Temporary soil
stabilization measures to be considered include: covering disturbed areas
with mulch, temporary seeding, soil stabilizing binders, fiber rolls or
14 1950
blankets, temporary vegetation, and permanent seeding. Stockpiles shall
be surrounded by silt fences and covered with plastic tarps.
x Implement good housekeeping practices such as creating a waste
collection area, putting lids on waste and material containers, and
cleaning up spills immediately.
x The SWPPP shall include inspection forms for routine monitoring of the
site during the construction phase.
x Additional required BMPs and erosion control measures shall be
documented in the SWPPP.
x The SWPPP is to be kept on site for the duration of project construction
and shall be available to the State Water Resource Control Board for
inspection.
The developer and/or construction contractor shall be responsible for
performing and documenting the application of BMPs identified in the project-
specific SWPPP. Regular inspections shall be performed on sediment control
measures called for in the SWPPP. Monthly reports shall be maintained and
available for City inspection. An inspection log shall be maintained for the
project and shall be available at the site for review by the City and the State
Water Resource Control Board as appropriate.
24.HYD-3Prior to issuance of a grading permit, the applicant shall prepare a Low
Impact Development (LID) Plan and the site plans shall illustrate the various
long-term water quality control features to be installed on this project
consistent with the City’s LID Ordinance as codified in the City’s Municipal
Code (MC) Section 8, Stormwater Management and Discharge Control,
Sections 7810-7840. The LID Plan and site development plans shall
incorporate the following Best Management Practices (BMPs) as outlined in
MC Sections 7823 and 7828 as appropriate to control pollutant runoff and to
reduce impacts to water quality to the maximum extent practicable:
x Divert roof runoff to landscaped areas before discharge.
x Divert surface flow to landscaped areas.
x Maximize permeable areas and minimize impermeable areas per City MC
Section 7828(B).
x Retain stormwater runoff onsite per City MC Section 7828(C).
x Provide biofiltration or other appropriate onsite treatment for runoff that
cannot be retained onsite per City MC Section 7828(C).
x Maximize interception and water conservation by planting native and/or
drought-tolerant plants.
15 1950
x Install an irrigation system and provide landscape maintenance to
minimize water runoff.
x Provide regular mechanical sweeping of private streets and parking lots.
x Provide regular drainage facility inspection and maintenance per City LID
guidelines.
This measure shall be implemented to the satisfaction of the City Engineer, City
Public Works Services Department, and City Planning Services as appropriate,
consistent with the City’s LID Ordinance.
25.HYD-4Prior to occupancy permit, the developer shall install an emergency
sump-pump in the basement of the project. This sump-pump shall include an
emergency generator or backup battery in case of power outages. The
installation of the sump-pump shall be completed to the satisfaction of the City
Engineer, or designee.
26.NOI-1Prior to issuance of grading and building permits for each phase of the
project, the developer shall prepare a Construction Noise Control Plan and will
submit the plan to the City for review and approval. The plan shall include but
will not be limited to the following:
x During all project site excavation and grading on site, the project
contractors shall equip all construction equipment, fixed or mobile, with
properly operating and maintained mufflers consistent with
manufacturers’ standards.
x The project contractor shall place all stationary construction equipment so
that emitted noise is directed away from sensitive receptors nearest the
project site.
x The construction contractor shall locate equipment staging in areas that
will create the greatest distance between construction-related noise
sources and noise-sensitive receptors nearest the project site during all
project construction.
x Temporary construction barriers with a minimum height of 8 feet shall be
placed along the project’s southern and eastern property line during
project construction.
x During all project site construction, the construction contractor shall limit
all construction-related activities, including maintenance of construction
equipment and the staging of haul trucks, to between the hours of 7:00
a.m. to 6:00 p.m. Monday through Friday and 8:00 a.m. to 5:00 p.m. on
Saturday. No construction is permitted on Sundays and government code
holidays.
16 1950
x Prior to issuance of a grading or building permit, the developer shall
prepare a haul route and staging plan for trucks hauling earth or
construction materials from the project site to where this material will be
disposed. The plan shall be reviewed and approved by the Arcadia
Engineering Services before a grading or building permit is issued by the
City. To the extent feasible, haul routes and truck staging areas shall not
pass sensitive land uses or residential dwellings.
x The developer shall mail written notification to residential occupants
within 300 feet of the project site at least 72 hours prior to initiation of
demolition, grading, and excavation activities. This notification shall
include a rendering of the project; a project description; the allowable
construction hours; the duration of various demolition and construction
activities; a description of noise reduction measures/requirements; a
name and telephone number for local residents to call to submit
complaints associated with construction noise. The notification shall be
reviewed and approved by Planning Services prior to being mailed. In
addition, a 16 square-foot developer-contractor sign with this information
shall be posted on-site at both the Duarte Road frontage and at the First
Avenue frontage.
27.NOI-2Prior to the issuance of building permit for each phase, the developer shall
demonstrate that all frontline bedrooms and living rooms along Duarte Road and
First Avenue shall have air-conditioning to minimize noise impacts from Duarte
Road and First Avenue.
28.NOI-3Prior to issuance of occupancy permits windows with sound transmission
class 30 or higher shall be installed for bedrooms and living rooms along and
within 50 feet of the Duarte Road right-of-way.
29.NOI-4Prior to issuance of a building permit for each phase, the developer shall
demonstrate that roof-mounted air conditioning units have been placed as far
from the south property boundary as practical to minimize long-term noise
impacts from AC units on adjacent residential units.
30.NOI-5A Disclosure Statement shall be provided to future tenants or owners of
the dwelling units on Duarte Road prior to the lease or purchase of these
dwelling units. The Disclosure Statement shall state that due to the mixed use
nature of the site, outdoor living areas such as balconies associated with these
dwelling units that are directly fronting and exposed to traffic along Duarte Road
would be exposed to excessive traffic noise levels.
31.NOI-6Signs shall be posted at all loading and unloading docks prohibiting
deliveries to the onsite commercial uses outside of the daytime hours of 7:00
a.m. to 10:00 p.m. This requirement will be included in the project’s conditional
use permit which may be revoked if posted delivery hours are not followed.
32.TRA-1Prior to issuance of a grading permit, the developer shall prepare a haul
route plan for trucks hauling earth or construction materials from the project site
17 1950
to where this material will be disposed. The plan shall be reviewed and approved
by the Arcadia Engineering Services before a grading or building permit is issued
by the City, and the City has the ability to limit any hauling activity to off-peak
hours.
33.TRA-2The developer shall notify the City a minimum of seven (7) days prior to
the beginning of any earth moving and or truck hauling activities on the site. The
City shall assess the roadway conditions along the haul route and the developer
shall be responsible for any damages caused to the route during the hauling
activities. The developer shall be responsible for repairing any damages
identified by the City prior to occupancy of any part of the project.
34.TRA-3Prior to issuance of an occupancy permit, the developer shall be
responsible for installing or causing the following circulation improvement to be
constructed to the satisfaction of the City Engineer, or designee:
x Project Driveway 1/Duarte Road: Restrict access at the project driveway
on Duarte Road to a right-in/right-out driveway.
Attachment No. 2
Attachment No.2
Aerial Photo with Zoning Information &
Photos of Subject Property and Vicinity
PACIFIC PLAZA ARCADIA MIXED USE DEVELOPMENT INITIAL STUDY
FIGURE 3 - SITE PHOTOGRAPHS
A. Looking southeast towards the project site.
B. Looking southwest towards the project site.
C. Looking west along the southern boundary of the project site.
D. Looking north from south of the project site near the apartment complex.
E. Looking northwest from the southwestern portion of the project site.
F, Looking south from the northwest corner of the project site.
G. Looking north from south of the project site and south of the San Gabriel Alliance Church.
H. Looking north from the northern boundary of the project site.
Single-family residences east of project site
Two-story residential condominiums south of project site
Attachment No. 3
Attachment No.3 Architectural Plans, Renderings, andTentative Tract Map
Attachment No. 4
Attachment No.4
Public & Agency Comments,
Public Notification Letter from Applicant
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300 W. Main St., #HP1 Alhambra, CA 91801 PacificPlazaArcadia@gmail.com
October 5, 2015
Dear Neighbor,
RE: Proposed Mixed-use Project at 56 E. Duarte Rd., Arcadia, CA 91006
ThePlanning Commission hearing for a proposed 3-story mixed-use commercial-
residential building is tentatively scheduled for November 10, 2015. The City of
Arcadia will be mailing theformal public notice to you of this hearing. As the
project applicants, we are reaching out to the surrounding community to highlight
some of the benefits we feel will make this proposed project an excellent addition
to the city.
Located at thesouthwest corner of S. First Ave. and E. Duarte Rd., the property
is a prime central location to residential neighborhoods, Arcadia High School,
and the E. Duarte/S. First Ave., business district. Given its prime location, we
believe the site is currently under utilized, and there is the opportunity to bring
value to this location and thesurrounding area with the addition of high-end
residential units, and commercial uses.
We are proposing 37 quality residential condominiums to be built over three
ground floor commercial spaces consisting of the internationally famous “85c
Bakery”,“LOHAS”anorganic fresh produce market, and a Restaurant. The
project will have ample parking and outdoor seating, and be placed within a
beautifully landscaped setting. The building will only be built to three floors above
the street, and will be terraced back on the second and third floors to maintaina
suburban feeling, yet serving the needs of the community.
To provide a recap of the history ofthis project, the idea was informally
presented to the Arcadia City Council in March 2014 as a potential mixed-use
project with residential units above ground floor commercial businesses. Based
on comments from the City Council, the project was revised and formally
submitted to the city in November of 2014. It has gone through several design
iterationswith the city to address staff comments and concerns, including
changes designed to protect neighborhood privacy and property values. This
included reducing the project design from 40 units to 37 units reducing the
building mass by terracing the residential units back from the ground floor
commercial units, breaking up the upper residential portion of the building to
appear as four structures, and providing design measures and other
improvements to ensure noise, traffic, and other items that could potentially affect
the community are adequately addressed.
300 W. Main St., #HP1 Alhambra, CA 91801 PacificPlazaArcadia@gmail.com
Of note, the design also incorporates state-of-the-art sustainable green-building
materials.
Includedbelow is a rendering of the proposed project. We encourage the public
to preview thelatest architectural design that can be seen at the City Hall
Planning Services Department, or by contacting us directly. We hope that you will
share the same excitement of what the E. Duarte Road commercial
neighborhood can become in the near future with the addition of this project.
John Lodge, AIA
Vice President Development
PACIFIC PLAZA ARCADIA
Architect’s rendering looking southwest.
Attachment No. 5
Attachment No.5
Study Session Minutes & Design Concept
Plans, November 5, 2013 & August 19, 2014
11-5-13
55:0111
CITY COUNCIL/SUCCESSOR AGENCY
TO THE ARCADIA REDEVELOPMENT AGENCY
SPECIAL MEETING MINUTES
TUESDAY, NOVEMBER 5, 2013
CALL TO ORDER - Mayor Segal called the special meeting to order at 4:00 p.m.
ROLL CALL OF CITY COUNCIL MEMBERS
PRESENT: Council Member Amundson, Harbicht, Kovacic, Wuo and Segal
ABSENT: None
PUBLIC COMMENTS (5 minutes per person) –No one appeared.
a. Report, discussion, and direction concerning proposed project at the Lower
Azusa Road Reclamation Site.
Assistant City Manager/Development Services Director Kruckeberg presented the staff report.
After some discussion, the City Council was a little disappointed that the proposed project did
not include any retail; however, they were accommodating to the proposed preliminary plans for
a 1.6 million square foot warehouse/distribution project subject to the design review process,
CUP process, and CEQA compliance. No formal City Council action was requested or taken.
b. Report, discussion, and direction concerning potential Mixed-Use Project at the
Southwest Corner of Duarte Road and First Avenue.
Assistant City Manager/Development Services Director Kruckeberg and Community
Development Administrator Kasama presented the staff report.
After some discussion, the City Council felt that the current lack of demand for new commercial
space should not be a reason to change land use designations to allow for more residential
development; they were also concerned with the density and height of the project which
exceeds what is allowed by the Code. No formal City Council action was requested or taken.
c. Report, discussion, and direction concerning potential Residential Project at 132
Las Tunas Drive.
Assistant City Manager/Development Services Director Kruckeberg presented the staff report.
After some discussion, the City Council agreed that the land use designation of the area should
be studied before a proposal for 17 townhomes can move forward. No formal City Council
action was requested or taken.
d. Report, discussion, and direction concerning re-evaluation of the intersections of
Huntington Dr. at Santa Clara St. and Colorado Pl., and possible
modifications/additions to recent improvements.
b. Report, discussion, and direction concerning potential Mixed-Use Project at the pgp
Southwest Corner of Duarte Road and First Avenue.
Assistant City Manager/Development Services Director Kruckeberg and Community ygp
Development Administrator Kasama presented the staff report.
After some discussion, the City Council felt that the current lack of demand for new commercialy
space should not be a reason to change land use designations to allow for more residential pgg
development; they were also concerned with the density and height of the project which pyygpj
exceeds what is allowed by the Code. No formal City Council action was requested or taken.
11-5-13
55:0112
Deputy Development Services Director/City Engineer Wray presented the staff report.
After some discussion, it was the consensus of the City Council that staff proceed with re-
evaluating the intersections for possible modifications and/or additions to the recently made
improvements.
e. Report, discussion, and direction concerning shopping cart management policies
Assistant City Manager/Development Services Director Kruckeberg and Community
Development Administrator Kasama presented the staff report.
After some discussion, the City Council agreed that most individuals may not know it is illegal to
take shopping carts from the store; staff suggested that an educational mailer may help reduce
the abandoned shopping cart issue; and that Code Services and the City Manager’s office will
handle the mailer distribution. The City Council also directed staff to come back with shopping
cart management policy options for future uses; it was the consensus that there was no desire
to develop regulations requiring current facilities to retrofit their properties. No formal City
Council action was requested or taken.
No other business was discussed. The Special Meeting ended at 6:10 p.m.
Gene Glasco, City Clerk
By: _____________________________
Lisa Mussenden
Chief Deputy City Clerk
08-19-14
56:0091
MINUTES OF THE ARCADIA CITY COUNCIL
REGULAR MEETING
TUESDAY, AUGUST 19, 2014
Mayor Wuo called the Special Meeting to order at 6:00 p.m.
ROLL CALL OF CITY COUNCIL MEMBERS
PRESENT: Council Member Beck, Chandler, Kovacic, Tay, and Wuo
ABSENT: None
PUBLIC COMMENTS
Matt McSweeney, representing the Arcadia Improvement Association, appeared and provided
comments on the proposed Mixed-Use Apartment Project on the City Parking lot on Wheeler
Avenue between Santa Anita and First Avenue.
City Attorney Deitsch requested that a Closed Session item be added to the agenda pursuant to
Government Code Section 54956.9(b)(4) to confer with legal counsel regarding anticipated litigation
and that in order to add an item to agenda, the City Council must by a 2/3rd affirmative vote, as
required by the Ralph M. Brown Act, make two findings (1) there was a need to take immediate
action instead of waiting until the next City Council meeting; and (2) that the need to take action
arose after the agenda was posted and distributed. Attorney Deitsch opined that both findings
could be made.
As requested by City Attorney Deitsch, the City Council unanimously 5-0 made the required findings
as required by the Ralph M. Brown Act to add a Closed Session item to the agenda pursuant to
Government Code Section 54956.9(b)(4).
STUDY SESSION
a. Report, discussion, and direction concerning the development of a Mixed-Use project
in the City's downtown parking lot between Santa Anita and First Avenue (south of
Wheeler Avenue).
Recommended Action: Provide Direction
Assistant City Manager/Development Services Director Kruckeberg, Matt Waken of Walbern
Developments, and Kai Lau of Architects of Orange presented an overview of the prospective
renderings of the proposed “The Promenade on Wheeler” project in the City’s downtown parking lot
on Wheeler Avenue. It was noted that the proposed project has been designed in accordance with
the General Plan; that it is a Transit Oriented Development and takes advantage of the forthcoming
Metro Gold Line station; and it was noted that Walbern Development is also working with an
adjacent privately-owned parking lot property to be incorporated into the overall plan, either for
immediate use or at a future date.
It was the consensus of the City Council that staff should continue working with the developer and
that Walbern should be provided with a 90 day exclusive negotiating period in order to incorporate
the adjacent private parking lot into the project.
08-19-14
56:0091
b. Report, discussion, and direction concerning a potential Mixed-Use project at 56
East Duarte Road (southwest corner of Duarte and First Avenue).
Recommended Action: Provide Direction
Assistant City Manager/Development Services Director Kruckeberg, and Rick Abe of Media
Portfolio provided the City Council with a slide presentation of the proposed renderings of the
project at 56 East Duarte Road (Southwest corner of Duarte and First Avenue), which consists of
41 residential units with 18,000 square-feet of ground commercial floor space.
It was the consensus of the City Council that they would be willing to consider changing the Zoning
from C-2 to Mixed Use and that the developer should enhance the architecture of the proposed
development prior to submission.
The Study Session ended at 7:00 p.m.
CITY COUNCIL REGULAR MEETING
CALL TO ORDER - Mayor Wuo called the regular meeting to order at 7:04 p.m.
INVOCATION– Reverend Thomas Shriver, Emmanuel Assembly of God
PLEDGE OF ALLEGIANCE –Mary Beth Hayes, Director of Library and Museum Services
ROLL CALL OF CITY COUNCIL MEMBERS
PRESENT: Council Member Beck, Chandler, Kovacic, Tay, and Wuo
ABSENT: None
REPORT FROM CITY ATTORNEY REGARDING STUDY SESSION ITEM(S)
City Attorney Deitsch reported that the City Council conducted a Study Session to hear reports from
staff regarding the two items listed on the posted agenda; he reported that staff discussed the
development of a Mixed-Use project in the City's downtown parking lot between Santa Anita and
First Avenue (south of Wheeler Avenue); and a potential Mixed-Use project at 56 East Duarte Road
(southwest corner of Duarte and First Avenue). City Attorney Deitsch further reported that the City
Council gave general direction to staff to continue working with the developers on both projects.
SUPPLEMENTAL INFORMATION FROM CITY MANAGER REGARDING AGENDA ITEMS
City Manager Lazzaretto noted that the City Council added a Closed Session item to the agenda,
which will convene at the end of the regular meeting.
MOTION TO READ ALL ORDINANCES AND RESOLUTIONS BY TITLE ONLY AND WAIVE THE
READING IN FULL
A motion was made by Council Member Chandler, seconded by Council Member Tay, to read all
ordinances and resolutions by title only and waive the reading in full.
b. Report, discussion, and direction concerning a potential Mixed-Use project at 56 pgp
East Duarte Road (southwest corner of Duarte and First Avenue). (
Recommended Action: Provide Direction
Assistant City Manager/Development Services Director Kruckeberg, and Rick Abe of Mediaygpg
Portfolio provided the City Council with a slide presentation of the proposed renderings of the pypppg
project at 56 East Duarte Road (Southwest corner of Duarte and First Avenue), which consists of pj(
41 residential units with 18,000 square-feet of ground commercial floor space.
It was the consensus of the City Council that they would be willing to consider changing the Zoningyygggg
from C-2 to Mixed Use and that the developer should enhance the architecture of the proposed
development prior to submission.
MEDIA
PORTFOLIO
copyright 2013
PACIFIC PLAZA ARCADIA - MIXED USE DEVELOPMENT
MEDIA
PORTFOLIO
copyright 2013
PACIFIC PLAZA ARCADIA - MIXED USE DEVELOPMENT
Attachment No. 6
Attachment No.6
Draft Initial Study/Mitigated Negative
Declaration, dated September 2015
PACIFIC PLAZA
ARCADIA MIXED USE
DEVELOPMENT PROJECT
CITY OF ARCADIA
INITIAL STUDY/
MITIGATED NEGATIVE DECLARATION
General Plan Amendment No. GPA 15-01
Zone Change No. ZC 15-01
September 30, 2015
PlanningStaff Review
Lead Agency:
City of Arcadia
240 West Huntington Drive
Arcadia, CA 91006
Prepared by:
LSA Associates, Inc.
1500 Iowa Avenue, Suite 200
Riverside, CA 92507
PACIFIC PLAZA ARCADIA MIXED USE DEVELOPMENT
INITIAL STUDY
i
PACIFIC PLAZA ARCADIA MIXED USE DEVELOPMENT
CONTENTS
INITIAL STUDY
SECTION 1 BACKGROUND ................................................................................... 1
1.1 SUMMARY .................................................................................................. 1
1.2 INTRODUCTION ......................................................................................... 1
SECTION 2 PROJECT DESCRIPTION...................................................................... 2
2.1 PROJECT BACKGROUND .............................................................................. 2
2.2 PROJECT CHARACTERISTICS ....................................................................... 2
2.3 REGULATORY REQUIREMENTS, PERMITS, AND APPROVALS ........................16
SECTION 3 ENVIRONMENTAL DETERMINATION ..................................................17
3.1 ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED ................................. 17
3.2 DETERMINATION......................................................................................17
SECTION 4 ENVIRONMENTAL CHECKLIST AND DISCUSSION ................................18
I. AESTHETICS ............................................................................................18
II. AGRICULTURE RESOURCES .......................................................................20
III. AIR QUALITY ............................................................................................22
IV. BIOLOGICAL RESOURCES ..........................................................................27
V. CULTURAL RESOURCES .............................................................................29
VI. GEOLOGY AND SOILS ...............................................................................31
VII. GREENHOUSE GAS EMISSIONS ..................................................................34
VIII. HAZARDS AND HAZARDOUS MATERIALS ....................................................37
IX. HYDROLOGY AND WATER QUALITY ...........................................................40
X. LAND USE AND PLANNING ........................................................................47
XI. MINERAL RESOURCES ...............................................................................48
XII. NOISE .....................................................................................................49
XIII. POPULATION AND HOUSING .....................................................................56
XIV. PUBLIC SERVICES .....................................................................................58
XV. RECREATION ............................................................................................58
XVI. TRANSPORTATION/TRAFFIC ......................................................................59
XVII. UTILITIES AND SERVICE SYSTEMS ............................................................69
XVIII. MANDATORY FINDINGS OF SIGNIFICANCE .................................................72
SECTION 4 LIST OF PREPARERS ........................................................................74
4.1 LSA ASSOCIATES, INC. .............................................................................74
4.2 CITY OF ARCADIA ....................................................................................74
SECTION 5 REFERENCES ...................................................................................75
SECTION 6 SUMMARY OF MITIGATION MEASURES ..............................................79
PACIFIC PLAZA ARCADIA MIXED USE DEVELOPMENT
INITIAL STUDY
ii
APPENDICES (on CD)
A Project Information
B Air Quality/Greenhouse Gas Study
C Traffic Impact Assessment
D Noise Assessment
LIST OF TABLES
Table A: Short-Term Regional Construction Emissions ...............................................23
Table B: Long-Term Regional Operational Emissions .................................................24
Table C: Construction LST Impacts ..........................................................................25
Table D: Long-Term Operational LST.......................................................................26
Table E: Greenhouse Gas Construction Emissions .....................................................35
Table F: Long-Term Operational Greenhouse Gas Emissions ......................................35
Table G: Vibration Source Amplitudes for Construction Equipment .............................54
Table H: Human Response to Different Levels of Ground-Borne Noise and Vibration....54
Table I: Project Trip Generation ..............................................................................62
Table J: Existing Intersection LOS (TIA Table F) .......................................................63
Table K: Opening Year (2016) (TIA Table I) .............................................................64
Table L: Opening Year (2016) Cumulative Intersection LOS (TIA Table M) ..................65
Table M: Intersection LOS with Mitigation ................................................................67
LIST OF FIGURES
Figure 1: Location and Surrounding Land Uses ...........................................................3
Figure 2a: Site Plan..................................................................................................4
Figure 2b: Site Plan ................................................................................................. 5
Figure 2c: Site Plan ..................................................................................................6
Figure 3: Site Photographs .......................................................................................7
Figure 4a: Elevations .............................................................................................11
Figure 4b: Elevations .............................................................................................12
Figure 5a: Renderings ............................................................................................13
Figure 5b: Renderings ............................................................................................14
Figure 5c: Renderings ............................................................................................15
Figure 6: Traffic Study Area ....................................................................................61
PACIFIC PLAZA ARCADIA MIXED USE DEVELOPMENT
INITIAL STUDY
1
SECTION 1 BACKGROUND
1.1 SUMMARY
Project Title:
Pacific Plaza Arcadia Mixed Use Development
Lead Agency Name and Address: City of Arcadia
240 West Huntington Drive
Arcadia, CA 91006
Contact Person and Phone Number: Tim Schwehr, Management Analyst
(626)574-5409
Project Location: 56 East Duarte Road
Project Sponsor’s Name and Address:
Pacific Plaza Arcadia LLC
1359 Bentley Court
West Covina, CA 91791
General Plan Designation: Commercial (FAR 0.5)
Zoning Designation: General Commercial (C-2)
1.2 INTRODUCTION
The City of Arcadia was established in 1903 and is home to the famous Santa Anita
Park, the Los Angeles County Arboretum, and Arcadia County Park.The City covers
approximately 11 square miles northeast of the City of Los Angeles at the west end of
the San Gabriel Valley.
The Pacific Plaza Arcadia Mixed Use Project includes 85,560 square feet of mixed use
development on 1.66 gross acres located the southwest corner of Duarte Road and First
Avenue.The project applicant, Pacific Plaza Arcadia LLC, proposes to build 37
condominium residential units and 19,360 square feet of commercial space including a
restaurant and market. The project will provide housing, retail services, employment
opportunities, and parking for both residential and commercial uses.
The project consists of a three-story building plus a basement and mezzanine level.
Access to the site would be from two driveways on the alley south of the project site
and one driveway on Duarte Road. The project proposes a total of 250 parking spaces
for employees, customers, and residents throughout the basement, ground, and
mezzanine floors (240 spaces required). The project proposes to employ approximately
40 people. The site currently contains an existing fitness club and other strip commercial
uses that will be demolished as part of project construction (23,744 square feet). The
project site is surrounded by residential uses to the south and southeast, commercial
land use to the east, west, and north.
PACIFIC PLAZA ARCADIA MIXED USE DEVELOPMENT
INITIAL STUDY
2
SECTION 2 PROJECT DESCRIPTION
2.1 PROJECT BACKGROUND
The project site occupies approximately 1.66 acres and is located at 56 East Duarte
Road, Arcadia, California 91006. The project site consists of Assessor’s Parcel Number
(APN) 5781-005-020.It is located in Township 1 North, Range 11 West (no section
listed) and is at latitude 34◦07’ 45” North and longitude 118◦01’ 43” West). The project
site generally slopes from the north to the south and is currently developed with a two-
story building of approximately 23,744 square feet housing the Arcadia Fitness Sports
Club with child care center,Café Maji, Le Spa, and All Professional Health Center. This
building would be demolished as part of the project construction. The project site also
contains minimal landscaping and trees. The existing General Plan land use designation
for the site is Commercial with a floor area ratio (FAR) of 0.5. Existing zoning for the site
is C-2 General Commercial. The current General Plan land use and zoning for the site
are both changing to Mixed Use (MU). The surrounding land uses to the north and west
are generally designated as Commercial and are zoned as C-2 General Commercial.
Figures 1 shows the location of the project site and surrounding land uses, Figure 2
shows the proposed site plan, and Figure 3 provides photographs of the project site and
surrounding land uses.
2.2 PROJECT CHARACTERISTICS
The proposed Pacific Plaza Arcadia Mixed Use Development project consists of a three
story building plus a basement and mezzanine level. The Pacific Plaza Arcadia Mixed Use
Development project proposes a total of 85,560 square feet for residential and
commercial use. Divided between two floors, 64,700 square feet will be designated for
residential use and 1,500 square feet for recreational space. The project will include a
total of 37 residential condominium units, with 18 units located on the second floor and
19 units located on the third floor. The recreational space will also be on the second
floor. An additional 19,360 square feet will be labeled for commercial uses including a
market, café, and restaurant. The restaurants are located on the first floor and will
include 9,820 square feet for a retail space (market),and 9,540 square feet for
restaurant space (café and restaurant). The project will provide 7,450 square feet of
open garden space within the residential area, 3,385 square feet of landscaped open
space, and 4,255 square feet of private balcony open space. The project proposes a
total of 250 parking spaces for employees, customers, and residents. Specifically the
project includes 140 basement parking spaces, 61 ground floor parking spaces, and 49
mezzanine-floor joint parking spaces. The project proposes to employ approximately 40
people.Figure 4 shows the proposed project elevations and Figure 5 shows renderings
of the proposed building. Grading for the project will require approximately 23,945 cubic
yards of cut which will need to be exported to an appropriate site.
Project Location and
Surrounding Land UsesSOURCE: USGS 7.5' Quads: El Monte (81), CA; Mt. Wilson ((81), CA; Thomas Bros., 2009.
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Pacific Plaza Arcadia
Mixed Use Development
Initial Study
FIGURE 1
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Regional Location
Project Area
S!!N
Project Boundary
!San Gabriel Valley Alliance Church
!76 Gas Station
!City of Arcadia Library
!Arcadia High School
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SOURCE: Simon Lee & Associates Architects, February 2015.I:\PAP1401\Reports\IS\fig2b_FloorLevels1.ai (02/26/15)
FIGURE 2B2nd and 3rd Floor Levels of Site PlanPacific Plaza ArcadiaMixed Use DevelopmentInitial Study
2nd Floor Level Plan3rd Floor Level Plan
SOURCE: Simon Lee & Associates Architects, February 2015.I:\PAP1401\Reports\IS\fig2b_FloorLevels1.ai (02/27/15)
FIGURE 2CBasement and Mezzanine Levels of Site PlanPacific Plaza ArcadiaMixed Use DevelopmentInitial Study
Basement Level PlanMezzanine Level Plan
PACIFIC PLAZA ARCADIA MIXED USE DEVELOPMENT INITIAL STUDY
FIGURE 3 - SITE PHOTOGRAPHS
A. Looking southeast towards the project site.
B. Looking southwest towards the project site.
C. Looking west along the southern boundary of the project site.
D. Looking north from south of the project site near the apartment complex.
E. Looking northwest from the southwestern portion of the project site.
F, Looking south from the northwest corner of the project site.
G. Looking north from south of the project site and south of the San Gabriel Alliance Church.
H. Looking north from the northern boundary of the project site.
SOURCE: Simon Lee & Associates Architects, February 2015.
I:\PAP1401\Reports\IS\fig4a_East_orth_BuildingElev.ai (0/1/15)
FIGURE 4AEast and orth Building ElevationsPacific Plaza ArcadiaMixed Use DevelopmentInitial Study
SOURCE: Simon Lee & Associates Architects, February 2015.
I:\PAP1401\Reports\IS\fig4b_est_South_BuildingElev.ai (0/1/15)
FIGURE 4Best and South Building ElevationsPacific Plaza ArcadiaMixed Use DevelopmentInitial Study
I:\PAP1401\Reports\IS\fig5a_PhotoRender.md (/1/2015)Source: Media Portfolio, February 2015.
FIGURE 5APacific Plaza ArcadiaMixed Use DevelopmentInitial Study
Photographic Rendering
I:\PAP1401\Reports\IS\fig5b_PhotoRender.md (/1/2015)Source: Media Portfolio, February 2015.
FIGURE 5BPacific Plaza ArcadiaMixed Use DevelopmentInitial Study
Photographic Rendering
I:\PAP1401\Reports\IS\fig5c_PhotoRender.md (/1/2015)Source: Media Portfolio, February 2015.
FIGURE 5CPacific Plaza ArcadiaMixed Use DevelopmentInitial Study
Photographic Rendering
PACIFIC PLAZA ARCADIA MIXED USE DEVELOPMENT
INITIAL STUDY
16
2.3 REGULATORY REQUIREMENTS, PERMITS, AND APPROVALS
The project applicant has applied for or will need the following discretionary approvals
from the City relative to this project:
iGeneral Plan Amendment No. GPA 15-01;
iZone Change No. ZC 15-01;
iMitigated Negative Declaration in compliance with CEQA;
iConceptual Review of the overall project site plan and visual renderings;
iConditional Use Permit No. CUP 15-02;
iArchitectural Design Review No. ADR 14-23;
iTentative Tract Map No. TTM 73453; and
iCertificate of Demolition.
Other non-discretionary actions anticipated to be taken by the City at the Staff level as
part of the proposed project include:
iApproval of a Storm Water Pollution Prevention Plan (SWPPP) to mitigate site runoff
during construction (i.e., over the short-term) and a Standard Urban Stormwater
Management Plan (SUSMP) to mitigate for post-construction runoff flows (i.e., over
the long-term during project occupancy and operation).
iBuilding permit. The comprehensive building permit includes building permit,
plumbing, mechanical, and electrical permits.
iGrading permit.
iSewer connection permit.
Development of the proposed Pacific Plaza Arcadia Mixed Use project may require the
following permits and/or approvals from other responsible agencies:
iA National Pollutant Discharge Elimination System permit from the Regional Water
Quality Control Board - Los Angeles Region to ensure that construction site drainage
velocities are equal to or less than the pre-construction conditions and downstream
water quality is not harmed.
PACIFIC PLAZA ARCADIA MIXED USE DEVELOPMENT
INITIAL STUDY
18
SECTION 4 ENVIRONMENTAL CHECKLIST AND DISCUSSION
I.AESTHETICS
Would the project:
a)Have a substantial adverse effect on a scenic
vista?Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
I.a) The most prominent scenic resource that can be viewed from the project area are the San
Gabriel Mountains to the north. There are no other unique vistas, natural or undisturbed areas,
or officially recognized scenic areas in the surrounding area. The project site is currently
developed with the Arcadia Fitness Sports Club which is a two-story building of approximately
23,744 square feet.South of the project site is a church and two-story apartment buildings.
East of the project site is a gas station and single family residential homes. North and east of
the site are single-story commercial buildings. Theexisting fitness center and surrounding
buildings completely block views of the San Gabriel Mountains from the church and residential
homes immediately south and southeast of the project site. Very limited views of the San
Gabriel Mountain peaks are available from sidewalks and in the area roads. See Figure 2 for
site photographs and existing views of the project area.
The project would construct one building composed of a basement, a mezzanine, and three
floors on the site. This would result in similar views compared to the existing site condition
since views of the San Gabriel from residences south of the project site would continue to be
blocked.The existing fitness center is approximately 35 feet high at its highest point, while the
proposed mixed use building would be slightly higher at approximately 40 feet.Because the
project building would be approximately the same height and mass as the existing building, it
would block views from the surrounding areas to a similar degree as the existing building.
Therefore, impacts to scenic vista would be less than significant, and no mitigation is required.
b)Substantially damage scenic resources,
including, but not limited to, trees, rock
outcroppings, and historic buildings within a
state scenic highway?
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
I.b) The project site and surrounding area does not contain any designated scenic highways.
The nearest designated State scenic highway is the Angeles Crest Highway approximately 16
miles away. Therefore, the project will not significantly damage any scenic resources within a
state scenic highway, and no mitigation is required.
PACIFIC PLAZA ARCADIA MIXED USE DEVELOPMENT
INITIAL STUDY
19
c)Substantially degrade the existing visual
character or quality of the site and its
surroundings?Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
I.c) The project proposes to demolish the existing 2-story fitness building and construct a
three-story mixed-use residential and commercial building with a height of 40 feet. During
construction, people travelling on area roads and at nearby land uses would have views of the
project site in various stages of site preparation and construction. The proposed project will
adhere to the City’s standard screened construction fencing requirement. In addition,
construction and fencing are temporary conditions. Therefore, the impact is considered
temporary and less than significant, and no mitigation is required.
The proposed project will be a similar height compared to the existing fitness center and would
be to scale with existing retail and commercial buildings within the immediate area. The
existing apartments south of the site currently have a view of the back of the fitness center,
which consists of a solid concrete wall (see Figure 2). The rending of the proposed project
(Figure 5) show the project have an articulated design that features different distinct levels
and balconies. This style of design creates an appearance that the building is lower in height
than it actually is and is generally found to be aesthetically appealing compared to a solid block
wall. The project will also increase landscaping compared to the existing site and proposes a
common garden area. The project is not expected to detract from the planned visual quality of
the immediate neighborhood, or from any residential neighborhoods to the distance from the
project site. Therefore, the proposed project will not significantly degrade the existing visual
character or affect the visual quality of the site and its surroundings over the long term, and no
mitigation is required.
d)Create a new source of substantial light or
glare, which would adversely affect daytime
or nighttime views in the area?Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
I.d) The existing building does not cause a substantial amount of glare at present due to the
minimal number of existing windows and limited on-site night lighting. The project site is
surrounded by major roadways, residential and commercial uses, and streetlights that produce
anamount of light typical of urban areas. Substantial sources of night lighting in the area
include the Arcadia High School football and baseball fields located west of the project site.
Similar to the existing site condition, the proposed project would include parking lights, streets
lights, interior lighting from the market, café, & restaurant, and residential interior lighting of
the top two floors. The proposed project design contains more windows than the existing
development which would potentially produce more light and glare than existing conditions.
However, the proposed project will be required to be consistent with State Building Code (i.e.,
Title 24) and City Municipal Code lighting requirements. While the project is not expected to
create sources of lighting that will be substantially greater than the existing urban lighting
PACIFIC PLAZA ARCADIA MIXED USE DEVELOPMENT
INITIAL STUDY
20
conditions, the project could have substantial glare impacts and the following mitigation is
recommended.
Mitigation Measures
AES-1 Prior to issuance of a building permit, the applicant shall demonstrate that all
project windows are glazed or otherwise treated to minimize glare on
surrounding roads and properties, to the satisfaction of the
Development Services Director or designee.
In summary, the proposed project will increase ambient lighting levels and glare from the
project site, but will not significantly change night time views of the area. These changes are
not expected to result in significant adverse impacts to nighttime views in the area mainly due
to visual conditions that already exist in the project area and implementation of the
recommended mitigation measure for potential glare impacts.
II. AGRICULTURE 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 Department 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 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 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?
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
II.a) The project site is primarily covered at present by impervious man-made surfaces. In
addition, the Farmland Mapping and Monitoring Program (FMMP) does not designate any land
in the City of Arcadia or the surrounding areas as Prime Farmland, Unique Farmland, or
Farmland of Statewide Importance.Therefore, no impact to farmland would occur and no
mitigation is required.
b)Conflict with existing zoning for agricultural
use, or a Williamson Act contract?Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
PACIFIC PLAZA ARCADIA MIXED USE DEVELOPMENT
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II.b) There is no agricultural use zoning or Williamson Act contracts in the City of Arcadia.
Therefore, there will be no impacts in this regard and no mitigation is required.
c)Conflict with existing zoning for, or cause
rezoning of , 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))?
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
II.c) The site is almost completely covered by man-made impervious surfaces (e.g., buildings
and parking lots) at present.The City of Arcadia has no timberland or timberland production
land, and has no property zoned for forest land. There is no farmland in the City of Arcadia, so
the project will not convert farmland to non-agricultural use, and there are no impacts in this
regard and no mitigation is required.
d)Result in the loss of forest land or
conversion of forest land to non-forest use? Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
II.d) As outlined in II.c above, the proposed development will not result in the loss of forest
land or conversion of forest land to non-forest use. Therefore, there is no impact and no
mitigation is required.
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
conversionof forest land to non-forest use?
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
II.e) As outlined in II.c above, there is no farmland in the City of Arcadia. Therefore, the
project would not convert farmland to non-agricultural use and there is no impact.No
mitigation is required.
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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:
a)Conflict with or obstruct implementation of
the applicable air quality plan?Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
III.a) LSA Associates, Inc. (LSA) prepared a detailed assessment of air quality impacts and
the project traffic impact analysis for the proposed project based on the project development
characteristics (LSA 2015)(Appendix B).The Air Quality Management Plan (AQMP) for the
South Coast Air Basin (Basin) sets forth a comprehensive program that will lead the Basin into
compliance with federal and state air quality standards. Air quality in the Basin is regulated by
the South Coast Air Quality Management District (SCAQMD). The AQMP control measures and
related emission reduction estimates are based upon emissions projections for a future
development scenario derived from land use, population, and employment characteristics
defined in consultation with local governments. Accordingly, conformance with the AQMP for
development projects is determined by demonstrating compliance with local land use plans
and/or population projections.
The proposed project involves the construction and occupancy of 85,560 square feet of mixed
use commercial and residential space on 1.66 acres of land. The project would also involve the
demolition of the existing Arcadia Fitness Sports Club with child care center, Le Spa, Café Maji,
and All Professional Health Center, within the 23,744 square feet of building.
As outlined in Section X, Land Use and Planning, the proposed project requires a General Plan
Amendment and Zone Change from commercial uses to mixed-use development. While the
project isnot consistent with existing land use and zoning designations, the proposed land use
change would represent only an incremental increase in emissions compared to existing land
use. According to the CEQA Air Quality Handbook, significant projects include large
development such as airports, electrical generating facilities, petroleum and gas refineries,
water ports, and solid waste disposal sites. Under this definition, the project is not considered a
significant project due to its limited size. In addition, as shown in Tables A-D the project would
result in short-term construction and long-term pollutant emissions that are less than the CEQA
significance emissions thresholds established by the SCAQMD. Therefore, the project would not
result in an increase in the frequency or severity of any air quality standards violation and will
not cause a new air quality standard violation. For these reasons, the project would not conflict
with or obstruct implementation of air quality plans, and no mitigation is required.
PACIFIC PLAZA ARCADIA MIXED USE DEVELOPMENT
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b)Violate any air quality standard or contribute
substantially to an existing or projected air
quality violation?Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
III.b) The following analysis analyzes both short-term impacts caused by construction activities
and long-term impacts caused by occupancy and operation of the project as proposed.
Short-Term Impacts
Grading and other construction activities would result in combustion emissions from heavy-duty
construction vehicles, haul trucks, and vehicles transporting construction crews. Exhaust
emissions during these construction activities will vary daily as construction activity levels
change. The grading and demolition phases of construction represent the most intense
construction period during which daily emissions would be at their greatest level, based on the
potential amount of equipment and duration of use. The other construction phases would not
result in any greater construction emissions due to less equipment being used and shorter
construction duration. Construction-related impacts also include demolition of the existing
building and excavation for the underground parking. Table A below provides a “worst case”
estimate of the short-term construction emissions from the proposed project.
Table A: Short-Term Regional Construction Emissions
Construction
Phase
Total Regional Pollutant Emissions (lbs/day)
VOC NOX CO SO2
Fugitive
PM10
Exhaust
PM10
Fugitive
PM2.5
Exhaust
PM2.5 CO2e
Demolition3.130240.0300.701.80.131.73,100
Site
Preparation2.526170.0182.401.41.21.31,900
Grading2.630220.0392.41.31.11.24,000
Building
Construction3.521180.0280.421.40.111.32,600
Architectural
Coating4.92.42.40.0040.0780.20.0210.2370
Paving1.2129.80.0150.150.730.0390.681,500
Peak Daily 8.5 30 24 0.032 3.8 2.5 3,100
SCAQMD
Thresholds 75 100 550 150 150 55 No
Threshold Significant
Emissions? No No No No No No
Source: LSA Associates, Inc. (July2015).
Note: Peak daily emissions are based on a worst-case assumption that the Building Construction and Architectural
Coating phases would overlap.
CO = carbon monoxide
CO2= carbon dioxide
CO2e= carbon dioxide equivalent
lbs/day = pounds per day
NOx= nitrogen oxides
PM2.5= particulate matter less than 2.5 microns in size
PM10= particulate matter less than 10 microns in size
SCAQMD = South Coast Air Quality Management District
SOx= sulfur oxides
VOC = volatile organic compounds
PACIFIC PLAZA ARCADIA MIXED USE DEVELOPMENT
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Currently, the Basin is designated as a nonattainment area for ozone, PM10, and PM2.5. Project
construction will be required to comply with regional fugitive dust reduction practices (SCAQMD
Rule 403) that assist in reducing short-term air pollutant emissions. The purpose of SCAQMD
Rule 403 is to reduce the amount of particulate matter in the atmosphere resulting from man-
made fugitive dust sources. Among the requirements under this rule, fugitive dust must be
controlled so that the presence of such dust does not remain visible in the atmosphere beyond
the property line of the emission source. This is achieved by requiring actions to prevent,
reduce, or mitigate dust emissions. Adherence to Rule 403 is a standard requirement for any
construction activity occurring within the Basin.
As depicted in Table A,construction emissions would not exceed regional thresholds, so impacts
are less than significant and no mitigation is required.
Long-Term Impacts
Long-term air pollutant emission impacts result from stationary sources and mobile sources
involving any project-related changes. The project would result in an increase of 64,700 square
feet of residential space plus an additional 19,360 square feet of commercial retail space. Thus
the project would result in net increases in both stationary and mobile source emissions. The
stationary source emissions would come from the use of consumer products, landscape
equipment, general energy, and solid waste, while trip generation factors were taken from the
ITE Trip Generation Manual, Eight Edition and the traffic impact analysis prepared byfor the
proposed project byLSA (Appendix C). The long-term operational emissions associated with the
proposed project, calculated using the CalEEMod 2013.2.2 model are shown in Table B. The air
quality study shows that the increase of all criteria pollutants as a result of the proposed project
would be less than the applicable SCAQMD daily emission thresholds. Therefore, project-related
long-term air quality impacts would be less than significant, and no mitigation isrequired.
Table B: Long-Term Regional Operational Emissions
Source
Pollutant Emissions (lbs/day)
VOC NOX CO SOX PM10 PM2.5
Area Sources1.50.0373.10.000160.0660.066
Energy Sources0.0880.790.610.00480.0610.061
Mobile Sources15291300.20143.9
Total Project Emissions 17 30 130 0.20 14 4.0
SCAQMD Thresholds 55 55 550 150 150 55
Significant? No No No No No No
Source: LSA Associates, Inc. (May2015).
CO = carbon monoxide
CO2= carbon dioxide
lbs/day = pounds per day
NOx= nitrogen oxides
PM2.5= particulate matter less than 2.5 microns in
size
PM10= particulate matter less than 10 microns in size
SCAQMD = South Coast Air Quality Management
District
SOx= sulfur oxides
VOC = volatile organic compounds
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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)?
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
III.c) The majority of the project-related operational emissions would be due to vehicle trips to
and from the new project building. The previous TablesA and B indicate that all emissions of
criteria pollutants from the proposed project would be less than the applicable SCAQMD
thresholds, therefore, no significant impacts would occur and no mitigation is required.
d)Expose sensitive receptors to substantial
pollutant concentrations?Potentially
Significant
Impact
Less than
Significant
With
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
III.d) Localized Significance Thresholds (LSTs) represent the maximum emissions from a
project that would not result in an exceedance of the national or state ambient air quality
standards. LSTs are based on the ambient concentrations of that pollutant within the project
source receptor area (SRA) and the distance to the nearest sensitive receptor. For this project,
the appropriate SRA is the East San Gabriel Valley according to the project airquality analysis
(LSA August 2015) included in Appendix B of this report.
Short-Term LST Impacts
As previously described, it is expected that construction would occur in one phase, and less
than 5 acres would be actively worked on during any given day. Theclosest sensitive receptors
to the site are residences located immediately south of the project site. Table C shows that
emissions would not exceed LST thresholds and thus would not be significant or require
mitigation.
Table C: Construction LST Impacts
Emissions Sources NOX CO PM10 PM2.5
On-site Emissions28213.72.4
LST Thresholds 115 841 6.3 4.3
Significant Emissions? No No No No
Source: LSA Associates, Inc.(May2015).
SRA: East San Gabriel Valley, 1.66 acres, 80-foot distance
CO = carbon monoxide
lbs/day = pounds per day
LST = local significance threshold
NOX= nitrogen oxides
PM2.5= particulate matter less than 2.5 microns in size
PM10= particulate matter less than 10 microns in size
PACIFIC PLAZA ARCADIA MIXED USE DEVELOPMENT
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Long-Term LST Analysis
Long term proposed operational activities were calculated and compared with the appropriate
LSTs, which only includes on-site sources; however, the CalEEMod 2013.2.2 model outputs do
not separate on-site and off-site emissions for mobile sources. For a worst-case scenario
assessment, the emissions calculations included all on-site project-related stationary sources
and 5 percent of the project-related new mobile sources, which is an estimate of the amount of
project-related new vehicle traffic that would occur on site. Considering the total trip length
included in the CalEEMod 2013.2.2 model, the 5 percent assumption is conservative. As shown
in Table D, the calculations determined that the operational emission rates would not exceed
the LST thresholds for the closest sensitive receptors. Therefore, the proposed operational
activity would not result in a localized significant air quality impact and no mitigation is required.
Table D: Long-Term Operational LST
Emissions Sources NOX CO PM10 PM2.5
On-site emissions1.59.60.770.26
LST Thresholds 115 841 2.0 1.7
Significant Emissions? No No No No
Source: LSA Associates, Inc. (May2015).
SRA: East San Gabriel Valley, 1.66 acres, 80-foot distance, on-site traffic 5 percent of
total
CO = carbon monoxide
lbs/day = pounds per day
NOX= nitrogen oxides
PM2.5= particulate matter less than 2.5 microns in size
PM10= particulate matter less than 10 microns in size
SRA = State Recreation Area
e)Create objectionable odors affecting a
substantial number of people?Potentially
Significant
Impact
Less than
Significant
With
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
III.e) Project construction will generate limited odors over the short-term, mainly fumes from
gasoline- and diesel-powered construction equipment. These odors would be temporary and not
likely to be noticeable beyond the project limits. The painting of buildings or the installation of
asphalt surfaces may also create odors. SCAQMD Rule 1113 outlines standards for paint
applications, while Rule 1108 identifies standards regarding the application of asphalt.
Adherence to the standards identified in these SCAQMD Rules would reduce temporary odor
impacts to a less than significant level, and no mitigation is required.
Land uses generally associated with long-term objectionable odors include agricultural uses,
wastewater treatment plants, food processing plants, chemical plants, composting operations,
refineries, landfills, dairies, and fiberglass molding facilities. Although there will be food
establishments onsite as a part of the proposed project, this is not significant impact because all
food establishments are required to adhere to AQMD permitting requirements. Through the
adherence of these permits the proposed project would not generate long-term objectionable
odors. Because the project would not involve any substantial short-term or long-term sources of
odors, impacts are considered less than significant and no mitigation is required.
PACIFIC PLAZA ARCADIA MIXED USE DEVELOPMENT
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IV. BIOLOGICAL RESOURCES
Would the project:
a)Have a substantial adverse effect, either
directly or through habitat modifications, on
any species identified as a candidate,
sensitive, or special status species in local or
regional plans, policies, or regulations, or by
the California Department of Fish and Game
or U.S. Fish and Wildlife Service?
Potentially
Significant
Impact
Less than
Significant
With
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
IV.a) The proposed project site is located on an urban infill site that contains no native
vegetation and supports limited wildlife species, mainly those that are tolerant of regular human
activity including ground squirrels, rodents, and song birds such as meadowlarks, finches,
chickadees, and mockingbirds. The existing landscaping on the project site includes maturing
ornamental trees and shrubs on the northern and eastern boundaries of the project site and
directly in front of the existing building. Palm trees are also present along the sidewalks.
Migratory and raptorial birds are covered by the Migratory Bird Treaty Act, and may be
impactedby project construction if birds or nests are present during grading or treeremoval.
Potential impacts to nesting birds are considered potentially significant and require mitigation.
Mitigation Measures
BIO-1 Construction in either phase should not occur during the local nesting season
(estimated February 1 to July15). If any construction occurs during the nesting
season, a nesting bird survey shall be conducted by a qualified biologist prior to
the issuance of a grading permit or removal of any large trees on the existing
property. If the biologist determines that nesting birds are present, an area of
100 feet shall be marked off around the nest and no construction activity can
occur in that area during nesting activities. Grading and/or construction may
resume in this area when a qualified biologist has determined the nest is no
longer occupied and all juveniles have fledged. This measure shall be
implemented to the satisfaction of the City Planning Division.
With implementation of Mitigation Measures BIO-1 no significant impacts on biological resources
are expected to occur from project implementation.
b)Have a substantial adverse effect on any
riparian 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?
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
IV.b) The project site does not contain any designated riparian habitat or other sensitive
natural communities. The site iscompletely developed with man-made improvements and
landscaping, and does not contain any natural drainages or riparian vegetation. Therefore,
there are no impacts in this regard, and no mitigation is required.
PACIFIC PLAZA ARCADIA MIXED USE DEVELOPMENT
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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?
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
IV.c) Theproject site and immediate surrounding area are completely developed with man-
made improvements and do not contain any natural drainages, federally protected wetlands, or
any biological resources that would be under the jurisdiction of federal or state resource
agencies. Therefore, there are no impacts in this regard, and no mitigation is required.
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?
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
IV.d) There are no known native resident or migratory fish or wildlife species within the City of
Arcadia. The site also does not contain any vegetation other than a few landscaped ornamental
trees, which provide minimal biological resource value. The site does not contain any drainage
features that would support fish or other wildlife, nor does it contain any resources that would
assist any species that are migrating or native wildlife raising their young. Mitigation Measures
BIO-1 address impacts to nesting birds (under the Migratory Bird Treaty Act) if present. With
implementation of these measures, there will be no significant impacts in this regard, and no
additional mitigation is required.
e)Conflict with any local policies or ordinances
protecting biological resources, such as a
tree preservation policy or ordinance?Potentially
Significant
Impact
Less than
Significant
With
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
IV.e) The City of Arcadia does have a Tree Preservation ordinance that includes the protection
of sycamore trees and oak trees.There are no oak or sycamore trees on the proposed project
site, and there are no protected species proximate to the site on adjacent properties or in City
rights-ofway. However, there are some sycamore trees on private property and many be some
in City rights-of-way in the neighborhoods to the south and east, but the project isnot expected
to conflict with this or any other local policies or ordinances protecting biological resources.
Since there are no impacts, no mitigation is required.
PACIFIC PLAZA ARCADIA MIXED USE DEVELOPMENT
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f)Conflict with the provisions of an adopted
Habitat Conservation Plan, Natural
Community Conservation Plan, or other
approved local, regional, or state habitat
conservation plan?
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
IV.f) The project site is not covered by any adopted Habitat Conservation Plan, Natural
Community Conservation Plan, or other local, regional, or state habitat conservation plan.
Therefore, there will be no impacts in this regard, and no mitigation is required.
V. CULTURAL RESOURCES
Would the project:
a)Cause a substantial adverse change in the
significance of a historical resource as defined
in §15064.5?Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
V.a) The Arcadia Fitness Sports Club, an existing 2-story building with 23,744 square feet, is
located on the project site. The on-site structure was built in 1978. Because the existing
structure is younger than 50 years old and does not meet the requirements of listing for either
the State or National Register of Historic Places, it is not considered a historical resource. In
addition, the City of Arcadia does not maintain a list of locally designated historical resources.
Therefore, the proposed project would not have a significant impact on historical resources and
no mitigation is required.
b)Cause a substantial adverse change in the
significance of an archaeological resource
pursuant to §15064.5?Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
IV.b) The project site has been completely disturbed by previous development and human
activity. Development of the proposed project is not expected to cause any significant impacts
to archaeological resources on the site. However, it is still possible, though unlikely, that
archaeological resources may be found during excavation of the project site. Implementation of
Mitigation Measure CUL-1 below will help assure that impacts to unanticipated archaeological
resources will be reduced to less than significant levels.
CUL-1 If archaeological resources are discovered during project grading, work shall be
halted in that area until a qualified archaeologist can be retained by the
developer to assess the significance of the find. The project archaeologist shall
observe the remaining earthmoving activities at the project site consistent with
Public Resources Code Section 21083.2(b), (c), and (d). The monitor shall be
equipped to record and salvage cultural resources that may be unearthed during
PACIFIC PLAZA ARCADIA MIXED USE DEVELOPMENT
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grading activities. The monitor shall be empowered to temporarily halt or divert
grading equipment to allow recording and removal of the unearthed resources.
c)Directly or indirectly destroy a unique
paleontological resource or site or unique
geologic feature?Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
IV.c) The project site has been extensively disturbed in the past, and is currently covered with
man-made structures and improvements. However, it is possible, though not likely, that
megafaunal (ancient large mammal) or related paleontological resources may be found during
excavation of the project site, since such resources have occasionally been found during
excavations elsewhere in the LA Basin.To prevent impacts to unanticipated paleontological
resources, the following mitigation is recommended.
Mitigation Measures
CUL-2 If paleontological resources (fossils) are discovered during project grading, work
will be halted in that area until a qualified paleontologist can be retained to
assess the significance of the find. The project paleontologist shall monitor
remaining earthmoving activities at the project site and shall be equipped to
record and salvage fossil resources that may be unearthed during grading
activities. The paleontologist shall be empowered to temporarily halt or divert
grading equipment to allow recording and removal of the unearthed resources.
Any fossils found shall be evaluated in accordance with the CEQA Guidelines and
offered for curation at an accredited facility approved by the City of Arcadia.
Once grading activities have ceased or the paleontologist determines that
monitoring is no longer necessary, monitoring activities shall be discontinued.
This measure may be combined with CUL-1 at the discretion of the City Planning
Division.
Implementation of this measure will help assure there will be no significant impacts to
unexpected paleontological resources or unique geological features from project construction.
d)Disturb any human remains, including those
interred outside of formal cemeteries?Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
IV.d) The proposed project site does not contain any known human remains. However, there is
always a small possibility that ground-disturbing activities during construction may uncover
previously unknown buried human remains. Therefore, the following mitigation is
recommended:
PACIFIC PLAZA ARCADIA MIXED USE DEVELOPMENT
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Mitigation Measures
CUL-3 In the event of an accidental discovery or recognition of any human remains,
California State Health and Safety Code § 7050.5 dictates that no further
disturbance shall occur until the County Coroner has made the necessary findings
as to origin and disposition pursuant to CEQA regulations and PRC § 5097.98. If
human remains are found, the LA County Coroner’s office shall be contacted to
determine if the remains are recent or of Native American significance. Prior to
issuance of a grading permit, the developer shall include a note to this effect on
the grading plans for the project.
Implementation of this measure will help assure there will be no significant impacts if human
remains are found during project grading.
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 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
Publication42.
Potentially
Significant
Impact
Less than
Significant
With
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
ii)Strong seismic groundshaking?
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
iii)Seismic-related ground failure, including
liquefaction?Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
iv)Landslides?
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
PACIFIC PLAZA ARCADIA MIXED USE DEVELOPMENT
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VI.a.i-iv) The Raymond Hill Fault Zone and the Sierra Madre Fault Zone are the only faults
located in the City of Arcadia. The project site is underlined by extremely thick alluvial deposits
that are subject to differential settlement during any intense shaking associated with seismic
events, which can be expected for any location in Southern California. This can result in
damage to property when an area settles to different degrees over a relatively short distance.
However, building design standards do significantly reduce the potential for harm. The
proposed project site is not located within the boundaries of an Earthquake Fault Zone for fault
rupture hazard as defined by the Alquist-Priolo Earthquake Fault Zoning Act of 1972 (CGS
2005), there are no known active or potentially active faults that traverse the project site, and
the site is not located in an area with steep or unstable slopes (City General Plan 1995).In
addition, local groundwater is found at depths well in excess of 50 feet, so the potential for
liquefaction is considered low. As part of its development review process, the City will require
the project to be built to withstand expected seismic groundshaking, as well as local soil
conditions as outlined in the project geotechnical study (CGS 2005). Therefore, the project site
is not expected to be subject to any significant impacts regarding fault zones, strong seismic
groundshaking, ground failure, liquefaction, or landslides, and no mitigation is required.
b)Result in substantial soil erosion or the loss of
topsoil?Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
VI.b) The proposed project site gently slopes to the south at a gradient of 1.4 percent with
elevations ranging from 438 feet above mean sea level (amsl) at the north east corner sloping
down to 433 feet amsl at the southwest corner. The site is currently covered over by buildings
and mainly impervious surfaces and does not exhibit signs of erosion. Excavation and grading
for the proposed project would temporarily expose some onsite soils to erosion from wind or
water. However, the City will apply its standard erosion control measures as conditions of
approval, so these potential impacts would be less than significant.
Development of the site would involve more than one acre, therefore, the proposed project is
required to obtain a National Pollutant Discharge Elimination System (NPDES) permit. A Storm
Water Pollution Prevention Plan (SWPPP) would also be required to address erosion and
discharge impacts associated with grading of the site for development of the proposed project.
The project site is underlain by Hanford Fine Sandy Loam (HF-2)soil which has a slight erosion
hazard potential,sothe proposed project is required to adhere to the City’s grading
requirements, obtain an NPDES permit, prepare a Standard Urban Stormwater Management
Plan (SUSMP), and prepare an SWPPP. These actions are outlined in Mitigation Measures
HYD-1 through HYD-3 in Section IX, Hydrology and Water Quality. Compliance with these
measures will reduce potential impacts associated with soil erosion hazards to less than
significant levels.
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c)Be located on a geologic unit or soil that is
unstable, or that would become unstable as a
result of the project, and potentially result in
on-site or off-site landslide, lateral spreading,
subsidence, liquefaction or collapse?
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
VI.c)Subsidence is the sudden sinking or gradual downward settling of the earth’s surface with
little or no horizontal movement. Subsidence is caused by a variety of activities, which includes,
but is not limited to, withdrawal of groundwater, pumping of oil and gas from underground, the
collapse of underground mines, liquefaction, and hydrocompaction. However, the City of
Arcadia is located on an alluvial plain that is relatively flat and expected to be stable. Although
the project site has a slight slope it is not severe enough the site to be subject to either onsite
or offsite landslide hazards. There will be no significant impacts in this regard, and no mitigation
is required.
d)Be located on expansive soil, as defined in
Table 18-1-B of the Uniform Building Code
(1994), creating substantial risks to life or
property?
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
VI.d) Expansive soils generally have a substantial amount of clay particles, which can give up
water (shrink) or absorb water (swell). The change in the volume exerts stress on buildings and
other loads placed on these soils. The extent or range of the shrink/swell is influenced by the
amount and kind of clay present in the soil. The occurrence of these soils is often associated
with geologic units having marginal stability. Expansive soils can be widely dispersed and they
can occur in hillside areas as well as low-lying alluvial basins. The proposed project siteand
surrounding area are underlain by deep well-drained alluvial soils that have low to moderate
expansion potential. The project will not have substantial risks to life or property related to
expansive soils. Impacts in this regard will be less than significant, and no mitigation is
required.
e)Have soils incapable of adequately supporting
the use of septic tanks or alternative
wastewater disposal systems where sewers
are not available for the disposal of waste
water?
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
VI.e) The proposed project would be connected to the existing 8 inch sewer line in Duarte
Road or to the County sewer line in 1st Avenue, so no septic or alternative wastewater disposal
systems are needed. Therefore, there will be no significant impacts in this regard.
PACIFIC PLAZA ARCADIA MIXED USE DEVELOPMENT
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VII. GREENHOUSE GAS EMISSIONS
Would the project:
a)Generate gas emissions, either directly or
indirectly, that may have a significant impact
on the environment?Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
VII.a) LSA Associates, Inc. (LSA) prepared a detailed assessment of air quality impacts
including greenhouse gas emission impacts for the proposed project based on the project
development characteristics (LSA 2015)(Appendix B) and the project traffic impact analysis (LSA
2015)(Appendix C).
During the construction of the project, expected equipment and vehicles will generate
greenhouse gases in small amounts. There currently are no identified thresholds for greenhouse
gas emissions. This section provides an analysis of greenhouse gas (GHG) emissions associated
with the proposed project. This analysis examines the short-term construction and long-term
operational impacts of the proposed project as it relates to greenhouse gases. A detailed
assessment of project-related GHG emissions is included in the project’s air quality study
(Appendix B).
Project-related emissions of GHGs have been modeled by including direct emissions from
project vehicular traffic. Indirect emissions from electric power plants generating electricity,
energy used to provide water, and the processing of solid waste were accounted for taking into
account the nature of the project. The project would utilize quantifiable amounts of electricity,
natural gas, water and generate solid waste that will contribute CO2, CH4, and N2O emissions.
The emissions of GHG resulting have been estimated using parameters from both the State of
California and the federal government.
Calculation of Greenhouse Gas Emissions
The project’s GHG emissions during construction and mobile sources during project operation
were estimated by using the CalEEMod 2013.2.2 computer model developed and maintained by
the South Coast Air Quality Management District (SCAQMD). The project’s GHG emissions from
on-site equipment were estimated using the emission factors found on the SCAQMD website.
The CalEEMod 2013.2.2 program estimates that the project would generate a total of 305
metric tons (MT) of CO2e GHGs during construction, as shown in Table E below. Also, Table F
shows, theproject will produce 2,900 MT/year of CO2e, or 0.0029 million metric tons per year
(MMT/yr) of CO2e. For comparison, the existing emissions from the entire SCAG region are
estimated to be approximately 176.79 MMT/yr of CO2e, and the existing emissions for the entire
State are estimated at approximately 496.95 MMT/yr of CO2e. The carbon dioxide, methane,
and nitrous oxide emissions that would be associated with the proposed project is less than
0.0000058percent of California’s total emissions for carbon dioxide, methane, and nitrous
oxide. According to the Air Quality Analysis, GHG emissions of 2,900 MT/yr of CO2e from the
proposed project expansion would be lower than the SCAQMD interim tiered GHG emissions
PACIFIC PLAZA ARCADIA MIXED USE DEVELOPMENT
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threshold for commercial projects of 3,500 MT/yr of CO2e, and would also be below the3,000
MT/year of CO2e of residential emissions.
Table E: Greenhouse Gas Construction Emissions
Construction Phase
Total Regional Pollutant Emissions
(MT/yr)
CO2 CH4 N2O CO2e
Demolition –2016230.0058028
Site Preparation –20161.60.0004901.7
Grading –2016620.0008102.8
Building Construction –20161300.0430240
Building Construction –2017510.011051
Architectural Coating –2016260.0028026
Architectural Coating –201770.0007407
Paving -20176.10.001806.2
Total 290 0.07 0 310
Source: LSA Associates, Inc. (July 2015).
CH4= methane
CO2= carbon dioxide
CO2e = carbon dioxide equivalent
MT/yr=metric tons per year
N2O = nitrous oxide
Table F: Long-Term Operational Greenhouse Gas Emissions
Source
Pollutant Emissions (MT/year)
Bio-
CO2
NBio-
CO2
Total
CO2 CH4 N2O CO2e
Construction Emissions
amortized over 30 Years 016160.0024016
Operational Emissions
Area Sources09.59.50.000840.000169.6
Energy Sources03903900.0160.0057390
Mobile Sources02,4002,4000.1502,400
Waste Sources370372.2084
Water Usage2.124260.210.005332
Total Project
Emissions 392,8002,9002.60.0112,900
Source: LSA Associates, Inc. (May 2015).
Note: Numbers in table may not appear to add up correctly due to rounding of all numbers to two significant
digits.
Bio-CO2= biologically generated CO2 MT = metric tons
CH4= methaneN2O = nitrous oxide
CO2= carbon dioxideNBio-CO2= Non-biologically generated CO2
CO2e = carbon dioxide equivalent
PACIFIC PLAZA ARCADIA MIXED USE DEVELOPMENT
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The project air quality study concluded that the proposed SPSP project would be consistent with
currently accepted state GHG strategies with implementation of the following mitigation:
Mitigation Measures
GHG-1To ensure that the proposed project complies with and would not
conflict with or impede the implementation of reduction goals
identified in Assembly Bill 32, the Governor’s Executive Order S-3-05,
and other strategies to help reduce greenhouse gases (GHGs) to the
level proposed by the Governor, the project will implement a variety
of measures that will reduce its GHG emissions. To the extent
feasible, and to the satisfaction of the City of Arcadia, the following
measures will be incorporated into the design and construction of the
project (including specific building projects):
Construction and Building Materials
Divert at least 50 percent of the demolished and/or grubbed
construction materials (including, but not limited to, soil, vegetation,
concrete, lumber, metal, and cardboard).
Energy Efficiency Measures
Design all project buildings to exceed the California Building Code
Title 24 energy standard by 10 percent, such as by installing energy-
efficient heating and cooling systems, appliances and equipment, and
control systems.
Water Conservation and Efficiency Measures
Devise a comprehensive water conservation strategy appropriate
for the project and its location. The strategy may include the
following, plus other innovative measures that may be
appropriate:
oCreate water-efficient landscapes within the development.
oInstall water-efficient irrigation systems and devices, such as
soil moisture-based irrigation controls.
oRestrict watering methods (e.g., prohibit systems that apply
water to nonvegetated surfaces) and control runoff.
With implementation of Mitigation Measure GHG-1 and compliance with existing regulatory
requirements, the project’s GHG emissions would be less than those expected for a BAU project
and would not conflict with or impede implementation of reduction goals identified in AB 32, the
Governor’s Executive Order S-3-05, and other strategies to help reduce GHGs to the level
proposed by the Governor. Therefore, the project’s contribution to cumulative GHG emissions
would be less than significant.
PACIFIC PLAZA ARCADIA MIXED USE DEVELOPMENT
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b)Conflict with an applicable plan, policy or
regulation adopted for the purpose of
reducing the emissions of greenhouse gases?Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
VII.b) The City of Arcadia has adopted policies under the City’s General Plan to reduce
greenhouse gas emissions in compliance with SB 375 and AB 32, to reduce greenhouse gas
emissions to 1990 levels by 2020, and 80 percent below 1990 levels by 2050.The City’s website
also discusses an Energy Efficiency Plan that was not available at the time of this report. The
project will be required to comply with these local GHG emission control measures as well. With
implementation of Mitigation Measure GHG-1, the proposed will less than significant project
and cumulative impacts related to GHGs and global climate change.
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?
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
VIII.a) The site currently contains an existing fitness center which does not contain any
hazardous materials or facilities. The project proposes to develop a new three-story mixed-use
development that is not expected to use or generate substantial or significant amounts of
hazardous materials. There would be an incremental impact in this regard from the proposed
residential and commercial uses in the form of cleaning materials, but compliance with existing
federal, state, and local laws/regulations regarding hazardous materials would help ensure that
these impacts are less than significant, and no mitigation is required.
The immediate vicinity of the project site contains various ground- and aerial-mounted utility
lines and transformers. At this time it is not clear whether construction of the project will
necessitate the relocation of these electrical lines and transformers. If relocation is necessary,
the developer will coordinate with the appropriate utility company to relocate the utility lines to
a more appropriate area. The project will not create any significant hazards to the public and no
mitigation is required.
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?
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
PACIFIC PLAZA ARCADIA MIXED USE DEVELOPMENT
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VIII.b) The proposed project site is located in Los Angeles County which is not among the
counties that are found to have serpentine and ultramafic rock in their soils. Therefore, the
potential risk for naturally occurring asbestos is small. As described above in VIII.a) the project
does not include any hazardous uses.
The project site is not listed on any Federal Superfund Sites (NPL), State Response Sites,
Voluntary Cleanup Sites, School Cleanup Sites, Permitted Sites, or Corrective Action sites lists.
According to the Department of Toxic Substances Control Envirostor website, Ross Field, a
former World War I military airfield, was located 0.5 miles west of the project and is in need of
military evaluation. In addition, Arcadia High School and Richard Henry Dana Middle School
were subject to school investigation and no further action was required. The California State
Water Resources Control Board’s Geotracker list shows that the Union 76 service gas station
located adjacent to the project site, on the east side of 1st Avenue, is identified as a leaking
underground storage tank (LUST) cleanup site. Also, adjacent north of the project site, on the
north side or Duarte Road, is an Auto Repair Service Center. While the service center is not
listed on any hazardous list, repair centers are at risk for soil contamination through accidental
oil spills or improper handling and disposal of automotive fluids. Both the gas station and repair
shop are up-gradient of the project site. This means that it is possible onsite soils could contain
contamination from these local sources. This is a potentially significant impact and the
mitigation measure below is required.
Mitigation Measures
HAZ-1 During grading of the project site, including the subterranean parking structure,
a hazardous waste monitor shall be present to determine if onsite soils contain
contamination from local sources. If contamination is observed, the monitor shall
be empowered to halt work in that area to determine the nature and extent of
contamination. The monitor shall make arrangements as appropriate to safely
remediate any contaminated materials including disposal by a certified contractor
at an approved landfill. If no contamination is found, the monitor shall file a brief
report with the City within 30 days of the completion of grading. This measure
shall be implemented to the satisfaction of the City Planning Department.
With implementation of the recommended mitigation measure, the project will have less than
significant impacts relative to reasonably foreseeable upset and accident conditions involving
the release of hazardous materials
c)Emit hazardous emissions or handle
hazardous or acutely hazardous materials,
substances, or waste within one-quarter mile
of an existing or proposed school?
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
VIII.c) Three schools are located within a quarter mile of the project site. Arcadia High
School is located approximately 0.18 miles west of the project site (180 Campus Drive),
Richard Henry Middle School is located approximately 0.25 miles south of the project site
(1401 South 1st Avenue), and Arcadia Montessori School is also located 0.25 miles south of
the project site (1406 South Santa Anita Avenue). Section VIII.a above indicates the
PACIFIC PLAZA ARCADIA MIXED USE DEVELOPMENT
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proposed project would not emit or produce any hazardous materials that would represent a
health hazard to the public or to students or staff at the above schools. Therefore, there
would be no significant impact in this regard, and no mitigation is required.
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, would it create a
significant hazard to the public or the
environment?
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
VIII.d) The project site is not listed on the State Cortese List or any Federal Superfund Sites
(NPL), State Response Sites, Voluntary Cleanup Sites, School Cleanup Sites, Permitted Sites, or
Corrective Action sites lists. Therefore, the project will have no impacts and no mitigation is
required.
e)For a project located within an airport land
use plan or, 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?
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
VIII.e) The proposed project site is not located within an airport land use plan or within two
miles of a public airport or public use airport because the closest airport is El Monte Airport
which is approximately 3 miles away from the project site. The project would not create any
airport-related safety hazards for people working or living at the proposed project site.
Therefore, the project will have no impacts related to airport activity, and no mitigation is
required.
f)For a project within the vicinity of a private
airstrip, would the project result in a safety
hazard for people residing or working in the
project area?
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
VIII.f) There are no private airstrips within 2 miles of the project site, so there will be no
impacts in this regard, and no mitigation is required.
g)Impair implementation of or physically
interfere with an adopted emergency
response plan or emergency evacuation plan?Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
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VIII.g) The Arcadia Fitness Sports Club (including Café Maji, Le Spa by Sophie, and All Pro
Health Center), currently occupy the project site. Police, fire, and paramedic services are
currently provided by the City to the entire downtown area, including the project site. The
project site will beaccessible via two rear driveways down the alley off 1st Avenue and one
driveway off of East Duarte Road. Development of the project site as proposed will not
reduce the existing level of emergency access or the ability to evacuate onsite uses if an
emergency or disaster occurs, so there will be no significant impacts in this regard and no
mitigation is required.
h)Expose people or structures to a significant
risk of loss, injury or death involving wildland
fires, including where wildlands are adjacent
to urbanized areas or where residences are
intermixed with wildlands?
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
VIII.h) According to the California Department of Forestry and Fire Protection (CAL Fire)
mapping system the City of Arcadia contains areas considered to be Very High Fire Hazards
Zones. The map created by CAL Fire has been adopted by the City to target these areas and
implement stringent wild land fire mitigation strategies. The proposed project site does not fall
within any fire hazard zones, and is not within close proximity to any wildlands and will not
have a fire hazard impact. Review of proposed building plans is a standard part of the City’s
development review process, and the proposed project will be required to comply with any
building design requirements of the City Fire Department (see Section XIV,Public Services) to
mitigate urban (non-wildland) fire hazards. Therefore, wildfire hazard impacts would be less
than significant and no mitigation is required.
IX. HYDROLOGY AND WATER QUALITY
Would the project:
a)Violate any water quality standards or waste
discharge requirements?Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
IX.a)Short-Term Impacts.It is possible that runoff during grading and construction
activities could result in sediment and other urban pollutants into local drainage facilities. To
protect water quality over the short-term (i.e., during construction), the project will be required
to prepare a Storm Water Pollution Prevention Plan (SWPPP) which is a written document that
describes the construction operator’s activities to comply with the requirements in the National
Pollutant Discharge Elimination system (NPDES) permit. Required elements of an SWPPP
include (1) site description addressing the elements and characteristics specific to the project
site; (2) descriptions of Best Management Practices (BMPs) for erosion and sediment controls;
(3) BMPs for construction waste handling and disposal; (4) implementation of approved local
plans; and (5) proposed post-construction controls, including a description of local post-
construction erosion and sediment control requirements. The SWPPP is intended to facilitate a
PACIFIC PLAZA ARCADIA MIXED USE DEVELOPMENT
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process whereby the operator evaluates potential pollutant sources at the site and selects and
implements BMPs designed to prevent or control the discharge of pollutants in stormwater
runoff.
During the construction period, the proposed project would use a series of BMPs to reduce
erosion and sedimentation. These measures may include the use of gravel bags, silt fences, hay
bales, check dams, hydroseed, and soil binders. The construction contractor would be required
to operate and maintain these controls throughout the duration of on-site construction
activities.
Long-Term Impacts. Once the proposed project is completed, it is possible that operation or
ongoing activities of project uses may contribute to long-term water quality impacts. To prevent
such impacts, the project is required to comply with the City’s Low Impact Development (LID)
Ordinance. Compliance with the LID Ordinance includes provisions that prior to grading of the
site, a Notice of Intent to comply with the State Construction Activity Storm Water Permit has
been filed, a Storm Water Pollution Prevention Plan has been prepared, and an Erosion and
Sediment Control Plan submitted to and approved by the City. Additional requirements of the
LID Ordinance include retaining stormwater runoff onsite for the Stormwater Quality Design
Volume and minimizing hydromodification impacts to natural drainage systems. When, as
determined by the City, 100 percent onsite retention of the SWQDv is technically infeasible,
partially or fully, the infeasibility shall be demonstrated in the submitted LID Plan. Required
mitigation for stormwater runoff that cannot be retained on-site may include but is not limited
to bioinfiltration BMP’s and on-site water treatment to remove pollutants per the requirement of
the LID Ordinance.
The proposed project will be subject to NPDES requirements as well as the City of Arcadia’s
Water Efficient Landscape Ordinance (WELO). Adherence to NPDES requirements is required of
all development within the City, the incorporation of these requirements in the following
measures is designed to track both standard requirements and specific mitigation measures as
identified below:
Mitigation Measures
HYD-1 Prior to issuance of a grading permit, the developer shall file a Notice of Intent
(NOI) with the State Water Resource Control Board to be covered under the
National Pollutant Discharge Elimination System (NPDES) General Construction
Permit for discharge of storm water associated with construction activities. The
project developer shall submit to the City the Waste Discharge Identification
Number issued by the State Water Resource Control Board (SWRCB) as proof
that the project’s NOI is to be covered by the General Construction Permit has
been filed with the SWRCB. This measure shall be implemented to the
satisfaction of the City Engineer.
HYD-2 Prior to issuance of a grading permit, the developer shall submit to the State
Water Resource Control Board (SWRCB) and receive approval for a project-
specific Storm Water Pollution Prevention Plan (SWPPP). The SWPPP shall
include a surface water control plan and Erosion and Sediment Control Plan citing
specific measures to control on-site and off-site erosion during the entire grading
PACIFIC PLAZA ARCADIA MIXED USE DEVELOPMENT
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and construction period. In addition, the SWPPP shall emphasize structural and
nonstructural best management practices (BMPs) to control sediment and non-
visible discharges from the site. BMPs to be implemented may include (but shall
not be limited to) the following:
xPotential sediment discharges from the site may be controlled by the
following: sandbags, silt fences, straw wattles, fiber rolls, atemporary debris
basin (if deemed necessary), and other discharge control devices. The
construction and condition of the BMPs are to be periodically inspected by
the SRWQCB during construction, and repairs would be made as required.
xArea drains within the construction area must be provided with inlet
protection. Minimum standards are sand bag barriers, or two layers of
sandbags with filter fabric over the grate, properly designed standpipes, or
other measures as appropriate.
xMaterials that have the potential to contribute non-visible pollutants to storm
water must not be placed in drainage ways and must be placed in temporary
storage containment areas.
xAll loose soil, silt, clay, sand, debris, and other earthen material shall be
controlled to eliminate discharge from the site. Temporary soil stabilization
measures to be considered include: covering disturbed areas with mulch,
temporary seeding, soil stabilizing binders, fiber rolls or blankets, temporary
vegetation, and permanent seeding. Stockpiles shall be surrounded by silt
fences and covered with plastic tarps.
xImplement good housekeeping practices such as creating a waste collection
area, putting lids on waste and material containers, and cleaning up spills
immediately.
xThe SWPPP shall include inspection forms for routine monitoring of the site
during the construction phase.
xAdditional required BMPs and erosion control measures shall be documented
in the SWPPP.
xThe SWPPP would be kept on site for the duration of project construction and
shall be available to the State Water Resource Control Board for inspection.
The developer and/or construction contractor shall be responsible for performing
and documenting the application of BMPs identified in the project-specific
SWPPP. Regular inspections shall be performed on sediment control measures
called for in the SWPPP. Monthly reports shall be maintained and available for
City inspection. An inspection log shall be maintained for the project and shall be
available at the site for review by the City and the State Water Resource Control
Board as appropriate.
HYD-3 Prior to issuance of a grading permit,the applicant shall prepare a Low Impact
Development (LID) Plan and the site plans shall illustrate the various long-term
water quality control features to be installed on this project consistent with the
City’s LID Ordinanceas codified in the City’s Municipal Code (MC) Section 8,
Stormwater Management and Discharge Control, Sections 7810-7840. The LID
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Plan and site development plans shall incorporate the following Best
Management Practices (BMPs) as outlined in MC Sections 7823 and 7828 as
appropriate to control pollutant runoff and to reduce impacts to water quality to
the maximum extent practicable:
xDivert roof runoff to landscaped areas before discharge.
xDivert surface flow to landscaped areas.
xMaximize permeable areas and minimize impermeable areas per City MC
Section 7828(B).
xRetain stormwater runoff onsite per City MC Section 7828(C)..
xProvide biofiltration or other appropriate onsite treatment for runoff that
cannot be retained onsite per City MC Section 7828(C).
xMaximize interception and water conservation by planting native and/or
drought-tolerant plants.
xInstall an irrigation system and provide landscape maintenance to minimize
water runoff.
xProvide regular mechanical sweeping of private streets and parking lots.
xProvide regular drainage facility inspection and maintenance per City LID
guidelines.
This measure shall be implemented to the satisfaction of the City Engineer, City Public Works
Department, and City Planning Department as appropriate, consistent with the City’s LID
Ordinance. With implementation of Mitigation Measures HYD-1 through HYD-3, potential
short- and long-term impacts of the proposed project on local and regional water quality will be
reduced to less than significant levels.
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 dropto a level which would not
support existing land uses or planned uses for
which permits have been granted)?
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
IX.b) The proposed project is subject to NPDES requirements and will be designed and
constructed to ensure compliance with the water quality standards and waste discharge
requirements. Compliance with these regulations, and implementation of Mitigation
Measures HYD-1 through HYD-3, along with all City water supply requirements, will assure
there will be no significant impacts related to groundwater resulting from the proposed project.
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 that would result in
substantial erosion or siltation on siteor off
site?
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
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IX.c) The project site is fully developed and landscaped and does not contain any natural
drainage courses.There is also no historical evidence of localized ponding or flooding on the
project site. The proposed project includes landscaping that will reduce the potential for
erosion. Although the amount of erosion or siltation onsite might incrementally increase as a
result of development, there will be no long-term significant impacts with implementation of
Mitigation Measures HYD-1 through HYD-3.
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 that
would result in flooding onsiteor offsite?
Potentially
Significant
Impact
Less than
Significant
With
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
IX.d) The site is already fully developed with structures and impervious surfaces, so
construction of the proposed project would not substantially increase the amount of runoff from
this site. There are no onsite streams or rivers and drainage flows will remain essentially as
they are at present. Surface runoff general flows from the northeast corner of the property to
the southwest corner of the property before draining into the City’s storm drain system. The
project would include the development of basement parking. While the project will be designed
to direct drainage away from the basement, if surface drains become blocked, water could drain
into the basement. This is a potentially significant impact that requires mitigation.
HYD-4 Prior to occupancy permit, the developer shall install an emergency sump-pump
in the basement of the project. This sump-pump shall include an emergency
generator or backup battery in case of power outages. The installation of the
sump-pump shall be completed to the satisfaction of the City Engineer.
With implementation of this measure, potential impacts of the proposed project on local
drainage will be reduced to less than significant levels.
e)Create or contribute runoff water, which
would exceed the capacity of existing or
plannedstormwater drainage systems or
provide substantial additional sources of
polluted runoff?
Potentially
Significant
Impact
Less than
Significant
With
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
IX.e) The existing site gently slopes from the north to the south and is currently developed
with a fitness center, landscaping, and parking areas, and generally drains toward the south.
There are no surface drainage courses on the project site, but the Arcadia Wash is located
approximately 0.7 miles northwest of the site and the Santa Anita Wash is located
approximately 0.9 miles northeast of the site.
PACIFIC PLAZA ARCADIA MIXED USE DEVELOPMENT
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The proposed project would replace the existing commercial space with new mixed used
development including commercial retail space, residential condominiums, landscaping, and
parking areas. Theproposed project will not create or contribute runoff in addition to that
already generated by the site, in compliance with the City’s flood control requirements, and
adherence to the above Mitigation Measures HYD-1 through HYD-4.
f)Otherwise substantially degrade water
quality?Potentially
Significant
Impact
Less than
Significant
With
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
IX.f) The proposed project is in a developed urban setting and through adherence to City
water quality regulations and Mitigation Measures HYD-1 through HYD-3 would not
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?
Potentially
Significant
Impact
Less than
Significant
With
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
IX.g) The Federal Emergency Management Agency (FEMA) Flood Insurance Rate Maps (FIRMs)
identify areas subject to flooding during the 100-year storm event.1 The City of Arcadia is not
located within any 100- year flood hazard areas, as mapped by FEMA (GP DEIR, 2009). Because
the project site is not located within a floodplain, the proposed project would not impede or
redirect flood flows. Therefore, no impacts associated with this issue would occur and no
mitigation isrequired.
h)Place within a 100-year flood hazard area
structures that would impede or redirect flood
flows?Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
IX.h) The proposed project site is not within a 100-year flood hazard zone. Since the proposed
project would not place structures that would impede or redirect flood flows, there would be no
impact in regards to this issue, and no mitigation is required.
1 Note that the term “100-year” is a measure of the size of the flood, not how often it occurs. The “100-year flood” is a flooding
event that has a one percent chance of occurring in any given year.
PACIFIC PLAZA ARCADIA MIXED USE DEVELOPMENT
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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?
Potentially
Significant
Impact
Less than
Significant
With
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
IX.i) Construction and operation of the proposed project would not cause or increase the
likelihood of failure of a levee or dam that could result in flooding. The project site is located
within the flood hazard zone of the Santa Anita Dam, which is approximately 0.9 miles north of
the project site. To comply with State dam safety regulations, the water level behind the Santa
Anita Dam is restricted to be no higher than an elevation of 1,230 feet to meet the California
Divisions of Safety of Dams seismic safety requirements and to reduce the potential magnitude
of downstream flooding (GP DEIR, 2009). In addition, the project will be required to comply
with the City’s Municipal Code Article III, Chapter 10 – Floodplain Management which requires
that all new construction be built in accordance with the City’s Floodplain Management
Regulations According to the City’s General Plan Safety Element, the Santa Anita Dam is
regulated by and monitored for structural safety by the California Department of Water
Resources, Division of Safety or Dams in accordance with Division 3 of the California State
Water Code. The General Plan states that only under a severe earthquake scenario along the
Sierra Madre fault would damage and cause the release of water from the Santa Anita Dam.
However, the General Plan does not identify any development specific mitigation that would
reduce this impact. Therefore, due to the highly unlikely scenario that would result in flooding
due to the failure of the Santa Anita Dam and compliance with the City’s Municipal code would
result in less than significant impacts related to flooding and no mitigation is required.
j)Inundation by seiche, tsunami, or mudflow?
Potentially
Significant
Impact
Less than
Significant
With
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
IX.j) The site is not located near the Pacific Ocean or within a tsunami or mudflow hazard area.
The project site is near the Santa Anita Dam which has the potential to form a seiche due to
seismic activity. However, as described above in IX.i compliance with the City’s General Plan
Policy 4.8-5 would reduce potential impacts to less than significant levels and no mitigation is
required.
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X. LAND USE AND PLANNING
Would the project:
a)Physically divide an established community?
Potentially
Significant
Impact
Less than
Significant
With
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
X.a) The project site is in an urbanized area and is surrounded by developed uses. Directly
north and west of the project site are commercial uses, while the northeast corner contains a
gas station. The south and southeast sides of the project site are adjacent to residential areas
and the San Gabriel Valley Alliance Church. Beyond the initial surrounding land uses, to the
northwest of the site is Arcadia High School, the Santa Anita Golf Course, and the Santa Anita
Racetrack.
Demolition of the existing fitness center and construction of new lodging and other commercial
uses on the project site would not physically divide an established community due to existing
surroundings being a mix of residential and commercial land uses. Therefore, the proposed
project will not divide an existing community and no mitigation is required.
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?
Potentially
Significant
Impact
Less than
Significant
With
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
X.b)The City of Arcadia is a charter city as opposed to a general law city. Arcadia’s General
Plan designates the proposed project area as commercial (FAR 0.5), while the zoning is
general commercial (C-2). However, the General Plan Amendment would change the land use
and zoning designation to Mixed Use. The City of Arcadia General Plan describes the mixed
use designation as follows:
“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, 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
PACIFIC PLAZA ARCADIA MIXED USE DEVELOPMENT
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standalone commercial or office uses are allowed. However, exclusively residential
buildings are not.”
The proposed project is consistent with the City’s above definition because the project will
include 37 residential units above 19,360 square feet of commercial uses. The project site is
located along LA Metro’s 267 and 264 bus routes with an existing bus stop is located on the
northeast corner of the project site at Duarte Road and 1st Avenue. The project also
implements shared parking by designating 37 basement parking spaces for employees and
the other 103 spaces for condominium residents. The project also limits the curb
cut/driveways by providing two driveways from the south side of the project off an alley and
only one entrance off of Duarte Road.
Based on this analysis, the proposed project is consistent with the City’s General Plan and
zoning designations and applicable development guidelines and the City’s zoning
designations. Therefore, the proposed project would have no significant land use impacts
related to existing applicable land use plans, policies, and regulations, and no
mitigation is required.
c)Conflict with any applicable habitat
conservation plan or natural community
conservation plan?Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
X.c) The project site is not designated for any type of habitat protection under the City’s
General Plan, and is not covered by any adopted Habitat Conservation Plan or Natural
Community Conservation Plan. Therefore, there will be no impacts in this regard, and no
mitigation is required.
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?Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
XI.a) The project site is within the fully developed area of Arcadia, and does not contain, nor is
it designated as, a source of mineral resources (e.g., construction aggregate). Therefore, there
will be no impacts in this regard, and no mitigation is required.
PACIFIC PLAZA ARCADIA MIXED USE DEVELOPMENT
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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?
Potentially
Significant
Impact
Less than
Significant
With
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
XI.b) See response XI.a.
XII. NOISE
Would the project result in:
a)Exposure of persons to or generation of noise
levels in excess of standards established in
the local general plan or noise ordinance, or
applicable standards of other agencies?
Potentially
Significant
Impact
Less than
Significant
With
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
XII.a)Short-Term Impacts A noise impact assessment for the proposed project was
prepared by LSA Associates, Inc. (LSA 2015)(Appendix D). The assessment indicates that short-
term noise impacts would be associated with excavation, grading, and erecting of buildings on
site during construction of the proposed project. The noise impact assessment estimates that
approximately 23,945 cubic yards (cy) of cut that will need to be exported. Using trucks with a
capacity of 8 cy, it will take a total of 2,993 trips to complete the soil export. It is expected that
there will be 32 soil export truck trips per day (1 trip per 15 minutes times 8 hours per day),
over a total of 94 working days. Total soil export will take approximately 4.3 months to
complete.
Although there would be a relatively high single-event noise exposure potential causing
intermittent noise nuisance (passing trucks at 50 ft would generate up to a maximum of 87
dBA), the effect of these 32 truck trips per day or 4 truck trips per hour on longer-term (hourly
or daily) traffic noise levels along Duarte Road (more than 19,800 a day or 825 trips an hour)
and Santa Ana Avenue (more than 22,000 trips a day or 917 trips an hour) would be small (less
than 0.1 dBA).Construction-related short-term noise levels would be higher than existing
ambient noise levels in the project area today. As a mitigation measure, the developer shall be
required to submit a haul route and staging plan for trucks hauling earth or construction
materials from the project site to where this material will be disposed. The plan shall be
reviewed and approved by the Arcadia Engineering Services Division before a grading or
building permit is issued by the City. To the extent feasible, haul routes and truck staging areas
shall not pass sensitive land uses or residential dwellings.
Construction of the proposed project is also expected to require the use of earthmovers,
bulldozers, and water and pickup trucks. This equipment would be used on the project site.
Based on the information in Table G of the Noise Impact Analysis, and assuming that each
piece of construction equipment operates at some distance from the other equipment, the
worst-case combined noise level during this phase of construction would be 90 dBA Lmax at a
distance of 50 feet from the active construction area.
PACIFIC PLAZA ARCADIA MIXED USE DEVELOPMENT
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According to the Noise Impact Analysis, the residences nearest to the project site are
approximately 50 feet to the south and southeast of the project boundary. These residences
may be subject to short-term, intermittent, maximum noise reaching 90 dBA Lmax, generated
by construction activities on the project site. This is a potentially significant impact that requires
mitigation. Mitigation measure N-1 requires temporary construction noise barriers with a
minimum height of 8 feet.
With the implementation of temporary construction barriers and because the City has not
adopted specific noise standards for construction activity, restricting construction activity to
within the hours permitted by the City would limit noise to times when people are generally less
sensitive to noise. Therefore, with implementation of the temporary construction barriers, plus
compliance with the construction hours specified in the City’s Noise Control Ordinance, would
reduce the construction noise impacts to less than significant to adjacent residential properties.
Long-Term Impacts According to the Noise Impact Analysis, vehicular traffic trips associated
with the proposed project would not result in significant traffic noise impacts on off-site
sensitive uses. However, the proposed condominium units adjacent to 1st Avenue (southbound)
and Duarte Road would be potentially exposed to significant traffic noise from these streets.
The Noise Impact Analysis Tables H through K (see Appendix D) show the existing traffic noise
levels, existing with project traffic noise levels, opening year (2016) cumulative traffic noise
levels without project, and opening year (2016) cumulative traffic noise levels with project.
These noise levels represent the worst-case scenario, which assumes that no shielding is
provided between the traffic and the location where the noise contours are drawn (LSA2015).
The largest increase in noise in the area will be 0.5 dBA and will occur due to increased traffic
along 1st Avenue because of the proposed project.This noise increase is not perceptible to the
human ear and will have a less than significant impact on long term noise impacts to off-site
land uses.
According to the Noise Impact Analysis, balconies and patios along Duarte Road will be
exposed to traffic noise reaching 70 dBA CNEL, which is higher than the City’s 65 dBA CNEL
exterior noise standard for noise-sensitive outdoor active uses. As a mitigation measure, a
Disclosure Statement shall be provided to future tenants or owners of the dwelling units on
Duarte Road prior to the lease or purchase of these dwelling units stating that due to the
mixed use nature of the site, outdoor living areas such as balconies associated with these
dwelling units that are directly fronting and exposed to traffic along Duarte Road would be
exposed to excessive traffic noise levels. the proposed bedrooms and living rooms would be
exposed to traffic noise reaching 70 dBA CNEL building facade upgrades (e.g., double-paned
windows with Sound Transmission Class ratings higher than standard construction) would be
required for the upper floor dwelling units fronting Duarte Road.
With windows closed, interior noise levels at the units along Duarte Road would be reduced to
45 dBA CNEL or lower. This range of noise levels is lower than the City’s 45 dBA CNEL interior
noise standard. However, with windows open, the interior noise level would be higher than 45
dBA CNEL. This is a potentially significant impact and requires mitigation. Therefore, an air-
conditioning system, a form of mechanical ventilation, would be required for the bedrooms and
living rooms along Duarte Road. As additional measures to reduce potential noise levels, the
project will be required to install windows with a minimum of STC-30for upper floor windows
associated with bedrooms and living rooms that are directly exposed to traffic on Duarte Road.
PACIFIC PLAZA ARCADIA MIXED USE DEVELOPMENT
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Balconies and patios along First Avenue would be exposed to traffic noise reaching 63 dBA
CNEL, which is lower than the City’s 65 dBA CNEL noise standard. No mitigation is need for
balconies and patios along First Avenue.Since the proposed bedrooms and living rooms would
be exposed to traffic noise below 63 dBA CNEL, no building facade upgrades are required. With
windows closed, interior noise levels at the frontline dwelling units would be reduced to 45 dBA
CNEL or lower. This range of noise levels is lower than the City’s 45 dBA CNEL noise standard.
However, with windows open, the interior noise level would be higher than 45 dBA CNEL. This
is a potentially significant impact and requires mitigation. An air-conditioning system, a form of
mechanical ventilation, would be required for these dwelling units along First Avenue.
The San Gabriel Valley Alliance Church and existing residences to the south and southeast of
the project site that may be exposed to parking lot activity noise and loading/unloading noise
from the project site. In addition, these activities are potential point sources of noise that could
affect on-site and off-site residences.
The proposed grocery store/market has its loading area located at the southwest corner of the
building, with its opening facing west. The shortest distance from this loading area to the
nearest off-site residences to the south is approximately 160 feet. During loading and unloading
activities, noise would be generated by the trucks’ diesel engines, exhaust systems, and brakes
during low-speed gear shifting, braking activities, and maneuvering away from the site.
According to the Noise Analysis, peak noise levels from the on-site truck loading and unloading
activities would range up to 75 dBA Lmax when measured at 50 feet from the point source.
Therefore, commercial land uses like the proposed grocery store/market/retail/restaurant/café
that would have 160 to 200 feet of distance between the loading and unloading activities and
the nearest off-site residences would potentially expose these off-site noise-sensitive receivers
to 63 to 65 dBA Lmax, potentially exceeding the City’s nighttime exterior noise threshold of 50
dBA Lmax, yet still in compliance with the City’s daytime noise standard of 70 dBA L2 and 65
dBA L8 for residential uses.In addition, the loading/unloading area associated with the
proposed grocery store/market would be shielded on the south side because the loading dock is
depressed below the ground level, which would provide a minimum of 5 dBA in noise
attenuation for activities occurring at the loading/unloading areas. In addition, delivery to the
proposed commercial businesses would not occur outside of the daytime hours between 7:00
a.m. and 10:00 p.m. No off-site residences would be exposed to noise levels exceeding the
City’s daytime or nighttime noise standards from the proposed grocery
store/market/retail/restaurant/cafe, and therefore, no mitigation measures are required.
Representative parking activities would generate approximately 60–70 dBA Lmax at 50 feet to
the nearest residential building from the project parking area. However, noise from parking
activities would only affect adjacent residents in their outdoor living areas, not at the closest
building wall. Therefore, it depends on the location of the closest outdoor living areas, such as
patios (not front entrance) and backyards, and not to the building edge of the nearest
residential use. Even if there are outdoor living areas at 50 feet from the parking area, the
maximum noise level of 60 to 70 dBA Lmax is still within the City’s exterior noise level limit of
70 dBA for events lasting 1 minute or less which is typical for vehicles in parking areas (i.e.,
driver would start the engine, pull out of the space, then leave in less than one minute).
Since residential uses on the upper floors of the project site would not have outdoor living areas
facing the parking lot or loading area, noise from on-site loading/unloading activities would not
significantly impact these on-site residences. Therefore, no mitigation measures would be
required.
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HVAC equipment is typically located on the building rooftop and generates a sound pressure
level of up to 95 dBA at 1 foot. The roof edge and/or parapet creates a natural noise barrier
that reduces noise levels from the rooftop HVAC units. The closest off-site residences to the
HVAC equipment are estimated to be located at a distance of 80feet, and would experience a
noise level of 49 dBA Lmax. While this noise level is not expected to exceed the City’s nighttime
maximum noise level of 50 dBA Lmax,mitigation is needed to help assure that noise generated
from HVAC equipment would not have a significant noise impact.
Mitigation Measures
NOI-1 Prior to issuance of grading and building permits for each phase of the project,
thedeveloper shall prepare a Construction Noise Control Plan and will submit the
plan the City for review and approval. The plan shall include but will not be
limited to the following:
xDuring all project site excavation and grading on site, the project
contractors shall equip all construction equipment, fixed or mobile, with
properly operating and maintained mufflers consistent with manufacturers’
standards.
xThe project contractor shall place all stationary construction equipment so
that emitted noise is directed away from sensitive receptors nearest the
project site.
xThe construction contractor shall locate equipment staging in areas that will
create the greatest distance between construction-related noise sources
and noise-sensitive receptors nearest the project site during all project
construction.
xTemporary construction barriers with a minimum height of 8 feet shall be
placed along the project’s southern and eastern property line during project
construction.
xDuring all project site construction, the construction contractor shall limit all
construction-related activities, including maintenance of construction
equipment and the staging of haul trucks, to between the hours of 7:00
a.m. to 6:00 p.m. Monday through Friday and 8:00 a.m. to 5:00 p.m. on
Saturday.No construction is permitted on Sundays and government code
holidays.
xPrior to issuance of a grading or building permit, the developer shall
prepare a haul route and staging plan for trucks hauling earth or
construction materials from the project site to where this material will be
disposed. The plan shall be reviewed and approved by the Arcadia
Engineering Services Division before a grading or building permit is issued
by the City. To the extent feasible, haul routes and truck staging areas
shall not pass sensitive land uses or residential dwellings.
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xThe developer shall mail written notification to residential occupants within
300 feet of the project site at least 72 hours prior to initiation of demolition,
grading, and excavation activities. This notification shall include a rendering
of the project; a project description; the allowable construction hours; the
duration of various demolition and construction activities; a description of
noise reduction measures/requirements; a name and telephone number for
local residents to call to submit complaints associated with construction
noise. The notification shall be reviewed and approved by Planning Services
prior to being mailed. In addition, a 16 square-foot developer-contractor
sign with this information shall be posted on-site at both the Duarte Road
frontage and at the First Avenue frontage.
NOI-2 Prior to the issuance of building permit for each phase, the developer shall
demonstrate that all frontline bedrooms and living rooms along Duarte Road and
First Avenue shall have air-conditioning to minimize noise impacts from Duarte
Road and First Avenue.
NOI-3 Prior to issuance of occupancy permits windows with sound transmission class 30
or higher shall be installed for bedrooms and living rooms along and within 50
feet of the Duarte Road centerline.
NOI-4 Prior to issuance of a building permit for each phase, the developer shall
demonstrate that roof-mounted air conditioning units have been placed as far
from the south property boundary as practical to minimize long-term noise
impacts from AC units on adjacent residential units.
NOI-5 A Disclosure Statement shall be provided to future tenants or owners of the
dwelling units on Duarte Road prior to the lease or purchase of these dwelling
units. The Disclosure Statement shall state that due to the mixed use nature of
the site, outdoor living areas such as balconies associated with these dwelling
units that are directly fronting and exposed to traffic along Duarte Road would
be exposed to excessive traffic noise levels.
NOI-6 Signs shall be posted at all loading and unloading docks prohibiting deliveries to
the on-site commercial businesses outside of the daytime hours 7:00 a.m. and
10:00 p.m. This requirement will be included in the project’s conditional use
permit which may be revoked if posted delivery hours are not followed.
With implementation of these measures, the proposed project will not have any significant
short- or long-term noise impacts on surrounding land uses.
b)Exposure of persons to or generation of
excessive groundborne vibration or
groundborne noise levels?Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
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XII.b) Vibration refers to groundborne noise and perceptible motion. Groundborne vibration is
almost exclusively a concern inside buildings and is rarely perceived as a problem outdoors,
where the motion may be discernible, but without the effects associated with the shaking of a
building, there is aless adverse reaction. According to Federal Transit Administration (FTA)
guidelines, vibration levels up to 102 VdB will not result in structural damage to buildings. Table
G shows the vibration level for equipment that could potentially be used during construction.
Table H shows the human response to different levels of ground-borne noise and vibration.
Table G: Vibration Source Amplitudes for Construction Equipment
Equipment
Reference PPV/LV at 25 ft
PPV (in/sec) LV (VdB)
Large Bulldozer 0.089 87
Loaded Trucks 0.076 86
Jackhammer 0.035 79
Sources: Federal Transit Administration (2006) (except Hanson 2001 for vibratory rollers).
ft = feet
in/sec = inches per second
LV= velocity in decibels
PPV = peakparticle velocity
VdB = vibration velocity decibels
Table H: Human Response to Different Levels of Ground-Borne Noise and
Vibration
Vibration
Velocity
Level
Noise Level
Human Response
Low
Frequency1
Mid
Frequency2
65 VdB25 dBA40 dBAApproximate threshold of perception for many humans. Low-
frequency sound usually inaudible; mid-frequency sound
excessive for quiet sleeping areas.
75 VdB35 dBA50 dBAApproximate dividing line between barely perceptible and
distinctly perceptible. Many people find transit vibration at this
level unacceptable. Low-frequency noise acceptable for sleeping
areas; mid-frequency noise annoying in most quiet occupied
areas.
85 VdB45 dBA60 dBAVibration acceptable only if there are an infrequent number of
events per day. Low-frequency noise unacceptable for sleeping
areas; mid-frequency noise unacceptable even for infrequent
events with institutional land uses such as schools and churches.
Source: Transit Noise and Vibration Impact Assessment(FTA 2006).
1 Approximate noise level when vibration spectrum peak is near 30 Hz.
2 Approximate noise level when vibration spectrum peak is near 60 Hz.
dBA = A-weighted decibels
Hz = Hertz
VdB = vibration velocity decibels
During excavation of the subterranean parking, vibration from grading may be felt at the
surrounding residences. However, no blasting or pile-driving activities are expected as part of
grading for this project, so vibration effects will be temporary and relatively limited on the
surrounding residences.The nearest sensitive receptors to the project would be approximately
50 feet from the project boundary to the south. Vibration levels at 50 feetare 9 VdB lower than
the vibration level at 25 feet. Based on Table G above, this means that on-site construction
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noise could have a maximum vibration level of 68 VdB. According to Table H, the FTA considers
this level of vibration to be at the threshold of human perception and often inaudible.
Therefore, construction vibration would result in a less than significant impact and no mitigation
is required.
Existing and proposed streets surrounding the project area are paved, smooth, and unlikely to
cause significant ground-borne vibration. In addition, the rubber tires and suspension systems
of buses and other on-road vehicles make it unusual for on-road vehicles to cause ground-
borne noise or vibration problems. It is therefore assumed that no such vehicular vibration
impacts would occur and that no vibration impact analysis of on-road vehicles is necessary.
Ground-borne vibration from construction activities will be mostly low to moderate, except
during on-site grading and earthmoving activities. As stated above ground-borne vibration at
the nearest sensitive receptor would be a maximum of 68 VdB which is below the 85 VdB which
is considered unacceptable near institutional uses such as schools and churches by the FTA.
This level is also well below the level of vibration (102 VdB) that would cause structural damage
to buildings. Therefore, because vibrations are below established vibration levels and
groundborne vibration would be temporary and cease upon completion of construction
vibration impacts are considered to be a less than significant and mitigation is not required.
c)Substantial permanent increase in ambient
noise levels in the project vicinity above levels
existing without the project?Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
XII.c) Current noise levels on the project site are relatively low and are related to activities of
the existing Arcadia Fitness Sports Club. The proposed project would introduce more intense
development to the site, which will increase ambient noise levels compared to those of the
Arcadia Fitness Sports Club. The project noise study indicated that these increases would be
noticeable but would not represent a significant adverse noise impact with mitigation (LSA
2015).With the proposedMitigation Measures N-1 through N-6, the proposed project is
not expected to result in significant adverse noise impacts or noise levels in excess of identified
standards. For a more detailed analysis, see Section XII.a above.
d)Substantial temporary or periodic increase in
ambient noise levels in the project vicinity
above levels existing without the project?Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
XII.d) Although activity on the site will increase as a result of the new land uses and
construction, the analysis provided in Section XII.a demonstrates that the proposed project will
not generate significant noise impacts over the long-term for either onsite or offsite uses with
the implementation of Mitigation Measures N-1 through N-6)(LSA 2015).
PACIFIC PLAZA ARCADIA MIXED USE DEVELOPMENT
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56
e)For a project located within an airport land
use plan or, 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?
Potentially
Significant
Impact
Less than
Significant
With
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
XII.e) The project site is not located within an airport land use plan study area, or within two
miles of a public airport or public use airport. The proposed project would therefore have no
impacts related to exposure of residents or workers to excessive airport noise levels, and no
mitigation is required.
f)For a project within the vicinity of a private
airstrip, would the project expose people
residing or working in the project area to
excessivenoise levels?
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
XII.f) The project site is not located within the influence area of a private airstrip. The
proposed project would therefore have no impact related to exposure of residents or workers to
excessive airstrip noise levels, and no mitigation is required.
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)?
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
XIII.a) The proposed project would result in only minor population growth for the City. The
site contains the Arcadia Fitness Sports Club which employs 512 people. The fitness center
employs 1 full-time employee, 11 part-time employees, and 25 hourly instructors. The All Pro
Health Center employs 5 independent contractors, Café Maji has 5 part-time employees, and
Le Spa has 4 full-time employees.Theproposed project would create approximately 40 full-
time or part-time commercial service employment opportunities for the local workforce. Also,
the “population” of the new Pacific Plaza condominiums would be approximately 70 people at
buildout based on an 85 percent average occupancy and assuming 2 people per unit.3 The
existing Arcadia Fitness Sports Club is commercial use that does not house any residents.
Therefore, the project proposes to increase the City’s population by approximately 70 people.
According to the U.S. Census the City of Arcadia’s estimated population in 2013 was 57,639.3
2 Personal communication with the manager of Arcadia Fitness Sports Club. Contacted on July 25th, 2014.
3 http://quickfacts.census.gov/qfd/states/06/0602462.html
PACIFIC PLAZA ARCADIA MIXED USE DEVELOPMENT
INITIAL STUDY
57
Therefore the proposed project would increase the City’s population by 0.12 percent.4 This is a
minor increase in population. In addition, the proposed project would also not result in the
need for anynew utilities. Therefore, due to the nature and size of the project, it is not
expected to result in any significant indirect growth inducementto the City’s population or
housing. No significant impacts are expected in this regard, and no mitigation is required.
b)Displace substantial numbers of existing
housing, necessitating the construction of
replacement housing elsewhere?Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
XIII.b) The site does not currently contain any housing units, so construction of the proposed
project would not result in displacement of existing housing or construction of replacement
housing elsewhere in the City or nearby County areas. However, the project would eventually
result in a total of 37 new condominium units. No significant housing impacts are expected,
and no mitigation is required.
c)Displace substantial numbers of people,
necessitating the construction of replacement
housing elsewhere?Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
XIII.c) The site does not currently contain any housing units but does have and an existing
fitness center. Demolition of the existing fitness center is not expected to result in the
displacement of existing housing or construction of replacement housing elsewhere in the City
or nearby County areas. Therefore, no impacts are expected in this regard and no mitigation is
required.
4 70 people / 57,639 people in Arcadia = 0.001 x 100= 0.12 percent population increase in Arcadia
PACIFIC PLAZA ARCADIA MIXED USE DEVELOPMENT
INITIAL STUDY
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XIV. PUBLIC SERVICES
a)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 orderto maintain
acceptable service ratios, response times or
other performance objectives for any of the
public services:
iFire Protection?
iPolice Protection?
iSchools?
iParks?
iOther Public Facilities?
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
XIV.a) The proposed project would place residential and commercial uses on the project site
which would generate more local traffic and introduce residents to the project area. The
proposed project would introduce approximately 70 new residents and 40 employees to the
site, and this change of use would incrementally increase the need for fire, police, parks,and
other public facilities. However, these increases would be incremental and not result in any
significant service impacts. The project would not have any significant impacts on local schools
or parks since the project would only increase the population of the area byalimited amount.
The proposed project will pay all applicable Development Impact Fees to the City and local
school district to alleviate potential impacts related to public services.
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?
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
XV.a) The project proposes both residential and commercial uses that will not generate a
significant amount of new residents or employees in the City who would require additional
recreational facilities or programs.
The nearest parks to the project site are located approximately 0.8 northwest and southeast of
the project site. Tierra Verde Park is located southeast of the project site at the corner of 2nd
Avenue & Camino Real Avenue and Arcadia Park is located northwest of project site.The Santa
Anita Golf Course is also located 0.3 miles northeast of the site. Both parks and the golf course
were designed to accommodate the needs of the surrounding residential neighborhoods.
PACIFIC PLAZA ARCADIA MIXED USE DEVELOPMENT
INITIAL STUDY
59
Therefore, it is not anticipated that the minor increase in population caused by the project
would substantially deteriorate these facilities.
The proposed project does not significantly decrease the City’s parkland to person ratio. In
addition, the project includes plans for recreation facilities, which would reduce impacts to City
park facilities. In addition, the project would be required to provide the City’s Development
Impact Fee (DIF) for recreation impacts. Therefore, impacts associated with this issue are
considered less than significant and no mitigation is required.
b)Does the project include recreational facilities
or require the construction or expansion or
recreational facilities, which might have an
adverse physical effect on the environment?
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
XV.b) As discussed in XV.a) the project would not generate a substantial amount of new City
residents, so the proposed project would not generate a need to expand existing City
recreational facilities. In addition, the project will provide 7,450 square feet of common open
space, which will include a central garden for the residents of the proposed condominiums. This
will help reduce potential impacts on local park facilities, and the project would be required to
provide the City’s DIF for recreation impacts. Therefore, no significant impacts associated with
this issue would occur, and no mitigation is required.
XVI. TRANSPORTATION/TRAFFIC
Would the project:
a)Conflict with an applicable plan, ordinance or
policy 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?
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
XVI.a) The proposed project would generate both short- and long-term traffic impacts.
Short-Term Impacts. The project is estimated to need approximately 23,945 cubic yards
(cy) of cut that will need to be exported. Using trucks with a capacity of 8 cy, it will take a total
of 2,993 trips to complete the soil export. It is expected that there will be 32 soil export truck
trips per day (1 trip per 15 minutes times 8 hours per day), over a total of 94 working days.
Total soil export will take approximately 4.3 months to complete. This equals four additional
trips during each peak in addition to trips from workers going to and from the project site.
PACIFIC PLAZA ARCADIA MIXED USE DEVELOPMENT
INITIAL STUDY
60
However, depending on the haul route, if there are any potential conflicts with busy
intersections or schools, the City has the ability to limit their hauling activity to off-peak hours.
As a result, the haul routes will be reviewed and approved by Arcadia’s Engineering Services
Division to ensure that the truck trips do not disrupt traffic on area roadways or schools. The
following mitigation measures will address any said potential impacts:
TRA-1 Prior to issuance of a grading permit, the developer shall prepare a haul route
plan for trucks hauling earth or construction materials from the project site to
where this material will be disposed. The plan shall be reviewed and approved by
the Arcadia Engineering Services Division before a grading or building permit is
issued by the City, and the City has the ability to limit any hauling activity to off-
peak hours.
TRA-2 The developer shall notify the City a minimum of seven (7) days prior to the
beginning of any earth moving and or truck hauling activities on the site. The
City shall assess the roadway conditions along the haul route and the developer
shall be responsible for any damages caused to the route during the hauling
activities. The developer shall be responsible for repairing any damages identified
by the City prior to occupancy of any part of the project.
Other construction activities will require that a dozen or more workers be present at one time
on the site, but a project of this size would not be expected to have a worker force that would
generate enough traffic to approach or exceed the County’s CMP criteria. In addition, these
impacts would be temporary during construction and would cease upon completion of project
construction. Therefore, short-term traffic impacts of the project are considered to be less than
significant.
Long-Term Impacts. The traffic impact analysis (TIA) prepared for the proposed project (LSA
2015)(Appendix C) evaluated thirteen (13) local roadways and eight (8) local intersections
based on the City’s traffic study requirements and the County’s Congestion Management Plan
(CMP) criteria (refer to Figure 6). It concluded that the proposed project will generate a total of
2,390 daily trips, 336 trips in the AM peak and 134 trips in the PM peak. Table I, below,
illustrates the project trip generation for each land use included in the project.
!
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1ST AVENUE
DUARTE ROAD
SANTA ANITA AVENUE
EL MONTE AVENUE
2ND AVENUE
3RD AVENUE
ALLEY
CAMPUS DRIVE
5TH AVENUE
1
2
3
4
5
6
7 8
9
1
5
8
7
6
4
3
2
13
12
11
10
Study Area Intersectionsand Roadays
SOURCE: ESRI Streetmap, 201.
I:\PAP1401\Reports\IS\fig_Intersections.md (//2015)
Pacific Plaza Mixed Use DevelopmentInitial StudyFIGURE
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Roaday Segments
1
PACIFIC PLAZA ARCADIA MIXED USE DEVELOPMENT
INITIAL STUDY
62
Table I: Project Trip Generation
Proposed Land Use A.M. Peak P.M. Peak Daily Total
Restaurant 427350
Café 3571232,587
Supermarket 3469637
Residential
Condominium
17664
Total New Trips 3361342,390
Source: LSA Traffic Impact Analysis, 2015.
The project traffic impact analysis used the Highway Capacity Manual (HCM) methodology for
both signalized and unsignalized intersections. The HCM method examines the ratio of volume
to capacity (V/C) and emphasizes seconds of delay on each leg of an intersection. All traffic
data are presented in Appendix C of this document. The following analysis summarizes the
project traffic impacts using Level of Service (LOS) rankings, which are on a sliding scale of A
though F, with A being excellent traffic flow through an intersection and F being extensive
congestion. A more detailed explanation of LOS values is provided in the project traffic impact
analysis and a supplemental memorandum addressing City staff comments in Appendix C.
The City of Arcadia uses LOS D as the minimum level of service objective for intersections.
Therefore, any study intersection potentially operating at LOS E or F is a significant impact and
requires mitigation. Additionally, the TIA the County of Los Angeles CMP was used to define a
significant project impact. A significant project impact occurs at an intersection or roadway
segment when the project causes the level of service to fall below D, or when the project
causes the v/c ratio to increase by 0.02 at a signalized intersection or roadway segment
operating at LOS E or F.
Tables J through L below illustrate traffic level of service impacts for existing intersection
conditions, opening year intersections conditions, and cumulative intersection conditions. As
shown in these tables, under existing, opening year (2016), and cumulative (2016) with project
conditions the following intersection would operate at unsatisfactory conditions:
xProject Driveway 1/Duarte Road (p.m. peak hour).
Based on the Los Angeles County CMP significant impact criteria, the project is forecast to have
a significant impact at the Project Driveway 1/Duarte Road under existing, opening year (2016),
and cumulative (2016) conditions. This is a potentially significant impact and requires
mitigation.
L S A A S S O C I A T E S , I N C .,QWHUVHFWLRQ&RQWURO9&/269&/269&/269&/26$0301.Santa Anita Avenue/ Campus DriveSignal0.81-D0.82-D0.81-D0.82-DNoNo2.El Monte Avenue/Duarte RoadSignal0.60-B0.63-B0.62-B0.64-BNoNo3.Santa Anita Avenue/Duarte RoadSignal0.77-C0.76-C0.79-C0.77-CNoNo4.Project Driveway 1(Existing) /Duarte RoadTWSC-16.3C-48.8E*-24.3C-47.1E*NoNo5.Existing NE Driveway/Duarte RoadTWSC-14.7B-32.9DNoNo6.1st Avenue/Duarte RoadSignal0.65-B0.68-B0.69-B0.70-CNoNo7.2nd Avenue/Duarte RoadSignal0.69-B0.77-C0.71-C0.78-CNoNo9
.5th Street/Duarte RoadSignal0.60-A0.54-A0.62-B0.54-ANoNo
10
.Santa Anita Avenue/Alley AccessTWSC-13.1B-20.2C-13.4B-20.2CNoNo
11
.Project Driveway 2(Existing)/Alley AccessTWSC-8.8A-8.8A-9.3A-9.0ANoNo
12
.Project Driveway 3/Alley AccessTWSC-0.0A-0.0ANoNo
13
.1st Avenue/Alley AccessTWSC-11.6B-10.2B-15.3C-10.9BNoNo1RWHV /26
= Level of Service7:6&
= Two-Way Stop Control; For TWSC intersections, reported delay is for worst-case approach.*Operates at an unsatisfactory LOS1
A significant project impact occurs when the project causes the v/c ratio to increase by 0.02 at a signalized intersection or
roadway segment operating at LOS E or F. Because unsignalized intersections were analyzed using the HCM 2010 methodologies (a delay-based methodology), a significant project impact (as defined by the City) occurs when the p
roject causes the level of service to fall below LOS D at a study intersection, or when the
project causes the average delay to increase by 2.0 seconds at an intersection operating at LOS E or F.Future Project Driveway
Does Not Exist
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1.Duarte Road, west of El Monte AvenueSecondary ArterialAM28007030.44A7250.45APM28001,2540.78C1,2650.79C
2.Duarte Road, between El Monte and Santa Anita AvenueSecondary ArterialAM29007990.44A8280.46APM29001,2510.70B1,2660.70C
3.Duarte Road, between Santa Anita Avenue and 1st AvenueSecondary ArterialAM29007940.44A8330.46APM29001,2850.71C1,2970.72C
4.Duarte Road, between 1st Avenue and 2nd AvenueSecondary ArterialAM29007330.41A8100.45APM29001,4310.80C1,4560.81D
5.Duarte Road, east of 2nd Avenue Secondary ArterialAM29006790.38A7360.41APM29001,5030.84D1,5220.85D
6.1st Avenue, South of Duarte RoadCollectorAM26502400.18A2400.18APM26501330.10A1330.10A7.Santa Anita Avenue, north of Duarte RoadPrimary ArterialAM29001,4090.78C1,4280.79CPM29001,0290.57A1,0350.58A8.Santa Anita Avenue, south of Duarte RoadPrimary ArterialAM29001,2220.68B1,2420.69BPM29009400.52A9460.53A
6RXWKERXQG:HVWERXQG
1.Duarte Road, west of El Monte AvenueSecondary ArterialAM28001,3760.86D1,4050.88DPM28009100.57A9190.57A2.Duarte Road, between El Monte and Santa Anita AvenueSecondary ArterialAM29001,1950.66B1,2340.69BPM29008570.48A8690.48A3.Duarte Road, between Santa Anita Avenue and 1st AvenueSecondary ArterialAM29001,1140.62B1,1620.65BPM29009150.51A9360.52A4.Duarte Road, between 1st Avenue and 2nd AvenueSecondary ArterialAM29001,0820.60B1,1410.63BPM29008160.45A8450.47A5.Duarte Road, east of 2nd Avenue Secondary ArterialAM29001,1670.65B1,2110.67BPM29007880.44A8090.45A
6.1st Avenue, South of Duarte RoadCollectorAM26502810.22A2810.22APM26502420.19A2420.19A7.Santa Anita Avenue, north of Duarte RoadPrimary ArterialAM29001,1320.63B1,1470.64BPM29001,5790.88D1,5860.88D
8.Santa Anita Avenue, south of Duarte RoadPrimary ArterialAM29009090.51A9090.51APM29001,3330.74C1,3330.74C
1RWHV LOS = Level of Service
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L S A A S S O C I A T E S , I N C .,QWHUVHFWLRQ&RQWURO9&/269&/269&/269&/26$0301.Santa Anita Avenue/ Campus DriveSignal0.83-D0.84-D0.83-D0.84-DNoNo2.El Monte Avenue/Duarte RoadSignal0.62-B0.65-B0.63-B0.65-BNoNo3.Santa Anita Avenue/Duarte RoadSignal0.80-C0.79-C0.81-D0.79-CNoNo4.Project Driveway 1(Existing) /Duarte RoadTWSC-16.7C-52.3F*-25.7D-51.3F*NoNo5.Existing NE Driveway/Duarte RoadTWSC-15.1C-34.7DNoNo6.1st Avenue/Duarte RoadSignal0.67-B0.69-B0.70-B0.72-CNoNo7.2nd Avenue/Duarte RoadSignal0.71-C0.79-C0.73-C0.79-CNoNo9
.5th Street/Duarte RoadSignal0.61-B0.55-A0.63-B0.56-ANoNo
10
.Santa Anita Avenue/Alley AccessTWSC-13.4B-21.2C-13.8B-21.2CNoNo
11
.Project Driveway 2(Existing)/Alley AccessTWSC-8.8A-8.8A-9.3A-9.0ANoNo
12
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13
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= Level of Service7:6&
= Two-Way Stop Control; For TWSC intersections, reported delay is for worst-case approach.*Operates at an unsatisfactory LOS1
A significant project impact occurs when the project causes the v/c ratio to increase by 0.02 at a signalized intersection or
roadway segment operating at LOS E or F. Because unsignalized intersections were analyzed using the HCM 2010 methodologies (a delay-based methodology), a significant project impact (as defined by the City) occurs when the p
roject causes the level of service to fall below LOS D at a study intersection, or when the
project causes the average delay to increase by 2.0 seconds at an intersection operating at LOS E or F.
Does Not Exist
Future Project Driveway
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PACIFIC PLAZA ARCADIA MIXED USE DEVELOPMENT
INITIAL STUDY
66
Mitigation Measures
The following measures are proposed to help ensure that project-related traffic, both short-term
during construction and long-term after project occupancy, are reduced to less than significant
levels, as outlined in the project traffic study (LSA 2015):
TRA-3 Prior to issuance of an occupancy permit, the developer shall be responsible for
installing or causing the following circulation improvements to be constructed:
xProject Driveway 1/Duarte Road: Restrict access at the project driveway on
Duarte Road to a right-in/right-out driveway.
All circulation improvements shall be made to the satisfaction of and in coordination
with the City traffic engineer.
Additionally, Mitigation Measures TRA-1 and TRA-2 are required to reduce impacts to haul
routes from project construction prior to completion of the project.
L S A A S S O C I A T E S , I N C .,QWHUVHFWLRQ&RQWURO9&/269&/269&/269&/269&/269&/264.Project Driveway 1(Existing) /Duarte RoadTWSC-12.4B-14.6B-12.5B-14.9B-12.6B-14.9B1RWHV /26 = Level of Service7:6&
= Two-Way Stop Control; For TWSC intersections, reported delay is for worst-case approach.
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PACIFIC PLAZA ARCADIA MIXED USE DEVELOPMENT
INITIAL STUDY
68
b)Conflict with an applicable congestion
management 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?
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
XVI.b) The project Traffic Impact Analysis was performed in accordance with the Los Angeles
County Congestion Management Program (CMP) guidelines and indicated there would be no
significant impacts with implementation of the recommended mitigation. Therefore, the
proposed project will not conflict an applicable congestion management program with
implementation of Mitigation Measure TRA-3.
c)Result in a change in air traffic patterns,
including either an increase in traffic levels or
a change in location that result in substantial
safety risks?
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
XVI.c) The proposed project does not include uses or components that would affect air traffic,
so no substantial safety risks would result from project implementation. No significant impacts
would occur, and no mitigation is required.
d)Substantially increase hazards due to a
design feature (e.g., sharp curves or
dangerous intersections) or incompatible uses
(e.g., farm equipment)?
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
XVI.d The project is on a small infill site at one corner of an intersection with no long roadway
segments within the property. The design of roadways must provide adequate sight distance
and traffic control measures. This provision is normally realized through roadway design to
facilitate roadway traffic flows. Roadway improvements in and around the project site would be
designed and constructed to satisfy all City requirements for street widths, corner radii,
intersection control as well as incorporate design standards tailored specifically to site access
requirements. Adherence to applicable City requirements would ensure the proposed
development would not include any sharp curves or dangerous intersections. Therefore, no
substantial increase in hazards due to a design feature would occur, resulting in a less than
significant impact. No mitigation is required.
e)Result in inadequate emergency access?
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
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XVI.e) The Arcadia Police Department is approximately three minutes away and the Arcadia
Station 106 Fire Department is less than a minute away from the project site. Traffic associated
with project construction may have a temporary effect on existing traffic circulation patterns.
However, the proposed project is in a urban setting and direct access to the site will be
available primarily from East Duarte Road and secondary emergency access will be provided by
two alley driveways accessed from 1st Avenue. Due to the proximity of emergency services,
the urban setting, and availability of access to the site impacts to emergency access will be less
than significant. The proposed project will also comply with all of the City’s requirements for
emergency access. Therefore, there will be no significant impacts and no mitigation is required.
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?
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
XVI.g) The proposed project is a mixed-use development that includes residential, a grocery
store, restaurant, and café. The inherently nature of the project would reduce the number of
vehicle trips taken by future residents. In addition, the project is located near Metro Routes 264
and 267 major bus routes located on the northeast corner of the project site. For these reasons,
the proposed project would be consistent with City policies supporting public transit, bicycle,
and pedestrian facilities. Impacts will be less than significant and no mitigation is required.
XVII. UTILITIES AND SERVICE SYSTEMS
Would the project:
a)Exceed wastewater treatment requirements
of the applicable Regional Water Quality
Control Board?Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
XVII.a) The project site currently has an existing fitness center that discharges its wastewater
into the sanitary sewer collection and treatment systems provided by the City of Arcadia and
the County of Los Angeles, respectively.Prior to the issuance of grading permits, the project
applicant would be required to satisfy City requirements related to the payment of fees and/or
the provision of adequate wastewater facilities. The project would comply with the waste
discharge prohibitions and water quality objectives established by the State Water Resources
Control Board and the City by implementing Mitigation Measures HYD-1 through HYD-3.
By implementing these measures, project impacts related to this issue would be reduced to a
less than significant level and no mitigation is required.
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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?
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
XVII.b) Water and wastewater services are provided to the project site by the City of Arcadia
Public Works Services Department.The Department obtains water from groundwater. The City
also provides sewer service collection to the local area. Wastewater from the area is carried by
sewers to the San Jose Creek Water Reclamation Plant which is operated by the Sanitation
Districts of Los Angeles County. The proposed project would connect to the existing water
line. The existing water connections are from a 4 inch line from 1st Avenue and 6 inch
connection in the alley from 1st Avenue. There is also an existing 12 inch water main that is
available for domestic and fire service uses. The project would also connect to an 8-inch sewer
line in Duarte Road or the County sewer line in 1st Avenue. The existing sewer connection is
from 1st Avenue. In addition, prior to the issuance of grading permits, the project applicant
would be required to satisfy City requirements related to the payment of fees and/or the
provision of adequate wastewater facilities. Therefore, because there are existing water and
wastewater facilities that have sufficient capacity to serve the proposed project, no new water
or wastewater treatment facilities will be constructed and no significant environmental effects
would occur. No mitigation is required.
c)Require or result in the construction of new
stormwater drainage facilities or expansion of
existing facilities, the construction of which
could cause significant environmental effects?
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
XVII.c) Existing storm drains are located within Duarte Road. The site will be designed so that
runoff from the site drains to the existing storm drains within Duarte Road and on-site
infiltration shall be required for street drainage along First Avenue per the requirements of the
City’s Public Works Services Department. The proposed project will also pay the City’s
established Development Impact Fee (DIF) for drainage to help offset costs for new stormwater
drainage facilities. Therefore the proposed project will have a less than significant impact on
these facilities, and no mitigation is required.
d)Have sufficient water supplies availableto
serve the project from existing entitlements
and resources, or are new or expanded
entitlements needed?
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
XVII.d) Water service is provided to the project site by the City of Arcadia Public Works
Services Department. The department obtains groundwater from the Main San Gabriel and
Raymond Groundwater Basins according to the City’s Urban Water Management Plan (UWMP)
2010 Update.In addition, the proposed project does not meet the threshold to prepare a
PACIFIC PLAZA ARCADIA MIXED USE DEVELOPMENT
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project-specific Water Supply Assessment (WSA) under SB 610. Therefore, impacts related to
water supply are considered to be less than significant, and no mitigation is required.
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?
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
XVII.e) The proposed project would not substantially increase the area population or otherwise
induce substantial new population growth, as outlined in the previous Section XIII,Population
and Housing. Therefore, impacts related to wastewater are less than significant, and no
mitigation is required.
f)Be served by a landfill with sufficient
permitted capacity to accommodate the
project’s solid waste disposal needs?Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
XVII.f) According to the California Recycle website, residential uses generate approximately
12.235 pounds of trash per household per day,while commercial uses generate approximately
10.536 pounds of trash per employee per day. This would accumulate 452.57 pounds of
residential waste per day and 421.28 pounds of commercial waste per day. The proposed
project as a worst case scenario could generate up to 873.79 pounds of trash each day or 0.4
tons per day which adds to 159.4 tons per year.The City of Arcadia does not contract with a
particular landfill. However, the existing fitness center contracts with Waste Management to
dispose of trash generated on the site. The proposed project would likely contract with the
same company or with a similar company in the area. Because the project would not generate
a substantial amount of waste, landfills that serve the City of Arcadia would have sufficient
capacity to accommodate the project’s solid waste. No significant impact would occur and no
mitigation is required.
5 CalRecycle, Residential Developments: Estimated Solid Waste Generation Rates,
http://www.calrecycle.ca.gov/WasteChar/WasteGenRates/Residential.htm, website accessed March, 12, 2015.
6 CalRecycle, Residential Developments: Estimated Solid Waste Generation Rates,
http://www.calrecycle.ca.gov/WasteChar/WasteGenRates/Commercial.htm, website accessed March 12, 2015.
7 37units x 12.23 pounds of residential waste per unit per day = 452.5pounds of residential waste per day
8 40employees x 10.53 pounds of commercial waste per employee per day = 421.2pounds of commercial waste per day
9 452.5 pounds of residential waste per day + 421.2 pounds of commercial waste per day = 873.7 pounds of waste per day x 1 ton
/ 2,000 pounds = 0.4 tons ofwaste per day x 365 days = 159.5 tons of waste per year
PACIFIC PLAZA ARCADIA MIXED USE DEVELOPMENT
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g)Comply with federal, state, and local statutes
and regulations related to solid waste?Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
XVII.g) The proposed project would be required to comply with applicable elements of AB
1327, Chapter 18 (California Solid Waste Reuse and Recycling Access Act of 1991), and other
applicable local, state, and federal solid waste disposal standards, thereby ensuring that the
solid waste stream to the waste disposal facilities is reduced in accordance with existing
regulations. Impacts associated with this issue would be considered less than significant, and
no mitigation is required.
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 prehistory?
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
XVIII.a) The project site already supports an existing fitness center and is fully developed.
Development of the proposed project would not result in any significant impacts to important
plants or wildlife or the environment with implementation of the recommended Mitigation
Measures BIO-1,HAZ-1, and HYD-1 through HYD-3 .
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.)
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
XVIII.b)As presented in the discussion of environmental checklist questions I through XVII,
the project has no impact, a less than significant impact, or a less than significant impact with
implementation of mitigation with respect to all environmental issues. Due to the limited scope
of direct physical impacts to the environment associated with this development project, the
project is not expected to have significant cumulative impacts within the City or surrounding
areas.
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c)Does the project have environmental effects
that will cause substantial adverse effects on
human beings, either directly or indirectly?Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
XVIII.c) In general, impacts to human beings from the project may occur due to air pollutant
emissions, hazards and hazardous materials, and noise. The South Coast Air Basin is currently
designated as a non-attainment area for ozone, PM10, and PM2.5. Development of the project
would contribute to air pollutant emissions on a short-term basis. The proposed project would
be required to comply with regional rules that assist in reducing short-term air pollutant
emissions. The purpose of SCAQMD Rule 403 is to reduce the amount of particulate matter in
the atmosphere resulting from man-made fugitive dust sources. As discussed in Checklist
Question II,construction and operation of the proposed project would result in less than
significant impacts to air quality and no mitigation is required.
In addition, potential impacts related to potential aesthetics, cultural resources, hazardous
materials,water resources, and noise impacts have also been addressed in the appropriate
sections, including Mitigation Measures AES-1, CUL-1 through CU-3, L-HAZ-1, HYD-1
through HYD-4, N-1 through N-6, and TRA-1 respectively. With implementation of these
measures, potential impacts of the project in these areas will be reduced to less than significant
levels.
As detailed in the preceding responses, development of the proposed project would not result,
either directly or indirectly, in adverse hazards and noise effects, resulting in a corresponding
less than significant impact to human beings.
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SECTION 4 LIST OF PREPARERS
4.1 LSA ASSOCIATES, INC.
xKent Norton, AICP, REA (Project Manager)
xLynn Calvert-Hayes, AICP (Principal in Charge)
xTony Chung, Ph.D. (Noise/Air Quality/GHG Studies)
xKatheryn Best (Environmental Planner)
xCassi La Morte (Environmental Analyst)
xMargaret Gooding (Graphics)
4.2 CITY OF ARCADIA
xJason Kruckeberg (Development Services Director)
xLisa Flores (Planning Services Manager)
xJim Kasama (Community Development Administrator)
xTim Schwehr (Management Analyst)
PACIFIC PLAZA ARCADIA MIXED USE DEVELOPMENT
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SECTION 5 REFERENCES
Arcadia 2010 “City of Arcadia General Plan.” City of Arcadia. November 2010.
BB&N 1987 “Noise Control for Buildings and Manufacturing Plants,” Bolt, Beranek &
Newman (BB&N), 1987.
CalEPA 2014a “Managing Hazardous Waste,” California Environmental Protection
Agency (CalEPA) and Department of Toxic Substances Control, website
accessed August 1, 2014.http://www.dtsc.ca.gov/hazardouswaste
CalEPA 2014b “Certified Unified Program Agency (CUPA) Program Directory,” California
Department Environmental Protection Agency (CalEPA), website
accessed August 10, 2014.
http://www.calepa.ca.gov/CUPA/Directory/default.aspx
CALREC Calrecycle website accessed March 12, 2015.
www.calrecycle.ca.gov
Caltrans 2001“Transportation Related Earthborne Vibrations (Caltrans Experiences)”.
California Department of Transportation (Caltrans), Division of
Environmental Analysis, Office of Noise, Air Quality, and Hazardous
Waste Management. Technical Advisory, Vibration. TAV-02-01-R9601.
February 20, 2001.
Caltrans 2014 California Department of Transportation Scenic Highway Program,
California Department of Transportation (Caltrans), website accessed
August 2, 2014.
http://www.dot.ca.gov/hq/LandArch/scenic_highways/scenic_hwy.htm
CAPCOA 2008 “CEQA & Climate Change: Evaluating and Addressing Greenhouse Gas
Emissions from Projects Subject to the California Environmental Quality
Act,” California Air Pollution Control Officers Association (CAPCOA),
January 2008.
CARB 2007 “Proposed Early Actions to Mitigate Climate Change in California,”
California Air Resources Board (CARB), April 20, 2007.
CCCPP 2014“Hydrofluorocarbon, Perfluorocarbon, and Sulfur Hexafluoride
Emissions,” California Climate Change Policy and Program (CCCPP),
California Climate Change Portal, website accessed July 21, 2014.
http://www.climatechange.ca.gov/policies/1990s_in_depth/page11.html
CCR 2014 “California Health and Safety Code,” Section 7050.5, California Code of
Regulations (CCR). July 2014.
PACIFIC PLAZA ARCADIA MIXED USE DEVELOPMENT
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CDC 2014“Farmland Mapping and Monitoring Program,” California Department of
Conservation (CDC), Division of Land Resource Protection. Website
accessed July 30, 2013.
CGS 2014“Fault Mapping in California”. California Geological Survey (CGS). 2005.
Website accessed August 3, 2014.
CIWMB 2014 “Estimated Waste Generation Rates,” California Integrated Waste
Management Board (CIWMB) website accessed on August 2, 2014.
www.ciwmb.ca.gov/wastechar/wastegenrates/default.htm
CWC 2014 “Sections 10750–10756,” California Water Code (CWC), California
Department of Water Resources website accessed August 2, 2014.
DOF 2014 “E-5 Population and Housing Estimates for Cities, Counties and the State,
2001-2010, with 2000 Benchmark.” State of California, Department of
Finance (DOF), Sacramento, California, July 2014.
DOT 2014 “Code of Federal Regulations, Title 49—Transportation, Pipeline and
Hazardous Materials Safety Administration,” U.S. Department of
Transportation (DOT), website site accessed August 3, 2013.
http://ecfr.gpoaccess.gov/cgi/t/text/text-
idx?sid=585c275ee19254ba07625d8c92fe925f&c=ecfr&tpl=/ecfrbrowse/
Title49/49cfrv2_02.tpl
DTSC 2014 “Hazardous Waste and Substance Site (Cortese) List,” California
Department of Toxic Substance Control (DTSC), website accessed
August 3, 2014. http://www.envirostor.dtsc.ca.gov/public
FEMA 2014“Flood Limit Data and Mapping,” U.S. Federal Emergency Management
Agency (FEMA), Flood Insurance Rate Map Program, website accessed
August 1,2014.
Geotracker 2013 “Geotracker” database of hazardous material sites maintained by the
Regional Water Quality Control Board, website accessed July 25, 2014.
HII 2010 “City of Arcadia Zoning Map.” Hogle-Ireland Inc. 2010.
LSA2015a“Traffic Impact Assessment, Arcadia Mixed Use Project.” LSA
Associates, Inc. June 2015.
LSA 2015b “Air Quality Analysis.” (includes greenhouse gas emissions). LSA
Associates, Inc. June 2015.
LSA 2015c “Noise Impact Analysis.” LSA Associates, Inc. June 2015.
NRCS 2014 “Soil Data Mart,” Natural Resources Conservation Service, United States
Department of Agriculture, website accessed August 2, 2014.
PACIFIC PLAZA ARCADIA MIXED USE DEVELOPMENT
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http://soildatamart.nrcs.usda.gov/Report.aspx?Survey=CA675&UseState
=CA and as documented in the “Soil Survey of Los Angeles County,
California” issued by the U.S. Department of Agriculture, Soil
Conservation Service, original research dated 1971.
PDA 2012 “Initial Study and Mitigated Negative Declaration, For Two Medical
Office Buildings, A General Office Building, and a Four-Level Parking
Structure at 161 Colorado Place and 125 W, Huntington Drive.” Pacific
Design Group. December 2012.
RJLA 2003 “Phase I Environmental Site Assessment, Continental Assets
Management.” RJL Associates, March 19, 2003.
SCAG 2008 “Final 2008 Regional Comprehensive Plan,” Southern California
Association of Governments (SCAG), adopted October 2, 2008.
SCAG 2012a “2012-2035Regional Transportation Plan/Sustainable Communities
Strategy,” Southern California Association of Governments (SCAG),
adopted April 2012.
SCAG 2012b “Growth Forecast Appendix of the Regional Transportation
Plan/Sustainable Communities Strategy” Southern California Association
of Governments, adopted April 2012.
http://rtpscs.scag.ca.gov/Documents/2012/pfinal/SR/2012pfRTP_Growth
Forecast.pdf
SCAQMD 2010“Air Quality Management Plan,” South Coast Air Quality Management
District (SCAQMD), 2010.
SCAQMD 2013 SCAQMD website accessed August 2, 2013.
www.aqmd.gov/ceqa/handbook/LST
TTA 2013 “Hydraulic & Hydrology Calculation.”Tritech Associates, Inc. July
2013.
USEPA 1998 “AP-42 Emission Factors, Natural Gas Combustion,” U.S. Environmental
Protection Agency (USEPA), July 1998.
www.epa.gov/ttn/chief/ap42/ch01/final
USEPA 2004a “EPA420-P-04-016: Update of Methane and Nitrous Oxide Emission
Factors for On-Highway Vehicles,” U.S. Environmental Protection Agency
(USEPA), prepared by ICF Consulting. November 2004.
http://www.epa.gov/otaq/models/ngm
USEPA 2004b “EPA430-K-03-004, Direct HFC and PFC Emissions from Use of
Refrigeration and Air Conditioning Equipment.” U.S. Environmental
Protection Agency (USEPA), Climate Leaders, October 2004.
http://www.epa.gov/climateleaders/documents/resources/refrige_acequi
puseguidance.pdf.
PACIFIC PLAZA ARCADIA MIXED USE DEVELOPMENT
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USFWS 2011 “HCP/NCCP Planning Areas, Southern California,” U.S. Fish and Wildlife
Service (USFWS), October 2011.
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SECTION 6 SUMMARY OF MITIGATION MEASURES
AES-1 Prior to issuance of a building permit, the applicant shall demonstrate that all
project windows are glazed or otherwise treated to minimize glare on
surrounding roads and properties, to the satisfaction of the Development
Services Director or designee.
BIO-1 Construction in either phase should not occur during the local nesting season
(estimated February 1 to July 15). If any construction occurs during the
nesting season, a nesting bird survey shall be conducted by a qualified
biologist prior to the issuance of a grading permit or removal of any large
trees on the existing property. If the biologist determines that nesting birds
are present, an area of 100 feet shall be marked off around the nest and no
construction activity can occur in that area during nesting activities. Grading
and/or construction may resume in this area when a qualified biologist has
determined the nest is no longer occupied and all juveniles have fledged.
This measure shall be implemented to the satisfaction of the City Planning
Division.
CUL-1 If archaeological resources are discovered during project grading, work shall
be halted in that area until a qualified archaeologist can be retained by the
developer to assess the significance of the find. The project archaeologist
shall observe the remaining earthmoving activities at the project site
consistent with Public Resources Code Section 21083.2(b), (c), and (d). The
monitor shall be equipped to record and salvage cultural resources that may
be unearthed during grading activities. The monitor shall be empowered to
temporarily halt or divert grading equipment to allow recording and removal
of the unearthed resources.
CUL-2 If paleontological resources (fossils) are discovered during project grading,
work will be halted in that area until a qualified paleontologist can be
retained to assess the significance of the find. The project paleontologist
shall monitor remaining earthmoving activities at the project site and shall be
equipped to record and salvage fossil resources that may be unearthed
during grading activities. The paleontologist shall be empowered to
temporarily halt or divert grading equipment to allow recording and removal
of the unearthed resources. Any fossils found shall be evaluated in
accordance with the CEQA Guidelines and offered for curation at an
accredited facility approved by the City of Arcadia. Once grading activities
have ceased or the paleontologist determines that monitoring is no longer
necessary, monitoring activities shall be discontinued. This measure may be
combined with CUL-1 at the discretion of the City Planning Division.
CUL-3 In the event of an accidental discovery or recognition of any human remains,
California State Health and Safety Code § 7050.5 dictates that no further
disturbance shall occur until the County Coroner has made the necessary
findings as to origin and disposition pursuant to CEQA regulations and PRC §
5097.98. If human remains are found, the LA County Coroner’s office shall be
contacted to determine if the remains are recent or of Native American
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significance. Prior to issuance of a grading permit, the developer shall include
a note to this effect on the grading plans for the project.
GHG-1 To ensure that the proposed project complies with and would not conflict
with or impede the implementation of reduction goals identified in Assembly
Bill 32, the Governor’s Executive Order S-3-05, and other strategies to help
reduce greenhouse gases (GHGs) to the level proposed by the Governor, the
project will implement a variety of measures that will reduce its GHG
emissions. To the extent feasible, and to the satisfaction of the City of
Arcadia, the following measures will be incorporated into the design and
construction of the project (including specific building projects):
Construction and Building Materials. Divert at least 50 percent of the
demolished and/or grubbed construction materials (including, but not limited
to, soil, vegetation, concrete, lumber, metal, and cardboard).
Energy Efficiency Measures. Design all project buildings to exceed the
California Building Code Title 24 energy standard by 10 percent, such as by
installing energy-efficient heating and cooling systems, appliances and
equipment, and control systems.
Water Conservation and Efficiency Measures. Devise a comprehensive
water conservation strategy appropriate for the project and its location. The
strategy may include the following, plus other innovative measures that may
be appropriate:
oCreate water-efficient landscapes within the development.
oInstall water-efficient irrigation systems and devices, such as soil
moisture-based irrigation controls.
oRestrict watering methods (e.g., prohibit systems that apply water to
nonvegetated surfaces) and control runoff.
HAZ-1 During grading of the project site, including the subterranean parking
structure, a hazardous waste monitor shall be present to determine if onsite
soils contain contamination from local sources. If contamination is observed,
the monitor shall be empowered to halt work in that area to determine the
nature and extent of contamination. The monitor shall make arrangements as
appropriate to safely remediate any contaminated materials including
disposal by a certified contractor at an approved landfill. If no contamination
is found, the monitor shall file a brief report with the City within 30 days of
the completion of grading. This measure shall be implemented to the
satisfaction of the City Planning Department.
HYD-1 Prior to issuance of a grading permit, the developer shall file a Notice of
Intent (NOI) with the State Water Resource Control Board to be covered
under the National Pollutant Discharge Elimination System (NPDES) General
Construction Permit for discharge of storm water associated with construction
activities. The project developer shall submit to the City the Waste Discharge
Identification Number issued by the State Water Resource Control Board
(SWRCB) as proof that the project’s NOI is to be covered by the General
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Construction Permit has been filed with the SWRCB. This measure shall be
implemented to the satisfaction of the City Engineer.
HYD-2 Prior to issuance of a grading permit, the developer shall submit to the State
Water Resource Control Board (SWRCB) and receive approval for a project-
specific Storm Water Pollution Prevention Plan (SWPPP). The SWPPP shall
include a surface water control plan and Erosion and Sediment Control Plan
citing specific measures to control on-site and off-site erosion during the
entire grading and construction period. In addition, the SWPPP shall
emphasize structural and nonstructural best management practices (BMPs) to
control sediment and non-visible discharges from the site. BMPs to be
implemented may include (but shall not be limited to) the following:
xPotential sediment discharges from the site may be controlled by the
following: sandbags, silt fences, straw wattles, fiber rolls, a temporary
debris basin (if deemed necessary), and other discharge control devices.
The construction and condition of the BMPs are to be periodically
inspected by the SRWQCB during construction, and repairs would be
made as required.
xArea drains within the construction area must be provided with inlet
protection. Minimum standards are sand bag barriers, or two layers of
sandbags with filter fabric over the grate, properly designed standpipes,
or other measures as appropriate.
xMaterials that have the potential to contribute non-visible pollutants to
storm water must not be placed in drainage ways and must be placed in
temporary storage containment areas.
xAll loose soil, silt, clay, sand, debris, and other earthen material shall be
controlled to eliminate discharge from the site. Temporary soil
stabilization measures to be considered include: covering disturbed areas
with mulch, temporary seeding, soil stabilizing binders, fiber rolls or
blankets, temporary vegetation, and permanent seeding. Stockpiles shall
be surrounded by silt fences and covered with plastic tarps.
xImplement good housekeeping practices such as creating a waste
collection area, putting lids on waste and material containers, and
cleaning up spills immediately.
xThe SWPPP shall include inspection forms for routine monitoring of the
site during the construction phase.
xAdditional required BMPs and erosion control measures shall be
documented in the SWPPP.
xThe SWPPP would be kept on site for the duration of project construction
and shall be available to the State Water Resource Control Board for
inspection.
The developer and/or construction contractor shall be responsible for
performing and documenting the application of BMPs identified in the
project-specific SWPPP. Regular inspections shall be performed on sediment
control measures called for in the SWPPP. Monthly reports shall be
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maintained and available for City inspection. An inspection log shall be
maintained for the project and shall be available at the site for review by the
City and the State Water Resource Control Board as appropriate.
HYD-3 Prior to issuance of a grading permit, the applicant shall prepare a Low
Impact Development (LID) Plan and the site plans shall illustrate the various
long-term water quality control features to be installed on this project
consistent with the City’s LID Ordinance as codified in the City’s Municipal
Code (MC) Section 8, Stormwater Management and Discharge Control,
Sections 7810-7840. The LID Plan and site development plans shall
incorporate the following Best Management Practices (BMPs) as outlined in
MC Sections 7823 and 7828 as appropriate to control pollutant runoff and to
reduce impacts to water quality to the maximum extent practicable:
xDivert roof runoff to landscaped areas before discharge.
xDivert surface flow to landscaped areas.
xMaximize permeable areas and minimize impermeable areas per City MC
Section 7828(B).
xRetain stormwater runoff onsite per City MC Section 7828(C)..
xProvide biofiltration or other appropriate onsite treatment for runoff that
cannot be retained onsite per City MC Section 7828(C).
xMaximize interception and water conservation by planting native and/or
drought-tolerant plants.
xInstall an irrigation system and provide landscape maintenance to
minimize water runoff.
xProvide regular mechanical sweeping of private streets and parking lots.
xProvide regular drainage facility inspection and maintenance per City LID
guidelines.
This measure shall be implemented to the satisfaction of the City Engineer,
City Public Works Department, and City Planning Department as appropriate,
consistent with the City’s LID Ordinance.
HYD-4 Prior to occupancy permit, the developer shall install an emergency sump-
pump in the basement of the project. This sump-pump shall include an
emergency generator or backup battery in case of power outages. The
installation of the sump-pump shall be completed to the satisfaction of the
City Engineer.
NOI-1 Prior to issuance of grading and building permits for each phase of the
project, the developer shall prepare a Construction Noise Control Plan and
will submit the plan the City for review and approval. The plan shall include
but will not be limited to the following:
xDuring all project site excavation and grading on site, the project
contractors shall equip all construction equipment, fixed or mobile, with
properly operating and maintained mufflers consistent with
manufacturers’ standards.
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xThe project contractor shall place all stationary construction equipment so
that emitted noise is directed away from sensitive receptors nearest the
project site.
xThe construction contractor shall locate equipment staging in areas that
will create the greatest distance between construction-related noise
sources and noise-sensitive receptors nearest the project site during all
project construction.
xTemporary construction barriers with a minimum height of 8 feet shall be
placed along the project’s southern and eastern property line during
project construction.
xDuring all project site construction, the construction contractor shall limit
all construction-related activities, including maintenance of construction
equipment and the staging of haul trucks, to between the hours of 7:00
a.m. to 6:00 p.m. Monday through Friday and 8:00 a.m. to 5:00 p.m. on
Saturday. No construction is permitted on Sundays and government code
holidays.
xPrior to issuance of a grading or building permit, the developer shall
prepare a haul route and staging plan for trucks hauling earth or
construction materials from the project site to where this material will be
disposed. The plan shall be reviewed and approved by the Arcadia
Engineering Services Division before a grading or building permit is issued
by the City. To the extent feasible, haul routes and truck staging areas
shall not pass sensitive land uses or residential dwellings.
xThe developer shall mail written notification to residential occupants
within 300 feet of the project site at least 72 hours prior to initiation of
demolition, grading, and excavation activities. This notification shall
include a rendering of the project; a project description; the allowable
construction hours; the duration of various demolition and construction
activities; a description of noise reduction measures/requirements; a
name and telephone number for local residents to call to submit
complaints associated with construction noise. The notification shall be
reviewed and approved by Planning Services prior to being mailed. In
addition, a 16 square-foot developer-contractor sign with this information
shall be posted on-site at both the Duarte Road frontage and at the First
Avenue frontage.
NOI-2 Prior to the issuance of building permit for each phase, the developer shall
demonstrate that all frontline bedrooms and living rooms along Duarte Road
and First Avenue shall have air-conditioning to minimize noise impacts from
Duarte Road and First Avenue.
NOI-3 Prior to issuance of occupancy permits windows with sound transmission
class 30 or higher shall be installed for bedrooms and living rooms along and
within 50 feet of the Duarte Road centerline.
NOI-4 Prior to issuance of a building permit for each phase, the developer shall
demonstrate that roof-mounted air conditioning units have been placed as far
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84
from the south property boundary as practical to minimize long-term noise
impacts from AC units on adjacent residential units.
NOI-5 A Disclosure Statement shall be provided to future tenants or owners of the
dwelling units on Duarte Road prior to the lease or purchase of these
dwelling units. The Disclosure Statement shall state that due to the mixed
use nature of the site, outdoor living areas such as balconies associated with
these dwelling units that are directly fronting and exposed to traffic along
Duarte Road would be exposed to excessive traffic noise levels.
NOI-6 Signs shall be posted at all loading and unloading docks prohibiting deliveries
to the onsite commercial uses outside of the daytime hours 7:00 a.m. and
10:00 p.m. This requirement will be included in the project’s conditional use
permit which may be revoked if posted delivery hours are not followed.
TRA-1 Prior to issuance of a grading permit, the developer shall prepare a haul
route plan for trucks hauling earth or construction materials from the project
site to where this material will be disposed. The plan shall be reviewed and
approved by the Arcadia Engineering Services Division before a grading or
building permit is issued by the City, and the City has the ability to limit any
hauling activity to off-peak hours.
TRA-2 The developer shall notify the City a minimum of seven (7) days prior to the
beginning of any earth moving and or truck hauling activities on the site.
The City shall assess the roadway conditions along the haul route and the
developer shall be responsible for any damages caused to the route during
the hauling activities. The developer shall be responsible for repairing any
damages identified by the City prior to occupancy of any part of the project.
TRA-3 Prior to issuance of an occupancy permit, the developer shall be responsible
for installing or causing the following circulation improvements to be
constructed:
xProject Driveway 1/Duarte Road: Restrict access at the project
driveway on Duarte Road to a right-in/right-out driveway.
All circulation improvements shall be made to the satisfaction of and in
coordination with the City traffic engineer.