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HomeMy WebLinkAboutItem 3 - Arcadia Logistics Center DATE: January 26, 2016 TO: Honorable Chairman and Planning Commission FROM: Jim Kasama, Community Development Administrator SUBJECT: RESOLUTION NO. 1956 – RECOMMENDING TO THE CITY COUNCIL, APPROVAL OF GENERAL PLAN AMENDMENT NO. GPA 15-02, SPECIFIC PLAN NO. SP 14-01 FOR SPECIFIC PLAN SP-ALC, TENTATIVE PARCEL MAP NO. TPM 14-06 (73407), AND CERTIFICATION OF AN ENVIRONMENTAL IMPACT REPORT (EIR) (SCH #2015041002) UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) FOR THE DEVELOPMENT OF A LOGISTICS CENTER/INDUSTRIAL PARK (THE PROPOSED ARCADIA LOGISTICS CENTER) AT 12321 LOWER AZUSA ROAD Recommended Action: Adopt Resolution No. 1956 SUMMARY Mr. John Edwards, Jr., the owner of the Arcadia Reclamation facility at 12321 Lower Azusa Road, is proposing a logistics center/industrial park (the Arcadia Logistics Center or Project) as a reuse of the 87.21-acre site, which is nearing completion of the reclamation/fill operations. The proposed Project is to develop the 81.27-acre property to accommodate a logistics center/industrial park containing a maximum of 1,688,000 square feet of building space. The principal discretionary actions required for the Project include the approvals of General Plan Amendment No. GP 15-02 to support logistics and warehousing uses, Specific Plan No. 14-01 to rezone the property with the proposed Specific Plan (SP-ALC), a Tentative Parcel Map (TPM 14-06/73407) to subdivide the property, and certification of an Environmental Impact Report (EIR). The proposed Specific Plan, the EIR, and other project-related documents are available on the City website through the following link: Arcadia, CA : Current Significant Projects. • General Plan Amendment No. GPA 15-02 is to include as a goal for General Plan Focus Area M, the re-use of the Lower Azusa Road Reclamation Area as a warehousing and logistics center; • Specific Plan No. SP 14-01 to replace the existing Commercial-Manufacturing (C-M) zoning with a Specific Plan (SP-ALC) that includes a detailed land use plan, development standards, and design guidelines for the development of the proposed project, and improvement of the site and adjacent public rights-of- way; and Resolution No. 1956 GPA 15-02, SP 14-01, TPM 14-06 (73407) and the FEIR 12321 Lower Azusa Road January 26, 2016 – Page 2 of 52 • Tentative Parcel Map No. TPM 14-06 (73407) to subdivide the site into six (6) parcels, common areas, and provide for off-site improvements for the future development. • Due to the potential environmental effects of the proposed Project determined by an Initial Study, an Environmental Impact Report (EIR) was prepared for the Project in accordance with the California Environmental Quality Act (CEQA) to address the environmental effects of the Project. Certification of the EIR is required for approval of the Project. It is recommended that the Planning Commission adopt Resolution No. 1956 to recommend approval of the Project and certification of the EIR to the City Council. BACKGROUND The subject property is an 87.21-acre site that was formerly a sand and gravel quarry that operated from 1967 to 1990. When mining operations ceased, the depleted quarry was approximately 150 to 165 feet deep, and approximately 10 million cubic yards of material had been removed. The quarry is being reclaimed, as required by State law to approximately the pre-quarry level. The reclamation is being done as an inert debris engineered fill operation (IDEFO) where inert debris, such as clean dirt, concrete, brick and other non-hazardous materials are systematically placed into the former quarry to bring the site back up to a grade level that can support an end use. The IDEFO activities are subject to an Operations Plan and Reclamation Plan per Conditional Use Permit No. CUP 92-003, which was approved in 1994 by City Council Resolution No. 5785. Reclamation is required to be completed by March 1, 2018. The environmental effects associated with the Site’s reclamation activities were previously evaluated by an EIR prepared in association with CUP No. 92-003. That EIR was issued under State Clearinghouse No. 92041091, and would not be affected by the proposed Project. Project-related construction activities could not feasibly commence on the site until reclamation activities have resulted in the completion of level pads that are suitable for development with only limited or precise grading necessary to accommodate the Project. With reclamation nearing completion, the property owner engaged City staff to discuss possible reuses of the site. The owner was encouraged to pursue large retail and commercial uses. However, the owner was unable to find any interest by those types of Resolution No. 1956 GPA 15-02, SP 14-01, TPM 14-06 (73407) and the FEIR 12321 Lower Azusa Road January 26, 2016 – Page 3 of 52 uses for the site. On November 5, 2013, the City Council held a study session for consideration of a project proposal for the Lower Azusa Road Reclamation site. A key part of the discussion was the infeasibility of retail/commercial uses at this site. The owner had a market feasibility study done in August 2013 (included in the Technical Appendices - a May 18, 2015, update is posted with the Revised Specific Plan), which concluded that the market and site were insufficient to attract large-scale retail uses. Based on this study, the owner prepared a preliminary proposal for a logistics/warehousing development. The City Council expressed willingness to accommodate such a proposal, and the owner began preparing the necessary application materials. The owner formally submitted a project proposal to the Development Services Department in March 2014. On August 7, 2014, the City Council held a special meeting to tour the Arcadia Reclamation Facility. PROPOSAL The proposed Project is to develop the 81.27-acre property to accommodate a logistics center/industrial park containing a maximum of 1,688,000 square feet of building space. The principal discretionary actions required for the Project include the approvals of General Plan Amendment Application No. GP 15-02 to support logistics and warehousing uses, Specific Plan Application No. 14-01 to rezone the property with the proposed Specific Plan (SP-ALC), a Tentative Parcel Map (TPM) to subdivide the property, and certification of an Environmental Impact Report (EIR). The intent of the proposed Project is to develop a large part of General Plan Focus Area M (Lower Azusa Road Reclamation Area) with a logistics center/industrial park to make productive use of the reclaimed property. The Project would achieve this, and the following objectives: A. Maximize the development potential of the site that is in Focus Area M, to the northwest of Lower Azusa Road, immediately upon the completion of its reclamation process so that the property continues to be economically productive when reclamation activities are completed. B. Create a comprehensive master plan for the development of the site as a logistics center/industrial park that will attract quality tenants. C. Develop a logistics center/industrial park that is feasible to construct and operate and that is economically competitive with other similar centers in the southern California region, which will assist the City of Arcadia in competing economically on a domestic and international scale through the efficient and cost-effective movement of goods. D. Provide economic and job growth opportunities in and near the City of Arcadia by diversifying the available range of industrial and employment-generating uses through development of the large site with an employment-generating land use with long-term economic viability that complements the diversity of uses already present and planned in the City of Arcadia. Resolution No. 1956 GPA 15-02, SP 14-01, TPM 14-06 (73407) and the FEIR 12321 Lower Azusa Road January 26, 2016 – Page 4 of 52 E. Provide for uses that will generate tax revenue for the City of Arcadia through increased property and sales taxes in order to support the City’s ongoing municipal operations. F. Provide an attractive, state-of-the-art Class A logistics center/industrial park that meets current industry standards for operational design criteria and minimizes conflicts to the extent possible with surrounding existing and planned uses. G. Provide opportunities for logistics/industrial building users to locate in the City of Arcadia by offering buildings with loading bays in close proximity to existing I-605 on- and off-ramps to take advantage of the proximity to the I-605 and its connection to other freeways and transportation corridors to reduce traffic congestion on surface streets, and to reduce concomitant vehicular-related air pollutant emissions associated with inefficient travel patterns. H. Fill an existing need for truck-based goods distribution facilities in the land- constrained metropolitan region of Los Angeles County. I. Accommodate new development in a phased, orderly manner that is coordinated with the provision of necessary infrastructure and public improvements. The principal discretionary actions required for the Project include the approvals of General Plan Amendment No. GP 15-02 to support logistics and warehousing uses, Specific Plan No. 14-01 to rezone the property with the proposed Specific Plan (SP- ALC), a Tentative Parcel Map (TPM 14-06/73407) to subdivide the property, and certification of the Environmental Impact Report (EIR). The proposed General Plan Amendment (GP 15-02) seeks to change the policy language associated with Economic Development Policy ER-1.4. As adopted, Policy ER-1.4 states, “Support and pursue re-use of the Lower Azusa Road Reclamation Area as a regional-serving commercial retail center or similar development that generates jobs and revenues. Discourage uses at this location, such as stand-alone warehousing and logistics that provide limited fiscal benefit.” Although it is not necessarily clear that the Project would be inconsistent with this Policy, in an abundance of caution, the applicant is requesting this General Plan Amendment. Thus, a General Plan Amendment is requested to amend Economic Development Policy ED-1.4 to state, “Support and pursue re-use of the Lower Azusa Road Reclamation Area as a master- planned warehousing and logistics center that would provide employment opportunities and fiscal benefits to the City of Arcadia, including but not limited to uses that generate sales tax revenue.” No land use designation changes or other changes to the City’s General Plan are proposed as part of this General Plan Amendment. The proposed Specific Plan (SP 14-01) calls for the construction and operation of a logistics center containing a maximum of 1,688,000 square feet of building space, including ground floor and mezzanine square-footage. Interior uses can include e- commerce, general light industrial, high-cube warehouse, industrial park, manufacturing, parcel delivery services, warehousing, and/or ancillary office uses. Although six (6) buildings are contemplated by the proposed Specific Plan, the number Resolution No. 1956 GPA 15-02, SP 14-01, TPM 14-06 (73407) and the FEIR 12321 Lower Azusa Road January 26, 2016 – Page 5 of 52 of buildings and building sizes are subject to modification during implementation. In the conceptual design, the six buildings are proposed to have floor spaces ranging from approximately 150,000 to 400,000 square feet. There would be common areas shared by building tenants, such as driveways, fire access lanes, landscaped areas, underground utilities, and stormwater retention basins. Prominent landscaping will be provided along the entire western boundary adjacent to the residences in the City of El Monte, and along the southern boundary to enhance the Lower Azusa Road streetscape. The proposed Tentative Parcel Map (TPM 14-06/73407) is to subdivide the subject property into six (6) main parcels that coincide with the proposed Specific Plan to enable the sale and development of those areas as individual properties. The tentative parcel map also would create a number of common areas where facilities to benefit all of the properties would be located, such as the driveways, fire access lanes, landscaped areas, utility easements, and stormwater retention basins. The tentative parcel map also shows the off-site improvements associated with the Project, such as utility facilities, the new intersection of the proposed main driveway and Lower Azusa Road, and a deceleration/entry lane on westbound Lower Azusa Road. DISCUSSION The proposed Project is to develop the 81.27-acre property to accommodate a logistics center/industrial park containing a maximum of 1,688,000 square feet of building space. The principal discretionary actions required for the Project include the approvals of General Plan Amendment No. GP 15-02 to support logistics and warehousing uses, Specific Plan No. 14-01 to rezone the property with the proposed Specific Plan (SP- ALC), a Tentative Parcel Map (TPM) to subdivide the property, and certification of an Environmental Impact Report (EIR). General Plan Amendment The proposed General Plan Amendment (GP 15-02) seeks to change the policy language associated with Economic Development Policy ER-1.4. As adopted, Policy ER-1.4 states, “Support and pursue re-use of the Lower Azusa Road Reclamation Area as a regional-serving commercial retail center or similar development that generates jobs and revenues. Discourage uses at this location, such as stand-alone warehousing and logistics that provide limited fiscal benefit.” Although it is not necessarily clear that the Project would be inconsistent with this Policy, in an abundance of caution, the applicant is requesting this General Plan Amendment. Thus, a General Plan Amendment is requested to amend Economic Development Policy ED-1.4 to state, “Support and pursue re-use of the Lower Azusa Road Reclamation Area as a master- planned warehousing and logistics center that would provide employment opportunities and fiscal benefits to the City of Arcadia, including but not limited to uses that generate sales tax revenue.” No land use changes or other changes to the City’s General Plan are proposed as part of this General Plan Amendment. As completion of the reclamation of the site became apparent, the owner began considering possible reuses. In consultation with the Development Services Resolution No. 1956 GPA 15-02, SP 14-01, TPM 14-06 (73407) and the FEIR 12321 Lower Azusa Road January 26, 2016 – Page 6 of 52 Department, the owner searched for large retail uses, but was unsuccessful in finding any interest. The owner had a market feasibility study done, which concluded that the market and site were insufficient to attract large-scale retail uses. Based on this study, the owner prepared a preliminary proposal for a logistics/warehousing development and presented this proposal and the results of the study to the City Council at a study session on November 5, 2013. Because of the infeasibility of large retail/commercial uses at this site, the City Council expressed willingness to consider a logistics/warehousing proposal. California Government Code Sections 65353 and 65354 require that a General Plan Amendment be reviewed by the Planning Commission, and that their written recommendation be forwarded to the City Council. The recommendation should include specific comments and rationale for the recommendation. The applicant’s proposal includes a Specific Plan and Tentative Parcel Map. Approval of these applications requires that they be consistent with the City’s General Plan. The proposed General Plan Amendment addresses the changes to the economic market and the overall decline in retail development. The Amendment will provide that the proposed logistics center/industrial park is clearly consistent with the General Plan. Specific Plan A Specific Plan is a document that will implement the goals and policies of a General Plan for a certain area or site. It establishes a set of development standards for the specific area. The Arcadia Logistics Center Specific Plan is proposed to be the zoning regulations for the site, and is to be adopted by ordinance. The development standards in the City of Arcadia Municipal Code would apply to the Project unless otherwise specified in the Specific Plan. Only two development standards; building height, and the required amount of parking, are proposed to be modified by the Specific Plan. • Building Height – The height restriction in the CM Zone allows for a total height of 50 feet; 40 feet or 3 stories plus 10 feet for architectural projections. The proposed Specific Plan would provide for two sets of height limitations: For Planning Area 1 (westerly portion) the height limit would be 45 feet plus 8 feet for architectural projections for a 53-foot total height with any of the Resolution No. 1956 GPA 15-02, SP 14-01, TPM 14-06 (73407) and the FEIR 12321 Lower Azusa Road January 26, 2016 – Page 7 of 52 architectural projections to be a minimum of 75 feet from the westerly property line. With the proposed 60-foot setback from the westerly property line, the proposed 3- foot height increase will be less of an impact than the 50-foot height limit and minimum 10-foot and 45-degree angle setback required under the current CM zoning. Planning Area 2 (easterly portion) would have a height limit of 52 feet plus 8 feet for architectural projections for a 60-foot total height. The current CM zoning does not require a setback because this area is not adjacent to residentially-zoned property. • Parking – The Arcadia Municipal Code requires 3 parking spaces per 1,000 square feet of gross floor area for manufacturing uses up to 10,000 square feet, and 2 spaces per 1,000 square feet if over 10,000 square feet. For warehousing, the requirement is 2 spaces per 1,000 square feet. The proposed Specific Plan would require 1 parking space per 250 square feet of ancillary office and retail use, 1 space per 1,000 square feet for the first 10,000 square feet of e-commerce, high-cube warehouse, industrial park, and warehousing uses, 1 space per 3,000 square feet for the second 10,000 square feet, and 1 space per 5,000 square feet over 20,000 square feet. There will be a truck parking space in front of each loading dock door. This drastic adjustment of the parking requirements is reasonable for the large-scale uses contemplated by the proposed Specific Plan. For these types of uses, the number of employees does not proportionately increase with the size of the building. Instead, the ratio of employees to square-footage decreases as the building size increases. Land Use The Arcadia Logistics Center Specific Plan proposes a land use plan, utility plans, design guidelines, and development standards to guide development of the 81.27-acre Project Site. The proposed Land Use Plan is described beginning on page II-1 of the proposed Specific Plan. Two planning areas are proposed – Planning Area 1 is the western portion of the property and Planning Area 2 is the eastern portion of the property. The buildings in Planning Area 1 will have to be setback at least 60 feet from the westerly property line that abuts the residential area in El Monte, and this 60-foot setback area is required to be substantially landscaped. The two Planning Areas will be separated by the main entry driveway. Subsequent land use actions related to the property must be in conformance with the Specific Plan. The proposal calls for the development of several logistics/ warehouse type buildings that collectively would provide up to 1,688,000 square feet of building space, including all floors and mezzanine spaces. Uses can include e-commerce, general light industrial, high-cube warehouse, industrial park, manufacturing, warehousing, parcel delivery services and shipping, and ancillary office uses. Although six (6) buildings are contemplated by the proposed Specific Plan, the number of buildings and building sizes would be determined by the implementing approvals and permits as the Project proceeds through the City review processes. Building footprints would be allowed to span across the boundary line that separates Planning Areas 1 and 2, provided that the development standards for each Planning Area are met by the portions of the buildings in the respective Planning Areas. In the conceptual design, the six buildings have floor spaces that range from approximately 150,000 to approximately 400,000 square feet. Resolution No. 1956 GPA 15-02, SP 14-01, TPM 14-06 (73407) and the FEIR 12321 Lower Azusa Road January 26, 2016 – Page 8 of 52 There would also be common areas shared by the building tenants. These areas include driveways, fire access lanes, landscaped areas, underground utilities, and stormwater detention/water quality basins. Landscaping would occur along the entire western boundary and along the southern boundary of the Project Site to augment the Lower Azusa Road streetscape. Circulation, Access, and Parking Access to and from the Project Site would be provided via Lower Azusa Road, which would provide employees and visitors a connection from I-605 on- and off-ramps, which are approximately 1,000 feet east of the Project Site. Four driveways would be constructed on the property to provide access to the Project Site from Lower Azusa Road, with the primary driveway to be signalized. All truck traffic entering and exiting the Project Site would be required to use the primary signalized intersection. Passenger cars could use any of the four driveways. Internal to the property, the Specific Plan requires driveways, truck queuing lanes, fire access, and truck turn-around areas. The conceptual access plan is illustrated on page II-14 of the proposed Specific Plan. The buildings are to have loading bays. At a logistics building, loading bays or docks are used for the shipment of goods. Although all of the loading bays of a building are rarely in use simultaneously, most logistic center users prefer to have as many bays as possible to facilitate operations inside the structure, where goods are sorted and stored. The proposed Specific Plan specifies that loading bay doors are prohibited from directly facing any off-site residentially zoned property. In addition, the Specific Plan proposes a solid wall along the western property line adjacent to residential properties. Based on the conceptual layout of the Site with six buildings, approximately 235 loading bays would be provided. Water and Wastewater Plan The Project Site is within the service area of the San Gabriel Water District. On-site water lines are proposed to connect to an existing service line in the Lower Azusa Road right-of-way in two locations to create a looped system as required by the Arcadia Fire Department. For wastewater collection and treatment services, the Project Site is located within the service boundaries of the City of El Monte and the City of Arcadia. Two routing options are available to service the Project. The first option, Option SS-1, would be to connect to the City of El Monte’s sewer system. With this option, the Project’s wastewater would be proposed to be conveyed via underground pipes to be installed in the Lower Azusa Road right-of-way, which would connect to an existing sewer pipe located at the intersection of Lower Azusa Road and Durfee Avenue, in the City of El Monte. The second option, Option SS-2, would entail connecting to the City of Arcadia’s sewer system by a wastewater conveyance pipe that would be installed beneath an adjacent off-site parcel, and connect to the existing sewer system at the intersection of Clark Street and Durfee Avenue. It is possible that these two options would require temporary on-site subsurface storage and an on-site lift station so that wastewater can be discharged during non-peak hours. Both options are evaluated in the EIR. The Resolution No. 1956 GPA 15-02, SP 14-01, TPM 14-06 (73407) and the FEIR 12321 Lower Azusa Road January 26, 2016 – Page 9 of 52 conceptual water and sewer plan is illustrated on page II-17 of the proposed Specific Plan. Stormwater Drainage The on-site parking lots and internal access roads are proposed to be constructed with drainage swales that would collect stormwater and direct flows to drainage inlets. The drainage inlets would connect to pipes that are designed to transport flows into on-site stormwater detention basins to be installed at the Site’s perimeter along Lower Azusa Road. This will utilize the existing general southerly drainage direction of the property. The basins will be designed to retain a portion of the stormwater of a 100-year event and facilitate water quality filtration, percolation and evaporation. Underground storage may also be used, either to supplement or in place of the planned surface basins. The remainder of the stormwater would be discharged to the San Gabriel River to the east. Three routing options are available to discharge water to the San Gabriel River via an underground pipe and outfall structure. All three options (Option SD-1, Option SD-2, and Option SD-3) are evaluated in the EIR. In all cases, a new subsurface storm drain line would be installed from the eastern boundary of the site (passing under Lower Azusa Road in two of the options), traverse beneath off-site property to the east, and outfall at a structure designed with a headwall, flapgate, and energy dissipating rip-rap on a bench above the main channel of the San Gabriel River. The conceptual drainage plan showing the three off-site outfall options is illustrated on page II-15 of the proposed Specific Plan. Design Guidelines Design guidelines are included in the proposed Specific Plan to establish standards for the quality and character of the Site and building improvements, and to ensure compatible integration with surrounding land uses. Primarily, the design guidelines are to provide an aesthetically cohesive built environment for the Project and address two principal components: 1) architectural design guidelines; and 2) landscaping, fencing, and lighting design guidelines. All future development within the Arcadia Logistics Center would be required to substantially conform to the Specific Plan design guidelines. 1. Architectural Design Guidelines – The Specific Plan includes guidelines for architecture, which address building form, materials, colors, textures, windows, doors, and functional elements (loading doors, mechanical equipment, trash enclosures, etc.). The Specific Plan requires that on-site buildings have simple geometric forms and provide articulated building planes visible from Lower Azusa Road and the proposed Private Drive. Conceptual architectural elevations are shown on page III-3 of the proposed Specific Plan. As shown in these example elevations, the proposed buildings would be constructed with concrete tilt-up panels with blue non-mirrored glazing, and include articulated building elements such as canopies at main entrances and window mullions. The exterior color palette for each building would be composed of various shades of gray, green, white, and tan. The interior of each proposed building would Resolution No. 1956 GPA 15-02, SP 14-01, TPM 14-06 (73407) and the FEIR 12321 Lower Azusa Road January 26, 2016 – Page 10 of 52 be designed to provide a main floor and ancillary office space, and will have the potential to be partitioned for multiple tenants. Office spaces would likely be at the southeast and/or southwest corners of the buildings, facing Lower Azusa Road. All rooftop equipment is required by the proposed Specific Plan to be screened from view from the street frontage and the residences to the west by building parapets, gables, and/or pinnacles. 2. Landscaping and Lighting Design Guidelines – The Specific Plan includes guidelines for landscaping, which provide a plant palette and address streetscapes, walls and fencing, lighting, and property edge conditions. The Specific Plan’s conceptual landscape plan provides for landscaping and water detention facilities along the Lower Azusa Road right-of-way (Figure III-2 on page III-9 of the proposed Specific Plan). Project landscaping would include right-of-way landscaping along Lower Azusa Road, as well as landscaping within the water detention facilities and building setbacks. Along the western boundary of the Project Site, existing landscaping would be retained where feasible and supplemented with trees, shrubs, and groundcover to provide much more substantial landscape screening than currently exists. A Tree Inventory Report was conducted to identify the trees that are to be retained, and to inform the landscaping design. Landscaping also would be provided at building entries, in and around automobile parking areas, and in and around the proposed storm water detention basins. Landscaping will be water-efficient in accordance with the City’s and State’s water-efficient landscaping requirements. The Specific Plan’s design goal for the fencing and screening of the Arcadia Logistics Center is to visually conceal the Site from the residential neighborhood in the City of El Monte located to the west of the Site, and to secure the property from trespassers. The Reclamation Project requires the erection of a solid masonry wall Resolution No. 1956 GPA 15-02, SP 14-01, TPM 14-06 (73407) and the FEIR 12321 Lower Azusa Road January 26, 2016 – Page 11 of 52 along the Site’s west property line, which is coterminous with the City of El Monte City boundary. he Specific Plan also requires the wall, which is proposed to run from the south corner of the Site along the west property line, transitioning to a steel tubular fence that would run along the remainder of the north property line and continue on the east property line along the San Gabriel River until the property line intersects with Lower Azusa Road. If the existing walls and fencing are to remain, the new block wall would be erected on the Project Site’s side of the property line, adjacent to the existing walls and fencing. A landscaped area in which trees would be planted is proposed on the Project Site’s side of the wall along the west boundary. The Specific Plan requires that the trees be spaced to ensure a continuous tree canopy at maturity. Section 9296.8 of the Arcadia Municipal Code requires that for a Specific Plan to be approved, it must be found that the following three findings of fact can be made in the affirmative: 1. The proposed specific plan is consistent with the General Plan, including the goals, objectives, policies, and action programs. 2. The proposed specific plan will not adversely affect the public health, safety and welfare or result in an illogical land use pattern. 3. The proposed specific plan is a desirable planning tool to implement the provisions of the City’s General Plan. Tentative Parcel Map The proposed Tentative Parcel Map (TPM 14-06/73407) is to subdivide the subject property into six (6) main parcels that coincide with the proposed Specific Plan to enable the sale and development of those areas as individual properties. The tentative parcel map also creates a number of common areas where facilities to benefit all of the properties are to be located, such as the driveways, fire access lanes, landscaped areas, utility easements, and storm water retention basins. The tentative parcel map also shows the off-site improvements associated with the Project, such as the new intersection of the proposed main driveway and Lower Azusa Road, and a deceleration/entry lane on westbound Lower Azusa Road. The following two findings are required for approval of a Tentative Parcel Map: 1. That the proposed subdivision, together with the provisions for its design and improvement, is consistent with the City’s General Plan. 2. 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. ENVIRONMENTAL ANALYSIS Pursuant to the provisions of the California Environmental Quality Act (CEQA), the Development Services Department had an Initial Study (IS) conducted for the proposed Resolution No. 1956 GPA 15-02, SP 14-01, TPM 14-06 (73407) and the FEIR 12321 Lower Azusa Road January 26, 2016 – Page 12 of 52 project (Technical Appendix A of the Environmental Impact Report {EIR}). It was determined through the IS, the written comments received by the City of Arcadia in response to the Notice of Preparation (NOP) issued for this EIR, the comments received by the City from members of the public at the EIR Scoping Meeting held on April 22, 2015, at the Arcadia City Council Chambers, and the comments received at a community meeting held in El Monte near the Project site at Cherrylee Elementary School on May 6, 2015, that the EIR should cover the following 12 environmental subject areas that could be reasonably and significantly affected by planning, constructing, and/or operating the proposed Project: 1. Aesthetics 7. Hydrology and Water Quality 2. Air Quality 8. Land Use and Planning 3. Biological Resources 9. Noise 4. Geology/Soils 10. Transportation 5. Greenhouse Gas Emissions 11. Utilities and Service Systems 6. Hazards and Hazardous Materials 12. Public Services The IS, the NOP, and written comments received by the City in response to the NOP and from the community meeting in El Monte, are attached to the EIR as Technical Appendix A. The EIR for the proposed Project, was issued State Clearinghouse (SCH) No. 2015041002, and was prepared in accordance with the California Environmental Quality Act (CEQA) to evaluate the potential environmental impacts associated with the planning, construction, and operation of the proposed Arcadia Logistics Center. The EIR includes a detailed description of the proposed Project and evaluates the physical environmental effects that could result from Project implementation. The EIR does not recommend approval, approval with modification, or denial of the proposed Project; rather, the EIR is a source of impartial information regarding potential impacts that the Project may cause to the physical environment. A summary of the proposed Project’s environmental impacts, and the mitigation measures being imposed to lessen or avoid adverse environmental impacts is provided as Table S-1, Mitigation Monitoring and Reporting Program (MMRP) in the EIR (pp. S- 10 to S-63). The MMRP activities are to be considered conditions of approval, and are an attachment to Resolution No. 1956. The mitigation measures need to be 1) feasible and practical for the project applicant/property owner to implement, 2) feasible and practical for the City of Arcadia to monitor and enforce, 3) legal for the City to impose, 4) have an essential nexus to the Project’s impacts, and 5) would result in a benefit to the physical environment. In accordance with the CEQA Guidelines, the draft EIR in Section 4.0 (the Environmental Analysis, beginning on page 4.0-1 of the EIR), provides analyses of potential direct, indirect, and cumulatively considerable impacts for the above 12 subject areas that could occur from planning, constructing, and operating the proposed Project. Each subsection of Section 4.0 evaluates in detail the several specific subject matters related to the general topic of the 12 subsections. The title of each subsection is not limiting; therefore, refer to each subsection for a full account of the subject matters Resolution No. 1956 GPA 15-02, SP 14-01, TPM 14-06 (73407) and the FEIR 12321 Lower Azusa Road January 26, 2016 – Page 13 of 52 addressed therein. For each of the 12 subsections, the EIR describes: 1) the physical conditions that existed at the approximate time the NOP was filed with the California State Clearinghouse (April 2015); 2) discloses the type and magnitude of potential environmental impacts resulting from Project planning, construction, and operation; and 3) if warranted, recommends feasible mitigation measures that have a proportional nexus to the Project’s impacts and that would reduce or avoid significant adverse environmental impacts that the proposed Project may cause. The following are brief discussions of those issues that particularly affect the neighboring jurisdictions of El Monte and Irwindale: Aesthetics, Geology and Soils, Land Use and Planning, Noise, and Transportation. Aesthetics (Subsection 4.1) This Subsection describes the aesthetic qualities and visual resources present on the Project Site and in the Site’s vicinity. The Project Site is undergoing active reclamation activities. Existing structures are limited to an administrative office in a modular building located in the east-central portion of the Site. The southern portion of the former quarry has been filled to near finish grade and the majority of reclamation activities are occurring in the northeastern corner of the Site. Equipment and vehicles associated with the reclamation process are usually visible on-site, including delivery trucks, bulldozers, rock-crushers, excavators, and the workers’ passenger vehicles. Numerous shipping/storage containers and truck trailers also are commonly visible on-site, particularly along the southern portion of the Site’s western boundary. The Project Site’s western boundary, which abuts a residential neighborhood in the City of El Monte, has a solid masonry wall, portions of which were in disrepair. This wall generally marks the boundary between the Project Site in the City of Arcadia and the adjacent City of El Monte. On the Project Site’s side of the wall is a tree line with varying tree-canopy density. The densest concentration of trees occurs along the southern portion of the western property boundary. Trees and shrubs also occur along the Project Site’s frontage with Lower Azusa Road, where an approximately eight- to ten-foot tall berm, screen fencing, and segments of solid wall have been constructed to obstruct the views to the interior of the property. A gated entrance to the Site is visible from Lower Azusa Road. To illustrate the existing visual conditions of the Project Site, nine photographs were collected in February 2015 at public viewing locations surrounding the property. These are provided as Figures 4.1-1, 4.1-2, 4.1-3, and 4.1-4 in the EIR. The photographs depict representative visual characteristics of the property as seen from surrounding public viewing areas. In the long-term, views of the Project Site from the surrounding area would change from that of an active mine reclamation site to that of a developed property containing several logistics center buildings supported by drive aisles, landscaping, parking areas, water detention basins, walls, fences, and other associated features. As part of this Project, and as more fully described in EIR Section 3.0, the proposed buildings would consist of conventional concrete tilt-up construction with architectural enhancements. The proposed Specific Plan would restrict buildings in Planning Area 1 (closest to the City of Resolution No. 1956 GPA 15-02, SP 14-01, TPM 14-06 (73407) and the FEIR 12321 Lower Azusa Road January 26, 2016 – Page 14 of 52 El Monte) to a maximum total height of 56 feet; the Specific Plan would restrict buildings in Planning Area 2 (closer to Lower Azusa Road and the San Gabriel River) to 60 feet total. This represents six to 10 additional feet of maximum height than allowed in the C- M zone by the City of Arcadia Municipal Code, which restricts building heights to a total of 50 feet. However, the Specific Plan requires a building setback of at least 60 feet from the City of El Monte property line (this was increased from 50 feet based on comments from the City of El Monte in response to the Notice of Availability), whereas the Municipal Code requires only 10 feet. The 50 feet of additional building setback is proposed to compensate for the additional six feet of building height in Planning Area 1. Under existing conditions, views toward the Project Site from northeast-bound Lower Azusa Road (see Visual Simulations 5 through 7, and Figures 4.1-9 through 4.1-11 in the EIR) are dominated by utility poles, fencing, walls, and landscaping including mature trees that occur along the northern edge of the roadway. With implementation of the proposed Project, additional trees would be planted along the northern edge of the roadway, beyond which proposed buildings would be visible. Project entry signage featuring a brick wall with lettering, also would be visible, as would a signalized intersection at the main Project entrance driveway. As shown on Figures 4.1-9, 4.1-10, and 4.1-11, there are no aspects of the proposed Project that have the potential to degrade the existing character or quality of the surrounding area as viewed from Lower Azusa Road. As shown on Figure 4.1-9, the proposed buildings would be architecturally enhanced and with maturation of landscaping, the proposed buildings would not be prominently visible. Several water detention basins are proposed along the road, which would contribute to the landscape. Other segments of Lower Azusa Road are already fronted with development, including property directly across the street from the Project Site’s southeastern boundary developed with light industrial uses and a mix of land uses that occur along both sides of the road in the adjacent City of El Monte. According to the design standards included in the proposed Arcadia Logistics Center Specific Plan, the Project would be perceived as a contemporary business park from Lower Azusa Road. Views to the San Gabriel Mountains available along this roadway would largely remain unaffected. For these reasons, the Project’s impact on the visual environment as seen from Lower Azusa Road would be less than significant. The proposed Project would be visually compatible with the existing business park/light industrial uses to the southeast on the opposite side of Lower Azusa Road that are constructed with typical concrete tilt-up walls. To the north of the Project Site is a commercial nursery and an active surface mining operation, with large areas of deep open pits. To the east are the San Gabriel River and I-605. To the west is a concentration of single-family residential homes in the City of El Monte that would be separated from the Project’s buildings by a solid masonry wall and landscape buffer. Accordingly, the proposed Project would not degrade the visual character or quality of the Project Site and its surroundings in the long-term and impacts would be less than significant. In the near term, until the proposed row of trees matures along the Project’s perimeter wall, the character of the abutting residential streets in the City of El Monte would be affected by the visible presence of proposed buildings, which may be perceived as an adverse visual change. This is considered to be a significant near-term impact of the proposed Project. Resolution No. 1956 GPA 15-02, SP 14-01, TPM 14-06 (73407) and the FEIR 12321 Lower Azusa Road January 26, 2016 – Page 15 of 52 There are no feasible mitigation measures that would reduce or avoid the Project’s near-term effects to the residential character of an abutting City of El Monte neighborhood. The Project proposes the installation of a solid perimeter wall and tree row on the Project Site’s side of the wall. The near-term visibility of the Project’s buildings from this community would be eliminated in the long-term upon the maturity of proposed landscaping. Geology and Soils (Subsection 4.4) This Subsection assesses the existing surface and subsurface geologic conditions and features of the Project Site and determines the potential for impacts associated with the geologic conditions and features of the property. The Project Site was previously used as a sand and gravel quarry from 1967 to 1990. Filling of the property began in 2001 as the Lower Azusa Reclamation Project (LARP). The objective of the Inert Debris Engineered Fill Operation (IDEFO) is to fill the quarry with compacted inert materials and establish the Site’s final grade in a manner that will facilitate future development of an end use. Inert debris landfill activities will be completed prior to commencement of construction activities for the proposed Project. At the time the proposed Project commences, the Project Site will be at final grade and suitable for development, with on-site elevations ranging from approximately 332 feet above mean sea level (amsl) to 340 feet amsl, as called for by the Reclamation Plan approved by the City of Arcadia. For purposes of evaluation in this Subsection, the Project Site’s topographic and geologic conditions are defined as those conditions that will exist upon completion of the LARP. The IDEFO is not a part of the Project evaluated in this EIR. The IDEFO activities are ongoing and were previously evaluated in the “Rodeffer Inert Landfill EIR,” (SCH #92041091), which was certified by the City of Arcadia and under which mitigation and monitoring has been ongoing. To analyze the characteristics of the inert debris fill, HDG acquired geotechnical data and analyzed the data in conjunction with HDG’s documented settlement monitoring information. Because the ongoing fill activities are a dynamic operation with conditions that change daily as the quarry is filled, because the fill operation is not a part of the proposed Project, and because the Project cannot commence until such time as the fill operation is complete in accordance with the approved Reclamation Plan, the Site conditions related to geology and soils are defined as those conditions that will exist at the time that reclamation activities are completed. The construction and operation of the proposed Project cannot feasibly commence until such a time that the reclamation activities are completed. The procedures and methodologies to ensure that the geologic and soil conditions of the Site will be as called for by the Reclamation Plan are discussed in subsection 4.4.1C of the EIR. To confirm the existing condition and the conditions that are expected at the Site at the completion of IDEFO activities, HDG conducted performance-based monitoring on the Site, which included the following methodologies: field density testing; geotechnical field observation to evaluate the overall consistency of fill operations; laboratory testing; and field settlement monitoring. Refer to EIR Technical Appendix D for the complete scope and methodology used for the geotechnical investigation. Resolution No. 1956 GPA 15-02, SP 14-01, TPM 14-06 (73407) and the FEIR 12321 Lower Azusa Road January 26, 2016 – Page 16 of 52 • Project Specific Mitigation Measures, Conditions, and Mandatory Regulatory Requirements The risk of liquefaction, lateral spreading and/or seismically induced settlement on the Project Site is relatively small due to the extremely dense nature of the compacted fill placed into the former mine quarry as part of the IDEFO reclamation. The contents and compaction level of the material in the landfill area have been documented over the course of the Site’s reclamation process by a licensed geotechnical engineer. Of concern is potential differential settlement in the areas containing native soil around the margins (outer border) of the landfill area. These areas could be subject to seismic hazard because they contain native soil and rock that has not been compacted. The following measures are recommended to address potential seismic hazards due to potential liquefaction, lateral spreading, and seismically-induced settlement, at the fringes of the Project Site that have not been compacted by the IDEFO. Mitigation Measures MM 4.4-1 - Prior to the issuance of the first grading or building permit, the City of Arcadia shall confirm that the Reclamation Plan is complete, and that the final geologic and soil conditions of the Site, as called for by the approved Reclamation Plan, are documented in a final report prepared by a licensed geologist. MM 4.4-2 - Prior to the issuance of the first grading or building permit, a licensed geotechnical engineer shall examine the perimeter of the property that consists of native soils and/or fill materials that were not placed and compacted under engineering supervision as part of the IDEFO. These areas shall be examined by performing geotechnical explorations to a depth of at least 35 feet below the proposed grade. If the explorations reveal that differential settlement of 0.2” or more has the potential to occur from liquefaction, dry seismic settlement, or lateral spreading based on the differences between the compacted materials within the IDEFO and the uncompacted materials outside of the IDEFO, flexible connections shall be recommended for all utilities passing from the uncompacted materials outside the IDEFO to the soils within the IDEFO. Flexible connections shall be designed such that potential differential settlements calculated as a result of the geotechnical exploration and analysis can be safely accommodated within wet or dry utilities, thereby safeguarding utility lines against potential seismic hazards. The findings of the geological explorations and recommendations shall be documented in a report prepared by the licensed geotechnical engineer. The report shall be approved by the City of Arcadia and the recommendations contained in the report shall be implemented and required as building permit conditions of approval. MM 4.4-3 - Building foundations shall be contained within the portions of the property that are underlain by fill that was placed and compacted under engineering supervision as part of the IDEFO. If a building foundation is proposed in an area that is not underlain by compacted fill, prior to issuance of a fine grading permit or building permit, a licensed geotechnical engineer shall examine the soil and geologic conditions, review detailed construction plans, and provide recommendations in a written report to address potential liquefaction, lateral spreading, and/or seismically-induced settlement hazards Resolution No. 1956 GPA 15-02, SP 14-01, TPM 14-06 (73407) and the FEIR 12321 Lower Azusa Road January 26, 2016 – Page 17 of 52 that may be associated with the building. Recommendations may include deepened foundations, removal of the uncompacted soil and replacement with fill material similar in nature to that which was placed and compacted as part of the IDEFO, the use of structural slabs, or comparable method to provide adequate foundation support and building performance. The report shall be approved by the City of Arcadia and the recommendations contained in the report shall be implemented and required as building permit conditions of approval. No building permit shall be issued for building foundation construction in an area of the property that was not compacted as part of the IDEFO until the licensed geotechnical engineer has either deemed the existing soil and geologic conditions suitable for the proposed development, or, if deemed unsuitable under existing conditions, until the recommendations for addressing potential liquefaction, lateral spreading, and/or seismically-induced settlement are identified and indicated on construction plans and documents. As part of the City’s final grading and/or building verification, the City shall ensure that all recommendations of the Project’s geotechnical engineer have been constructed in conformance with the approved building and construction plans. Conditions The General Plan EIR identifies eight standard conditions related to geology and soils. These measures generally require the following: compliance with appropriate sections of the Arcadia Municipal Code relating to building and seismic issues (per SC 4.6-1); the preparation of detailed geotechnical evaluations for areas within Alquist-Priolo Earthquake fault zones (per SC 4.6-2); special provisions for areas within 660 feet of the Raymond fault (per SC 4.6-3); notification of potential property owners of designated Alquist-Priolo Earthquake Hazard Zones where present (per SC 4.6-4); preparation of an engineering geological investigation in association with applications for development (per SC 4.6-5); special provisions for properties located within the Residential Mountainous Single-Family Zone (per SC 4.6-6); compliance with Los Angeles RWQCB Order No. R4-2004-0146 (per SC 4.6-7); and compliance with the California Plumbing Code (Part 5 of the California Building Code) (per SC 4.6-8). The Project Site is not located within any Alquist-Priolo Earthquake fault zones, within 660 feet of the Raymond fault, or on lands designated Residential Mountainous Single- Family Zone; thus, General Plan EIR Standard Conditions SC 4.6-2 through SC 4.6-4 and SC 4.6-6 do not apply to the Project. Mitigation Measures MM 4.4-1 through MM 4.4-3, above, implement the requirements of Standard Condition SC 4.6-5 by requiring detailed geotechnical evaluations of future grading and building plans. Regulatory Requirement RR-GEO-1, below, would implement the provisions of Standard Conditions SC 4.6-1 and 4.6-8 by requiring compliance with the City’s Municipal Code, which incorporates measures related to building and seismic issues and requires compliance with the California Plumbing Code. Regulatory Requirement RR-GEO-2 also has been identified to ensure compliance with applicable requirements from the Los Angeles RWQCB, as required by Standard Condition SC 4.6-7. It should be noted that Los Angeles RWQCB Order No. R4-2004-0146, which is referenced in Standard Condition SC 4.6-7, has since been replaced by Los Angeles RWQCB Order No. R4- 2012-0175, and the language in Regulatory Requirement RR-GEO-2 has been updated accordingly. Resolution No. 1956 GPA 15-02, SP 14-01, TPM 14-06 (73407) and the FEIR 12321 Lower Azusa Road January 26, 2016 – Page 18 of 52 In addition to the Standard Conditions discussed above, the General Plan EIR identifies one mitigation measure (General Plan EIR Mitigation Measure MM 4.6-1) which requires future development at the northern edge of the City to provide for the extension of sewer lines to preclude the use of septic systems. The proposed Project is not located in the northern portion of the City and does not propose any septic systems on- site; accordingly, General Plan EIR Mitigation Measure MM 4.6-1 is not applicable to the proposed Project. Mandatory Regulatory Requirements The Project will be required to comply with all applicable federal, State, and local laws and with the provisions contained in the Arcadia Logistics Center Specific Plan. The mandatory regulatory requirements that are most applicable to reducing impacts to geology and soils are as follows: RR-GEO-1 - Development is required to comply with Article VIII, Sections 8010–8927 of the Arcadia Municipal Code, which contains building requirements for seismic safety and incorporates by reference the California Building Standards Code. RR-GEO-2 - Development is required to comply with Los Angeles RWQCB Order No. R4-20120175, which contains the waste discharge requirements for municipal separate storm sewer system (MS4) discharges within the City of Arcadia and other cities in the coastal watersheds of Los Angeles County. RR-GEO-3 - Construction activities are required to comply with the Federal Water Pollution Control Act (also known as the Clean Water Act (CWA)) Section 402, which applies to all construction sites of over one acre in size and, in part, serves to control the potential impacts of erosion. CWA Section 402 authorizes the National Pollutant Discharge Elimination System (NPDES) permit program that covers point sources of pollution discharging to a water body. Compliance will obligate the Project Applicant to prepare and implement a Storm Water Pollutant Protection Plan (SWPPP) which will identify a combination of erosion control and sediment control measures (i.e., Best Management Practices) to reduce or eliminate sediment discharge to surface water from storm water and non-storm water discharges during construction. RR-GEO-4 - Development is required to comply with Los Angeles County’s Municipal Separate Storm Sewer System (MS4) Permit and Waste Discharge Requirements (Order No. 01-182; NPDES No. CAS0041), which in the City of Arcadia will obligate the Project Applicant to prepare a Standard Urban Stormwater Management Plan (SUSMP) as part of the development permit process. The SUSMP is required to identify post- construction treatment-control BMPs including among other requirements, measures to preclude long-term soil erosion. • Significance of Impacts on Geology and Soils After Mitigation For Threshold 1, implementation of Mitigation Measures MM 4.4-1 through MM 4.4-3 of the EIR would ensure that impacts associated with liquefaction and seismically induced settlement would be reduced to a level less than significant. Resolution No. 1956 GPA 15-02, SP 14-01, TPM 14-06 (73407) and the FEIR 12321 Lower Azusa Road January 26, 2016 – Page 19 of 52 For Threshold 3, implementation of Mitigation Measures MM 4.4-1 through MM 4.4-3 of the EIR would ensure that impacts associated with seismically induced settlement and liquefaction or lateral spreading would be reduced to a level less than significant. Land Use and Planning (Subsection 4.8) The analysis presented in this Subsection is based, in part, on a review of the City of Arcadia 2010 General Plan Update, and specifically the Land Use Element and the Economic Development Element, as well as two economic analyses: the “Fiscal & Economic Impacts Resulting from the Arcadia Logistics Center” prepared by David Taussig & Associates, dated May 21, 2015 (Technical Appendix K1) and the “Strategic Market Analysis for a Retail Commercial Development in Arcadia, CA” prepared by the Concord Group , dated August 26, 2013 (Technical Appendix K2 - updated May 18, 2015). The entire General Plan document is available for review on the City of Arcadia’s website. As described in EIR Subsections 2.2 and 2.5, the Project Site is located within an area containing established light industrial uses, a residential community in the City of El Monte, and a quarry in the City of Irwindale. Neighboring land uses within the City of Irwindale include commercial, industrial, and mining operations to the north and the east, including the Hanson quarry site and Peck Road gravel pit. In addition, the Irwindale Speedway is located within an existing commercial zone farther north. Land uses within the City of El Monte, immediately west and south of the Project Site, include neighborhoods of single-family homes and the Cherrylee Elementary School (located at 5025 Buffington Road). A mixture of industrial and administrative office uses is located in a triangular-shaped area between the southern Site boundary (Lower Azusa Road) and the San Gabriel River. In 2010, the City of Arcadia adopted a comprehensive update of their General Plan, which defines a vision for the long-term growth and character of the City, along with goals, policies, objectives and implementing measures to provide guidance to City decision-makers, City staff, land owners, businesses, residents, and others in making decisions about land use, circulation, open space, environmental quality, economic development and other matters that align with the vision of the General Plan. Chapter 2 of the General Plan is the Land Use and Community Design Element, which sets forth goals and policies intended to achieve the City’s vision and fundamental land use philosophy regarding appropriate types, intensity, and location of development and the means for maintaining the community’s environmental, social, physical, and economic health and vitality. A fundamental component of the Land Use and Design Element is the Land Use Policy Map, which designates the spatial distribution of the various types of land uses that exist or are targeted for the long-term development of the city. There are two commercial land use designations, a single industrial designation, and a hybrid Commercial/Industrial (C/I) designation intended to support business activity and provide tools to help businesses and districts maximize their economic potential. During the 2010 General Plan Update, the entire Project Site was re-designated from Industrial to Commercial/Industrial. The General Plan states that the Commercial/Industrial Resolution No. 1956 GPA 15-02, SP 14-01, TPM 14-06 (73407) and the FEIR 12321 Lower Azusa Road January 26, 2016 – Page 20 of 52 designation provides areas for a complementary mix of light manufacturing business, limited auto service and repair, and support office and retail uses, including small-scale uses with operating conditions that minimize impact on surrounding uses. Retail uses are permitted, but are limited to those that support the industrial businesses. Larger- scale commercial uses are considered on a case-by-case basis in the Lower Azusa Road Reclamation Area (LARRA), which encompasses the Project Site and an adjacent 10-acre triangular-shaped area containing industrial uses, located between the southern portions of the Project Site and the San Gabriel River. Development intensity in the C/I designated areas is limited to a maximum floor area ratio of 0.50, that is building gross floor area may not exceed 50% of the Site area. The Land Use and Community Design Element also includes a number of policies aimed at achieving high quality urban design in both the public and private realms; helping achieve the overall vision of Arcadia’s community character; and helping achieve specific land use objectives. For example, while the City is known for its homes and regional mall, one of its largest revenue producers is a manufacturer of fire safety equipment. The General Plan envisions a strong industrial base that can become even more attractive to manufacturers, as well as those in the technology incubator sector, through a focus on infrastructure improvements. This is particularly true in the LARRA, where roadway and other infrastructure improvements will help ensure that Arcadia remains able to take best advantage of its location in the San Gabriel Valley, and strengthens opportunities to establish a significant regional manufacturing center. Community design Goal LU-7 and associated policies established for industrial areas, including the Project Site, are as follows: • Goal LU-7: Industrial areas that encourage local, well-paying employment while providing for the other industrial service needs of the Arcadia community. • Policy LU-7.1: Require the use of buffers and transition in industrial developments to minimize impacts on surrounding neighborhoods. • Policy LU-7.2: Encourage industrial uses that provide employment and revenue benefits to the City. • Policy LU-7.3: Require quality industrial development that includes visually appealing architectural design, site design, scale and massing, and landscaping design features consistent with the City’s ordinance. • Policy LU-7.4: Require aggregate mining facilities to adequately buffer operations and facilities with appropriate landscaping and grading techniques. In addition, and in recognition of the City’s stability and a desire to enable additional growth while preserving the quality and character of residential neighborhoods, the Land Use Element also addresses six Land Use Focus Areas, including the Project Site, which is located within Focus Area “M.” With immediate visibility and access from I-605 Freeway, the LARRA offers an opportunity for development of a variety of large- scale uses, with adequate buffering for the surrounding residential neighborhoods of the City of El Monte. In re-designating the LARRA from Industrial to Commercial/Light Resolution No. 1956 GPA 15-02, SP 14-01, TPM 14-06 (73407) and the FEIR 12321 Lower Azusa Road January 26, 2016 – Page 21 of 52 Industrial, the City recognized the importance of industrial and quasi-industrial businesses to the community in terms of jobs, access to needed goods and services, and revenue from point-of-sales operations. This also reflects an expectation that industrial uses will remain in high demand due to increasing conversion of industrial lands throughout the San Gabriel Valley. Key considerations for reuse of the Project Site include: • Buffering and providing appropriate transition from any new industrial uses to minimize impacts on surrounding residential neighborhoods. • Encouraging uses that provide employment and revenue benefits to the City. • Improvement of roadway access to the site, in particular, upgrading the connection to the freeway. • Requiring high-quality site and architectural design, combined with substantial landscaping, to create showpiece development. Project Consistency with Goal LU-7 and Policy LU-7.2: The Project would provide local job opportunities (approximately 844 full-time employees are anticipated), and would accommodate regional demands for industrial building area. By providing a substantial employment base, the Project would expand local job opportunities for Arcadia residents, and for residents in the adjacent communities of El Monte and Irwindale and beyond. Compensation rates for employees are not known, and could vary substantially, depending on the specific tenant mix, types of businesses and their operational characteristics, competitive wages for the types of jobs and industries, etc. By adding a significant number of local jobs, this Project would implement Policy LU- 7.2. Project Consistency with Goal LU-7 and Policies LU-7.1 and LU-7.3: The Project incorporates walls and landscaping to buffer the on-site uses from the exiting residential neighborhood to the west, and all of the buildings in Planning Area 1, closest to the residential neighborhood, would be prohibited from positioning loading docks on the west-facing building façades. Thus, all loading docks would be positioned away from the adjacent residential neighborhood. The Project’s Specific Plan includes development standards and design guidelines to ensure that the Project provides a visually appealing architectural design, site design, scale and massing, and landscaping design features consistent with the City’s ordinance. Project Consistency with Goal LU-7 and Policy LU-7.4: The Streetscape element will be the most prominent, since site visibility is primarily from Lower Azusa Road. Multiple edge conditions are proposed along Azusa Road, generally with a minimum landscape width of 20 feet from the roadway edge, and much deeper landscape zones, which continue into the landscaped water quality basins to be located along the Lower Azusa Road frontage. Wherever water quality basins occur, there will be landscaped berms along the street edge. The Streetscape will include numerous new trees within the right-of-way, a combination of ground covers and shrub massings, along with evergreen screen trees within the Site. Resolution No. 1956 GPA 15-02, SP 14-01, TPM 14-06 (73407) and the FEIR 12321 Lower Azusa Road January 26, 2016 – Page 22 of 52 All of these building and landscape design features will implement Community Design Policies LU7.1 and 7.3. Based on the foregoing analysis, the Project would be consistent with, or otherwise would not conflict with, General Plan Goal LU-7 and Policies LU-7.1 through LU7.4. Goal LU-13 and associated policies were established specifically to guide future development of the LARRA, as follows: • Goal LU-13: A developed Lower Azusa Road Reclamation Area that maximizes revenue to the City while minimizing negative impacts on surrounding neighborhoods. • Policy LU-13.1: Require that developers of properties within the Lower Azusa Road Reclamation Area provide infrastructure at the time of development that meets requirements specific to the uses planned including road pavement that may be needed to support truck traffic for industrial uses. • Policy LU-13.2: Improve access to the Lower Azusa Road Reclamation Area through the upgrade of the roadway connection to the I-605 Freeway. Project Consistency with Goal LU-13 and Policies LU-13.1 and 13.2: An analysis of the Project’s impacts to the environment are provided throughout this EIR. In cases where significant impacts are identified, mitigation measures are provided to reduce impacts to the greatest feasible extent. The Project’s proposed logistics center and industrial park land uses would maximize the Site’s ability to produce revenue for the City. All facilities and infrastructure needed in support of the Project would be required to be in place prior to occupancy of the proposed on-site buildings. The Project does not propose nor does it require any upgrades to the Lower Azusa Road connection to the I-605, nor would the Project interfere with efforts by others to improve the connection to I-605. The Project would be consistent with or otherwise would not conflict with General Plan Goal LU-13 and associated Policies LU-13.1 and LU-13.2. The proposed Specific Plan provides sufficient design elements and design criteria to effectively buffer the adjacent residential uses from noise, lighting, and operational effects that would occur in the developed condition. It is estimated that the fully developed and operational Project would generate more than 840 jobs (based on NAIOP’s average employment figure of one employee per 2,000 square feet of building area), which would substantially increase employment opportunities for Arcadia residents, as well as people living in the nearby El Monte neighborhoods and in the cities in the surrounding area. This is considered a beneficial impact that accomplishes a key objective for the LARRA Focus Area by providing employment benefits to the City and region. It would be speculative to estimate the amount of potential tax revenues that might be generated through tenants that are in a point-of-sale business activity, such as “e- commerce” or “fulfillment centers” where online purchases are made directly from the business and shipped directly to the California consumer. Such warehouse/distribution center oriented businesses are increasing throughout the region, and it is considered Resolution No. 1956 GPA 15-02, SP 14-01, TPM 14-06 (73407) and the FEIR 12321 Lower Azusa Road January 26, 2016 – Page 23 of 52 quite possible that one or more such businesses could be attracted to occupy this Project. To the extent that such businesses are established on site, the City of Arcadia could gain substantial additional revenues, through its local share of the total sales tax imposed on every retail purchase, which is currently 0.75% of the total 9% levied on retail sales transactions within Los Angeles County. The State of California would receive 6.5%, while 0.25% would be allocated to the Los Angeles County Transportation Fund and 1.5% to other countywide programs. For purchases by California residents outside of Los Angeles County, the total sales tax is 7.5% and the City would collect the same 0.75%, while the State of California would receive 6.5% and 0.25% would be allocated to the Los Angeles County Transportation Fund. To the extent that point-of-sale businesses occupy space within the developed Project Site, the City of Arcadia and the County of Los Angeles would benefit from potentially significant recurring sales taxes to support a variety of local programs that benefit the community. As such, this Project could provide substantial sales tax revenue benefits to the City of Arcadia, beyond the City’s share of the substantial increase in local property tax assessments. This is consistent with another key objective of the General Plan policies for Focus Area “M.” The 2010 General Plan includes an Economic Development Element (EDE) that is intricately linked to the goals and policies of the Land Use and Community Design Element to maintain and enhance the fiscal health of the local economy, and to support uses that provide high-quality jobs, generate tax revenues, and diversify Arcadia’s tax base. The primary economic development issue facing Arcadia is the maintenance and enhancement of its tax base to support the City’s many public services, which include high quality recreation and library facilities and programs; well-maintained parks and roads; and fully equipped and staffed Fire and Police Departments. A key strategy in maintaining an adequate tax base is to ensure the prosperity and diversity of businesses and to focus retention and expansion efforts on businesses that aid the City through the provision of high quality jobs and tax revenue benefits. Maintaining sites for industrial businesses is one of several specific policy objectives identified in the Economic Development Element. Industrial land uses are recognized as important because they provide good employment for skilled local workers and quasi-industrial uses support local needs. The overarching goal of the EDE is to provide a mix of land uses and development incentives that work to retain existing business and attract new enterprises that generate tax revenues and high quality jobs. Policy ED-1.4 is written specifically for the LARRA, as follows: • Policy ED-1.4: Support and pursue re-use of the Lower Azusa Road Reclamation Area as a regional-serving commercial retail center or similar development that generates jobs and revenues. Discourage uses at this location, such as stand-alone warehousing and logistics that provide limited fiscal benefit. The Project proposes to amend this Policy, and develop the Site with warehouse distribution/logistics center uses, which would be compatible with the Site’s General Plan land use designation of Commercial/Light Industrial. The proposed Project is intended to foster development of a large-scale, logistics center that could be occupied by a variety of building users engaged in manufacturing, industrial park, e-commerce, Resolution No. 1956 GPA 15-02, SP 14-01, TPM 14-06 (73407) and the FEIR 12321 Lower Azusa Road January 26, 2016 – Page 24 of 52 highcube warehouses, and more traditional warehouse/distribution centers. The proposed Specific Plan does not include large-scale retail/commercial uses such as shopping centers or mixed retail/entertainment centers as permitted uses, and as such, is not consistent with Economic Development Policy ED-1.4, which was written specifically for the Project Site. This policy currently discourages stand-alone warehousing and logistics businesses due to a presumption of limited fiscal benefit. This presumption is now considered to be incorrect in light of current trends in the rapidly growing logistics/goods movement industry that is producing an increasing number of point-of-sale businesses that require large warehouse/distribution centers, including “e-commerce,” high cube warehouses, and other types of warehouses. This Project may attract one or more of these types of businesses as tenants, and thus it is possible that this Project would generate measurable sales tax revenue that would be allocated to the City of Arcadia, as well as Los Angeles County and the State of California. This tax revenue would be in addition to increased property tax revenue generated by development of over 1.6 million square feet of new industrial building space. The proposed Project would therefore, provide a fiscal benefit to the City and County governments. Based on the fiscal analysis prepared by David Taussig & Associates, the “overall fiscal impact to the City’s General Fund, as a result of revenues anticipated to be generated by the Project and the demand for public services associated with the Project, will be an annual recurring fiscal surplus” in excess of $200,000, annually. (DTA, 2015, p. 2) Accordingly, an amendment to re-phrase Policy ED-1.4 is proposed, as follows: “ED-1.4: Support and pursue re-use of the Lower Azusa Road Reclamation Area as a warehousing and logistics center. Encourage e-fulfillment point-of-sale uses, which will provide a fiscal benefit.” With the proposed General Plan Amendment, the Project would clearly be consistent with the Economic Development Element of the Arcadia General Plan. The proposed Project is consistent with Site’s Commercial Manufacturing (C-M) zoning designation because the Project proposes warehousing and distribution storage, which is a permitted use in the CM zone. The Project’s proposed Specific Plan proposes to change the underlying C-M standards for building height by changing maximum building heights from 40 feet or 3 stories plus 10 feet for architectural projections (50 feet total), to a height restriction of 45 feet plus 8 feet for architectural projections (53 feet total) for Planning Area 1 and height restriction of 52 feet plus 8 feet for architectural projections (60 feet total) for Planning Area 2. The Specific Plan requires a building setback of at least 60 feet from the City of El Monte property line, whereas the Municipal Code requires only 10 feet. The 50 feet of additional building setback is proposed to compensate for the additional building height in Planning Area 1. Thus, the increased building height would have no material effect when considered in combination with the additional 50 feet of required set back. Impacts associated with the Project’s proposed increased height are evaluated in the EIR. Additionally, the Project’s Specific Plan includes modified parking standards, although no environmental impacts are anticipated to be associated with the provision Resolution No. 1956 GPA 15-02, SP 14-01, TPM 14-06 (73407) and the FEIR 12321 Lower Azusa Road January 26, 2016 – Page 25 of 52 of parking spaces. There are no components of the Project that would conflict with the City’s zoning regulations and result in adverse environmental effects. Noise (Subsection 4.9) This following is based on a technical noise study prepared by Urban Crossroads, Inc. entitled “Arcadia Logistics Center Noise Impact Analysis” dated August 24, 2015, and included as Technical Appendix G to the EIR. The report considers potential noise impacts associated with construction and operation of the proposed Project based on analyses for three (3) building occupancy scenarios that generate different volumes of vehicle trips. This Subsection incorporates the analysis from the “Preferred Project” option which represents the most conservative estimates (meaning the highest amount of traffic and consequently, traffic-related noise) in order to disclose the worst-case scenario. All other occupancy scenarios would generate lower traffic noise levels and consequently lesser impacts. To assess the existing noise level environment, 24-hour noise level measurements were taken at 10 representative sensitive receiver locations in the Project study area to describe and document the existing noise environment. Noise level measurements were collected by Urban Crossroads, Inc. on Thursday, July 25, 2013, Wednesday, April 16, 2014, and Tuesday, December 9, 2014, representing 10 locations near the Project Site. The three noise collection dates assures that the measurements are representative of average conditions. Figure 4.9-2 in the EIR, Noise Measurement Locations, shows the noise measurement locations in relation to the Project Site. The results of the noise level measurements are presented in Table 4.9-1 of the EIR, Existing Ambient Noise Level Measurements. Table 4.9-1 identifies average daytime (7 a.m. to 10 p.m.) and nighttime (10 p.m. to 7 a.m.) ambient noise levels at each noise level measurement location. Refer to Appendix 5.2 within Technical Appendix G for the noise measurement worksheets utilized to produce the results of the noise levels described in Table 4.9-1 including a summary of the hourly noise levels and the minimum and maximum observed noise levels at each of the measurement locations. A summary of the existing noise levels at the ten noise measurement locations is presented below. Resolution No. 1956 GPA 15-02, SP 14-01, TPM 14-06 (73407) and the FEIR 12321 Lower Azusa Road January 26, 2016 – Page 26 of 52 • Location L1 represents the residential land uses located approximately 113 feet from the southern-most corner of the Project Site, at the southeast corner of Durfee Avenue and Lower Azusa Road. Based on the noise level measurements, the existing daytime hourly ambient noise levels ranged from 70.8 to 74.5 dBA Leq resulting in an energy (logarithmic) average daytime noise level of 73.1 dBA Leq. During the nighttime hours, the measured ambient noise levels ranged from 64.3 to 72.1 dBA Leq producing an energy (logarithmic) average nighttime noise level of 68.5 dBA Leq. A review of the 24-hour Community Noise Equivalent Level (CNEL) indicates that the overall exterior noise level is 76.4 dBA CNEL. • Location L2 represents the residential land uses located roughly 74 feet west of the Project Site at existing residential land uses along Cherrylee Drive. According the noise measurement results, the overall unmitigated 24-hour CNEL was calculated at 54.6 dBA based on the hourly noise levels. The hourly noise levels measured at location L2 ranged from 47.2 to 54.1 dBA Leq during the daytime hours and from 44.3 to 50.2 dBA Leq during the nighttime hours. The energy (logarithmic) average daytime noise level was calculated at 52.2 dBA Leq with an average nighttime noise level of 46.5 dBA Leq. • Location L3 represents the existing residential land uses located approximately 78 feet north of the Project Site near the intersection of Durfee Avenue and Conference Street. According the noise measurement results, the overall 24- hour CNEL was calculated at 57.1 dBA based on the hourly noise levels. A review of the hourly noise levels show that the existing daytime hourly ambient noise levels ranged from 47.5 to 63.8 dBA Leq resulting in an energy (logarithmic) average daytime noise level of 57.2 dBA Leq. During the nighttime hours, the measured ambient noise levels ranged from 43.7 to 48.2 dBA Leq producing an energy (logarithmic) average nighttime noise level of 45.9 dBA Leq. • Location L4 represents the off-site noise levels at a nearby noise sensitive residential receiver Located approximately 59 feet west of the Project Site, at the cul-de-sac of Hallwood Drive. Based on the noise level measurements, the existing daytime hourly ambient noise levels ranged from 48.0 to 59.4 dBA Leq resulting in an energy (logarithmic) average daytime noise level of 53.3 dBA Leq. During the nighttime hours, the measured ambient noise levels ranged from 42.4 to 53.2 dBA Leq producing an energy (logarithmic) average nighttime noise level of 48.2 dBA Leq. A review of the 24-hour CNEL indicates that the overall exterior noise level is 56.2 dBA CNEL. • Location L5 represents the residential community located roughly 1,258 feet west of the Project Site at the intersection of Hemlock Street and Cogswell Road. The noise level measurements show an overall 24-hour exterior noise level of 63.6 dBA CNEL. The hourly noise levels measured at Location L5 ranged from 57.8 to 65.4 dBA Leq during the daytime hours and from 47.5 to 61.1 dBA Leq during the nighttime hours. The energy (logarithmic) average daytime noise level was calculated at 61.0 dBA Leq with an average nighttime noise level of 55.3 dBA Leq. Resolution No. 1956 GPA 15-02, SP 14-01, TPM 14-06 (73407) and the FEIR 12321 Lower Azusa Road January 26, 2016 – Page 27 of 52 • Location L6 represents the existing noise-sensitive residential receivers located roughly 307 feet west of the Project Site at the intersection of Celine Street and Durfee Avenue. According the noise measurement results, the overall 24-hour CNEL was calculated at 58.1 dBA based on the hourly noise levels. A review of the hourly noise levels show that the existing daytime hourly ambient noise levels ranged from 50.8 to 58.0 dBA Leq resulting in an energy (logarithmic) average daytime noise level of 54.8 dBA Leq. During the nighttime hours, the measured ambient noise levels ranged from 45.3 to 56.6 dBA Leq producing an energy (logarithmic) average nighttime noise level of 50.4 dBA Leq. • Location L7 represents the existing ambient noise levels 106 feet north of the Project at along a horse trail near the intersection of Durfee Avenue and Conference Street. At this location, the conditionally acceptable 24-hour Land Use Compatibility noise level was calculated based on the hourly noise levels at 55.9 dBA CNEL. The existing daytime hourly noise levels were measured at 49.0 to 53.4 dBA Leq with the nighttime hours ranging from 43.8 to 53.4dBA Leq. The energy (logarithmic) average daytime noise level was calculated at 51.3 dBA Leq with an average nighttime noise level of 48.4 dBA Leq. • Location L8 represents the off-site noise levels at nearby noise-sensitive residential homes located approximately 464 feet west of the Project Site, adjacent to 12130 Hemlock Street. Based on the noise level measurements, the existing daytime hourly ambient noise levels ranged from 49.6 to 57.8 dBA Leq resulting in an energy (logarithmic) average daytime noise level of 52.9 dBA Leq. During the nighttime hours, the measured ambient noise levels ranged from 49.1 to 57.7 dBA Leq producing an energy (logarithmic) average nighttime noise level of 53.8 dBA Leq. A review of the 24-hour CNEL indicates that the overall unmitigated exterior noise level is 60.3 dBA CNEL. • Location L9 represents the off-site noise levels at existing residential homes located approximately 366 feet west of the Project Site, adjacent to 5380 Durfee Avenue. Based on the noise level measurements, the existing daytime hourly ambient noise levels ranged from 49.4 to 62.8 dBA Leq resulting in an energy (logarithmic) average daytime noise level of 57.5 dBA Leq. During the nighttime hours, the measured ambient noise levels ranged from 47.1 to 57.1 dBA Leq producing an energy (logarithmic) average nighttime noise level of 52.3 dBA Leq. A review of the 24-hour CNEL indicates that the overall unmitigated exterior noise level is 60.2 dBA CNEL. • Location L10 represents the off-site noise levels at nearby noise-sensitive residential homes located approximately 398 feet northwest of the Project Site, adjacent to 5519 Durfee Avenue. Based on the noise level measurements, the existing daytime hourly ambient noise levels ranged from 52.1 to 58.0 dBA Leq resulting in an energy (logarithmic) average daytime noise level of 55.4 dBA Leq. During the nighttime hours, the measured ambient noise levels ranged from 52.3 to 59.6 dBA Leq producing an energy (logarithmic) average nighttime noise level of 56.1 dBA Leq. A review of the 24-hour CNEL indicates that the overall unmitigated exterior noise level is 62.6 dBA CNEL. Resolution No. 1956 GPA 15-02, SP 14-01, TPM 14-06 (73407) and the FEIR 12321 Lower Azusa Road January 26, 2016 – Page 28 of 52 The background ambient noise levels in the Project study area are dominated by the transportation-related noise associated with the arterial roadway network. This includes the auto and heavy truck activities near the noise level measurement locations. Secondary background ambient noise is also included in the noise level measurements, however, these impacts are generally overshadowed by the nearby vehicular traffic noise levels. The 24-hour existing noise level measurements shown on Table 4.9-1 in the EIR present the worst-case, existing, unmitigated ambient noise conditions. The following is a brief description of the State, and local environmental laws and related regulations governing noise. Local noise guidelines are often based on the broader guidelines established by the State of California. Because the Project’s local road traffic distribution (and associated vehicular noise) is projected to route through the City of Arcadia and the City of El Monte, the noise criteria for the City of Arcadia and the City of El Monte are presented. The State of California regulates freeway noise, sets standards for sound transmission, provides occupational noise control criteria, identifies noise standards and provides guidance for local land use compatibility. State law requires that each county and city adopt a General Plan that includes a Noise Element which is to be prepared according to guidelines adopted by the Governor’s Office of Planning and Research. The purpose of the Noise Element is to limit the exposure of the community to excessive noise levels. In addition, CEQA requires that all known environmental effects of a project be analyzed, including the potential environmental noise impacts. The City of Arcadia’s General Plan Noise Element is intended to minimize adverse noise impacts on residents and people who come to Arcadia for work and entertainment, and to preserve a quality noise environment for City residents. The Noise Element recognizes that transportation is the dominant source of noise in the City and provides noise standards for new developments impacted by transportation noise sources such as arterial roads, freeways, airports, and railroads. While the City of Arcadia maintains a maximum exterior noise level standard of 65 dBA CNEL for new residential land use, it does not identify any exterior noise criteria for warehousing/industrial land use such as the proposed Arcadia Logistics Center. The Noise Element also recognizes that construction noise, amplified sound, and noise from late night commercial activities near residential neighborhoods represent the chief sources of intermittent loud noise and noise complaints; the noise ordinance addresses these sources specifically. To protect City of Arcadia residents from excessive noise, the Noise Element contains the following three goals: • Goal N-1: Effective incorporation of noise consideration into land use planning decisions. • Goal N-2: Reduced noise impacts from transportation sources. • Goal N-3: Limited intrusion of point-source noise within residential neighborhoods and on noise sensitive uses. Resolution No. 1956 GPA 15-02, SP 14-01, TPM 14-06 (73407) and the FEIR 12321 Lower Azusa Road January 26, 2016 – Page 29 of 52 While the noise policies specified in the General Plan Noise Element provide the guidelines necessary to satisfy these goals, the City of Arcadia General Plan EIR identifies specific conditions of approval and mitigation measures. However, the General Plan does not provide numerical thresholds of significance. The General Plan EIR discusses the potential changes in the noise conditions and noise exposure that could result from implementation of the General Plan. The General Plan EIR describes the potential impacts associated with: off-site traffic noise; construction noise and vibration impacts; stationary source noise impacts, and cumulative noise impacts related to the General Plan. For a detailed discussion of the General Plan EIR’s noise section, including standard conditions and mitigation measures, refer to Subsection 3.7 of the Project’s Noise Report (Technical Appendix G of the EIR). The City of Arcadia Municipal Code, Article IV, Chapter 6, contains the City’s Noise Regulations and states it is “the policy of the City to prohibit unnecessary, excessive, and annoying noises from all sources subject to its police power. At certain levels, noises are detrimental to the health and welfare of the citizenry, and, in the public interests, such noise levels shall be systematically proscribed.” However, the Municipal Code only provides quantified restrictions for noise that is amplified through sound amplifying equipment. The City of Arcadia Municipal Code does not contain provisions that are relevant to the proposed land uses and sources of noise associated with the construction and operation of the proposed Project. Although the Project Site is not located in the City of El Monte, the Project sits adjacent to the City of El Monte, and noise from the Project could affect receivers located in El Monte. The City of El Monte General Plan Public Health and Safety Element, Noise Levels section, identifies specific goals, policies and implementation measures to ensure that future land uses are compatible with projected noise environments. To accomplish this goal the City of El Monte General Plan requires that the Noise/Land Use Compatibility Standards, Table PHS-1, are used to determine land use compatibility for new development. According to the City of El Monte Noise/Land Use Compatibility Standards, an exterior noise level of 65 dBA CNEL is considered conditionally acceptable for residential receivers. The City of El Monte General Plan Public Health and Safety Element Table PHS-1: Noise/Land Use Compatibility Standards are included in Appendix 3.2 of the Project’s Noise Report (Technical Appendix G of the EIR). While the CEQA Guidelines and the City of Arcadia General Plan Guidelines provide direction on noise compatibility and establish noise standards by land use type that are sufficient to assess the significance of noise impacts under the first threshold, they do not define the levels at which increases are considered substantial for use under the second, third and fourth threshold. Under CEQA, consideration must be given to the magnitude of the increase, the existing ambient noise levels and the location of noise- sensitive receivers in order to determine if a noise increase represents a significant adverse environmental impact. (Urban Crossroads, 2015d, p. 25) Unfortunately, there is no completely satisfactory way to measure the subjective effects of noise or of the corresponding human reactions of annoyance and dissatisfaction. This is primarily because of the wide variation in individual thresholds of annoyance and Resolution No. 1956 GPA 15-02, SP 14-01, TPM 14-06 (73407) and the FEIR 12321 Lower Azusa Road January 26, 2016 – Page 30 of 52 differing individual experiences with noise. Thus, an important way of determining a person’s subjective reaction to a new noise is the comparison of new noise levels to the existing environment to which one has adapted (i.e., the so-called ambient environment). In general, the more a new noise level exceeds the previously existing ambient noise level, the less acceptable the new noise will typically be judged. With this in mind, the Federal Interagency Committee on Noise (FICON) developed guidance to be used for the assessment of Project-generated increases in noise levels that take into account the ambient noise level. The FICON recommendations are based on studies that relate aircraft noise levels to the percentage of persons highly annoyed by aircraft noise. Although the FICON recommendations were specifically developed to assess aircraft noise impacts, these recommendations are often used in environmental noise impact assessments involving the use of cumulative noise exposure metrics, such as the average-daily noise level (i.e., CNEL). For example, if the ambient noise environment is quiet (<60 dBA) and the new noise source greatly increases the noise levels, an impact may occur even though the noise criteria might not be exceeded. Therefore, for the purpose of this analysis, a readily perceptible 5 dBA or greater project related noise level increase is considered a significant impact when nearby noise-sensitive receivers are affected. According to the FICON, in areas where the without project noise levels range from 60 to 65 dBA a 3 dBA barely perceptible noise level increase appears to be appropriate for most people. When the without project noise levels already exceed 65 dBA, any increase in community noise louder than 1.5 dBA or greater is considered a significant impact if noise-sensitive receivers are affected, since it likely contributes to an existing noise exposure exceedance. Table 4.9-5, Significance of Noise Impacts, provides a summary of the potential noise impact significance criteria, based on guidance from FICON. Short-Term Construction Noise Impacts - Noise generated by the Project construction equipment would include a combination of trucks, power tools, concrete mixers and portable generators that when combined can reach high levels. The number and mix of construction equipment is expected to occur in the following six stages: 1) Finish Grading, 2) Underground Utilities, 3) Building Construction / Roof Structure, 4) Architectural Finishes, 5) Paving and Site Finishes, and 6) Landscaping. The highest construction noise levels would occur during the Building Construction / Roof Structure phase. To assess the construction-related noise levels expected from the proposed Project, analysis of the Project’s construction noise impacts were completed for representative noise receiver locations identified on Figure 4.9-1 of the EIR, Noise Receiver Locations. The receiver locations represent the residential communities to the west and southwest of the Project Site. The projected noise levels used for this analysis assume worst-case noise environment, with all heavy equipment operating adjacent to the Project Site perimeter. As shown on Table 4.9-9 of the EIR, Project Construction Noise Levels, Project-related construction activities are estimated to reach a maximum noise level of 88.3dBA Leq at receiver R2, Resolution No. 1956 GPA 15-02, SP 14-01, TPM 14-06 (73407) and the FEIR 12321 Lower Azusa Road January 26, 2016 – Page 31 of 52 located 23 feet west of the Project Site. Based on the construction noise standards discussed under Subsection 4.9.3 of the EIR, and as summarized in Table 4.9-6 of the EIR, the potential short-term construction noise level impacts are expected to exceed the acceptable construction noise level threshold of 75 dBA Leq. Impacts also could be significant if construction activities were to exceed the time frames specified in Table 4.9-6 of the EIR. Therefore, Project construction-related activities would represent a short-term significant direct impact to residential uses located immediately to the west of the Project Site. Long-Term Operational Impacts - Under long-term operating conditions, the Project has the potential to result in noise impacts associated with vehicle traffic due to on-site operational activities. Transportation-Related Noise Impact Analysis - Generally, traffic noise impacts are analyzed both to ensure that a project would not adversely impact the acoustic environment of the surrounding community and also to ensure that a project site is not exposed to an unacceptable level of noise resulting from the ambient noise environment acting upon the property. The proposed Project consists of the construction and operation of several warehouse and/or light industrial buildings and is not considered to be sensitive to noise exposure. Thus, the analysis herein focuses on the Project’s potential to increase traffic noise as a result of vehicles traveling to and from the property. Noise contours (representing the 55, 60, 65, and 70 dBA noise levels) along the 18 local roadway segments to which the Project would contribute 50 or more peak hour trips were calculated for the without-Project and with-Project scenarios to assess the Project's incremental traffic-related noise impact on local roads. Traffic noise contours were modeled for each scenario studied in the Project’s Traffic Impact Analysis (Technical Appendix H1 of the EIR) and includes the Existing (2014), Year 2017, and Year 2035 noise scenarios. The noise contours assume a normal “soft” condition and do not take into account the effect of any existing noise barriers or topography (e.g., walls, fences, berms, etc.) that may attenuate ambient noise levels. Noise contour boundaries represent the equal levels of noise exposure and are measured in CNEL from the center of the roadway. Traffic noise contour boundaries are typically calculated at distances of 100 feet from a roadway centerline. In addition, because the noise contours reflect modeling of vehicular noise along area roadways, they appropriately do not reflect noise contribution from surrounding operational activities that occur as part of commercial and industrial uses, or other uses within the study area. Noise contour boundaries for Existing (2014), Year 2017, and Year 2035 conditions for with- and without-Project scenarios are shown on Tables 4.9-10 through 4.9-15 of the EIR. The following mitigation measures are recommended to lessen the noise levels during the Project’s construction. MM 4.9-1 - The solid perimeter wall at the Project’s western boundary (coterminous with the City of Arcadia/City of El Monte jurisdictional boundary) shall be evaluated by an acoustician to verify that the wall will provide a minimum noise level attenuation of 10.0 Resolution No. 1956 GPA 15-02, SP 14-01, TPM 14-06 (73407) and the FEIR 12321 Lower Azusa Road January 26, 2016 – Page 32 of 52 dBA when Project construction occurs near existing noise-sensitive structures. If the noise attenuation level provided by the wall is less than 10 dBA, an additional temporary noise reduction barrier shall be provided to reach a reduction of 10 dBA. The noise control barrier must present a solid face from top to bottom and block the view of the noise source from adjacent residential receivers and verified by the City of Arcadia to be in place prior to the issuance of a grading or building permit. As a condition of grading and building permits, the construction contractors shall be required to maintain the barrier(s) and promptly repair any damage, including but not limited to gaps, holes, or weaknesses in the barrier or openings between the barrier and the ground. MM 4.9-2 - Prior to the issuance of any building or grading permits, the City of Arcadia Development Services Department shall review building and grading plans to ensure that the following notes are included. Project contractors shall be required to comply with these notes and maintain written records of such compliance that can be inspected by the City of Arcadia upon request. a. Construction contractors shall equip all construction equipment, fixed or mobile, with properly operating and maintained mufflers, consistent with manufacturers’ standards. The construction contractor shall place all stationary construction equipment so that emitted noise is directed away from the noise sensitive receptors nearest the Project Site. b. Construction contractors shall locate equipment staging in areas that will create a minimum distance of 40 feet between construction-related noise sources and noise-sensitive receivers nearest the Project Site (i.e., to the west) during all Project construction c. Construction contractors shall limit haul truck deliveries to the same hours specified for construction equipment (between the hours of 7:00 a.m. and 6:00 p.m., Monday through Friday, and 8:00 a.m. and 5:00 p.m. on Saturday, unless otherwise permitted by the Development Services Department. Construction is prohibited on Sundays and major holidays.). d. To limit haul truck noise to sensitive receptors, haul trucks must enter and leave the Project Site by Lower Azusa Road, toward I-605. Haul trucks shall not be permitted to leave the site and turn right on Lower Azusa Road. Signs must be installed at all construction exit driveways directing drivers to turn left onto Lower Azusa Road toward I-605. e. Any Project-related construction activity planned during the evening (6:00 p.m. to 10:00 p.m.) or late night/early morning hours (10:00 p.m. to 7:00 a.m.) requires disclosure to all properties within 300 feet, pre-approval by the City of Arcadia Building Official, and/or as otherwise required by the City of Arcadia or requested by the City of El Monte, and shall not take place within 40 feet of nearby sensitive receivers. Although operational noise impacts would be less-than-significant, that finding relies on the existence of a solid barrier wall placed at the Site’s western property line (coterminous with the City of El Monte and City of Arcadia jurisdictional boundary), as Resolution No. 1956 GPA 15-02, SP 14-01, TPM 14-06 (73407) and the FEIR 12321 Lower Azusa Road January 26, 2016 – Page 33 of 52 required by Site’s existing Reclamation Plan and as also specified by the Arcadia Logistics Center Specific Plan. Construction of the wall and any associated impacts from construction of the wall were analyzed and approved as part of the Rodeffer Inert Landfill EIR (SCH #92041091), which was certified by the City of Arcadia (Resolution Number 5779, approved April 5, 1994) and under which mitigation and monitoring has been ongoing. To ensure that the wall is constructed with noise attenuating features assumed in the noise analysis for the proposed Project, the following mitigation measure is recommended. MM 4.9-3 - Prior to issuance of the first building permit, a solid barrier wall at a minimum height of six (6) feet shall be installed at the Site’s western property line (coterminous with the City of El Monte and City of Arcadia jurisdictional boundary), as required by Site’s existing Reclamation Plan and as also specified by the Arcadia Logistics Center Specific Plan. The wall shall present a solid face from top to bottom; unnecessary openings shall not be made. The following mitigation measures are recommended to lessen the noise levels during the Project’s operation. MM 4.9-4 - Prior to the issuance of occupancy permits, the City of Arcadia shall ensure that the building’s lease or purchase agreements contain language requiring all trucks, tractors, and forklift to be equipped with properly operating and well maintained mufflers. MM 4.9-5 - Speed humps are prohibited. Prior to the issuance of building permits, the City of Arcadia shall review building plans to ensure that no on-site speed humps will be constructed. MM 4.9-6 - Prior to the issuance of occupancy permits, the City of Arcadia shall ensure that the building lease or purchase agreements contain language requiring the truck access gates and loading docks within all truck courts to include signage that states: a) Truck drivers shall turn off engines when not in use; and b) Diesel trucks shall not idle for more than five (5) minutes. The required signage shall include telephone numbers of the building facilities manager and the City of Arcadia Code Services to report violations of these restrictions. The following standard conditions and mitigation measures are from the Arcadia General Plan Update EIR and are applicable to the proposed Project. Measures that are duplicative of the mitigation measures presented above are not repeated. RR-NOISE-1 - The City of Arcadia’s Building Code limits construction-related activities to occur only between the hours of 7:00 AM and 7:00 PM, Monday through Saturday, unless otherwise permitted by the Development Services Department. Construction is prohibited on Sundays and major holidays. Future development shall comply with these time limits to prevent construction noise during the evening and early morning hours. Resolution No. 1956 GPA 15-02, SP 14-01, TPM 14-06 (73407) and the FEIR 12321 Lower Azusa Road January 26, 2016 – Page 34 of 52 RR-NOISE-2 - Future development in the City shall comply with the City’s Noise Ordinance, (Chapter 6, Part 1, Section 4610.3 of the Municipal Code), which sets limits for exterior noise levels. RR-NOISE-3 - Future development in the City shall comply with the City’s vibration standards in Title 3, Performance Standards, Section 9266.3.9, of the Arcadia Municipal Code. RR-NOISE-4 - Prior to issuance of discretionary permits for construction activities, project applicants/developers shall submit evidence to the Director of Development Services that the following noise reduction measures are stated as requirements on the construction plans and specifications: a) During all excavation and grading, the construction contractors shall equip all construction equipment, fixed or mobile, with properly operating and maintained mufflers, consistent with manufacturers’ standards. The construction contractor shall place all stationary construction equipment so that emitted noise is directed away from the noise-sensitive receptors. b) When feasible, the construction contractor shall locate equipment staging in areas that will create the greatest distance between construction-related noise sources and noise sensitive receptors during all project construction. c) The construction contractor shall limit all construction-related activities that would result in high noise levels, according to the construction hours set forth in the Municipal Code. d) The construction contractor shall limit haul truck deliveries to the same hours specified for construction equipment. To the extent feasible, haul routes shall not pass sensitive land uses or residential dwellings. RR-NOISE-5 - For proposed commercial and industrial land uses that would generate stationary noise near noise sensitive receptors, a detailed noise assessment shall be prepared by a qualified Acoustical Consultant prior to the issuance of building permits. The assessment shall utilize noise data provided by the manufacturer(s) of the equipment utilized by the project or noise measurements from substantially similar equipment to project noise levels at the noise-sensitive uses (on- and off-site). Compliance with the City’s noise standards for residences shall be demonstrated and any measures required to meet the noise standards shall be described and incorporated into the building plans for the project. These measures may include, but not be limited to, selection of quiet models, construction of barriers, equipment enclosures, and placement of the equipment. Project applicants/developers shall submit evidence to the Director of Planning Development that the noise reduction measures are stated as requirements on the construction plans and specifications. To provide more specificity for purposes of this EIR, the following is required: Resolution No. 1956 GPA 15-02, SP 14-01, TPM 14-06 (73407) and the FEIR 12321 Lower Azusa Road January 26, 2016 – Page 35 of 52 Should any of the buildings within the Project Site house or attract special noise generators, such as outdoor compressors, air scrubbers, emergency generators, large HVAC units or outdoor amplification (speakers), acoustical calculations for the potential noise generating equipment shall be prepared and submitted to the City of Arcadia. The calculations must demonstrate that, at the nearest sensitive receptor, the noise generator: • Would produce a less than 5 dBA Leq noise level increase if the existing noise level at the sensitive receptor is less than 60 dBA Leq. • Would produce a less than 3 dBA Leq noise level increase if the existing noise level at the sensitive receptor ranges from 60 to 65 dBA Leq. • Would produce a less than 1.5 dBA Leq noise level increase if the existing noise level at the sensitive receptor exceeds 66 dBA Leq. MM 4.9-7 - Prior to the issuance of a grading permit for projects that have a potential to generate groundborne vibration (e.g., use of pile drivers, rock drills, and pavement breakers) or be exposed to vibration from off-site sources, the City shall require applicants for development projects that would be located adjacent to any developed/occupied sensitive local receptors or for proposed residential projects to submit a construction related vibration mitigation plan to the City for review and approval. The mitigation plan shall depict the location of the construction equipment and activities and how the vibration from this equipment and activity would be mitigated during construction of the project. Transportation (Subsection 4.10) The following analysis is based primarily on a technical traffic study prepared by Urban Crossroads, titled “Arcadia Logistics Center Traffic Impact Analysis, City of Arcadia” dated August 19, 2015. This Traffic Impact Analysis (TIA) is included as Technical Appendix H1 to the EIR. Additionally, the Arcadia Logistics Center Supplemental Basic Freeway Segment Analysis and the Supplemental Transit Impact Analysis prepared by Urban Crossroads, dated June 12, 2015 were also relied upon and are included as Technical Appendix H2 of the EIR). Note: Technical Appendix H1 includes analyses for three (3) building occupancy scenarios that generate different volumes of vehicle trips. Subsection 4.10 of the EIR incorporates the analysis from the “Preferred Project” option which represents the most conservative estimates (i.e., the highest amount of traffic) in order to disclose the worst-case scenario. All other occupancy scenarios would generate lower daily and peak hour and consequently lesser impacts. The EIR evaluates the potential of the proposed Project’s vehicular traffic to affect the performance of the surrounding street and highway network. Also provided is an analysis of potential effects on other modes of travel, including public transit, pedestrian, and bicycle modes. Transportation impacts are examined with respect to performance standards established by the City of Arcadia, the City of El Monte, and Caltrans, based on the locations of affected roadway segments and intersections. Resolution No. 1956 GPA 15-02, SP 14-01, TPM 14-06 (73407) and the FEIR 12321 Lower Azusa Road January 26, 2016 – Page 36 of 52 Note that all references to Project-generated vehicle trips in the EIR are based on passenger car equivalents (PCEs), unless otherwise noted. Because vehicles like large trucks, buses, and recreational vehicles take a longer period of time to pass through an intersection than passenger cars, all large vehicles have been converted into PCEs for analysis purposes. By their size alone, these vehicles occupy the same space as two or more passenger cars. In addition, the time it takes for them to accelerate and slow down is also longer than for passenger cars, and varies depending on the type of vehicle and number of axles. For the purpose of analysis in the EIR, a PCE factor of 1.5 was applied to 2-axle trucks, a factor 2.0 was applied for 3-axle trucks, and a factor of 3.0 was applied for 4+-axle trucks. Because the City of Arcadia, Los Angeles County and the Southern California Association of Governments (SCAG) do not have readily available PCE factor recommendations, the PCE factors used herein and in Technical Appendix H1 are based on recommendations from the San Bernardino Association of Governments (SANBAG), which is consistent with standard engineering practice throughout the Southern California region, and appropriate based on the City of Arcadia’s and Urban Crossroads’ professional engineering judgment. The Project Site is located in the east-central portion of Los Angeles County, about 15.0 miles northeast of downtown Los Angeles. Interstate 605 (I-605) is located approximately 0.15-mile to the southeast, Interstate 10 (I-10) is located approximately 2.0 miles to the south, and Interstate 210 (I-210) is located approximately 2.6 miles to the north. Lower Azusa Road forms a portion of the Site’s southeastern property boundary. Intersections and Local Roads - Based on City of Arcadia requirements for the preparation of traffic reports and CMP requirements, the appropriate geographic area of study to evaluate a project’s potential impacts to roads and intersections is an area in which the project would contribute 50 or more PCE peak hour trips to any intersection. Contributions of less than 50 PCE peak hour trips have nominal effects on intersection operation and are therefore not necessary to study. Using this criterion, eight existing and two future intersection locations are analyzed in detail in the Project’s Traffic Impact Analysis (TIA) contained as Appendix H1 of the EIR - refer to Figure 4.10-1 in the EIR, Traffic Study Intersection Locations, for a map of the study area intersection locations and their identification numbers (ID #) used for reference in the TIA and EIR. Four study area intersections are located in the City of Arcadia, four are located in the City of El Monte, and two are CMP intersections under the authority of Caltrans. The roadway classifications and planned (ultimate) cross-sections of the major roadways in the study area, as identified by the City of Arcadia and City of El Monte General Plan Circulation Elements, are as follows: • Lower Azusa Road: Lower Azusa Road is designated as a Secondary Arterial in both City of Arcadia and City of El Monte General Plan Circulation Elements. The City of Arcadia General Plan indicates a right-of-way width ranging from 84 - 92 feet and the City of El Monte General Plan indicated a right-of-way with ranging from 84 - 88 feet. Resolution No. 1956 GPA 15-02, SP 14-01, TPM 14-06 (73407) and the FEIR 12321 Lower Azusa Road January 26, 2016 – Page 37 of 52 • Santa Anita Avenue: Santa Anita Avenue is designated as a 4-Lane Major Arterial by the City of El Monte General Plan Circulation Element, with a right-of- way width of 100 feet. • Peck Road: Peck Road is designated as a 4-Lane Major Arterial by the City of El Monte General Plan Circulation Element, with a right-of-way of 100 feet. • Cogswell Road: Cogswell Road is designated as a 2-Lane Collector by the City of El Monte General Plan Circulation Element, with a right-of-way of 64 feet with no center median. Freeway Mainline Segments and Ramp Junctions - The proposed Project is calculated to contribute 50 or more PCE peak hour trips to 42 freeway segments, including segments of I-605, Interstate 210 (I-210), and State Route 60 (SR-60). Table 4.10-2 in the EIR, Freeway Mainline Segment Analysis Locations, lists the freeway segments that are included in the study area, and their identification numbers (ID #) used for reference in the TIA and EIR. In addition, the study area also encompasses the merge/diverge ramp junctions for the northbound and southbound on-ramps and off-ramps at I-605 and Lower Azusa Road, which are the ramp locations where a large majority of the Project’s traffic is expected to enter and exit the freeway system. As vehicles enter and exit the freeway, they tend to weave (i.e., change lanes and exchange lanes with other vehicles); therefore, the study area also includes I-605 southbound off-ramp and northbound on-ramp between Lower Azusa Road and Rivergrade Road, which is the location where weaving would tend to occur. Regional Truck Routes - The Southern California Association of Governments (SCAG) is a Joint Powers Authority (JPA) under California state law that voluntarily convenes as a forum to address regional issues, including matters of traffic and transportation. Major freeways in the region include I-605, I-210, I-10, Interstate 710 (I-710), Interstate 5 (I-5), Interstate 405 (I-405), State Route 60 (SR-60), and State Route 91 (SR-91). Segments of I-605, I-710, SR-60, and SR-91 carry the highest volumes of truck traffic within the SCAG region, with each of these freeways averaging approximately 25,000 trucks per day. Other major freeways within the area carry as many as 20,000 trucks per day. The regional freeway system is a key component to the regional goods movement within the SCAG region. Based on information from SCAG’s 2012-2035 Sustainable Communities Strategy/Regional Transportation Plan (SCS/RTP), 86.1 percent of all truck trips are anticipated to remain internal to Los Angeles County. The remaining 13.9 percent are external trips generated within Los Angeles County and leaving the SCAG region that reflect trade between the SCAG region and the remainder of the United States. Figure 4.10-2 in the EIR, SCAG Region Truck Routes, illustrates the SCAG region truck routes and shows the distribution of truck traffic external to the SCAG region, per the 2012- 2035 RTP. Local Truck Routes - In regards to surface streets, Lower Azusa Road is identified as a designated City of El Monte truck route but is not identified as a truck route by the City of Arcadia. Santa Anita Avenue and Peck Road are designated by the City of Arcadia Resolution No. 1956 GPA 15-02, SP 14-01, TPM 14-06 (73407) and the FEIR 12321 Lower Azusa Road January 26, 2016 – Page 38 of 52 and the City of El Monte as truck routes. Refer to Figure 4.10-3 in the EIR, Truck Routes in the City of Arcadia, which shows designated truck routes in the City of Arcadia, and Figure 4.10-4 in the EIR, Truck Routes in the City of El Monte, which shows designated truck routes in the City of El Monte. The EIR uses the term Level of Service (LOS). LOS is a qualitative description of traffic flow based on several factors such as speed, travel time, delay, and freedom to maneuver. Six levels are typically defined, ranging from LOS A, representing completely free-flow conditions, to LOS F, representing breakdown in flow resulting in stop-and-go conditions. LOS E represents operations at or near capacity, an unstable level where vehicles are operating with the minimum spacing for maintaining uniform flow. LOS has been used as the basis for determining the significance of traffic impacts as standard practice in CEQA documents for decades. The Project site is currently under an active reclamation process to fill a depleted sand and gravel quarry site, which ceased operations in 1990. Under existing conditions, the property is being reclaimed through an Inert Debris Engineered Fill Operation (IDEFO), under which fill materials are brought to the Site and placed into the quarry to raise it to natural grade, on which an end use can be developed. Loads of material are brought into the Site by truck, so a majority of the traffic generated under existing conditions is truck traffic. The average number of daily vehicle trips from existing IDEFO activities were counted at the existing IDEFO driveway on Lower Azusa Road by Urban Crossroads from November 18 to November 20, 2014. An existing trip generation summary is shown in 4.10-6 of the EIR, Existing IDEFO Trip Generation Summary. The IDEFO activities are generating approximately 950 actual vehicles per day, with many of them being large trucks. With PCE factors applied, the Project Site generates 1,988 PCE vehicle trips on a daily basis. Weekday AM and PM peak hour turning movement counts in the study area were conducted by Urban Crossroads in November 2014. No substantial changes occurred in the study area between November 2014 and the NOP issuance date for the EIR (April 2015) that would have measurably changed the traffic count data. Traffic counts are typically valid for at least one year from the time of collection unless a substantial traffic generator (e.g., a large development project) is added in the study area that adds traffic, or an activity ceases operation in the study area and lowers traffic, or if there is a new road opened or an existing road closed. None of those circumstances occurred in the Project’s study area between November 2014 and April 2015. Existing average daily traffic (ADT) volumes on arterial highways throughout the study area are shown on Exhibit 3-10 of the Project’s TIA (EIR Technical Appendix H1). The raw manual peak hour turning movement traffic count data sheets are included in Appendix 3.1 of Technical Appendix H1. The intersection operations analysis worksheets are included in Appendix 3.2 of Technical Appendix H1. All of the existing study area intersections operate at acceptable LOS during the peak hours, based on each applicable jurisdiction’s LOS criteria. Refer to Subsection 4.10.3 in the EIR, Basis for Determining Impact Significance, for a summary of LOS criteria used by each Resolution No. 1956 GPA 15-02, SP 14-01, TPM 14-06 (73407) and the FEIR 12321 Lower Azusa Road January 26, 2016 – Page 39 of 52 jurisdiction in the study area (City of Arcadia, City of El Monte, and Caltrans). The intersection operations analysis results are summarized in Table 4.10-4 in the EIR, Existing Conditions Intersection Analysis. Existing traffic volume data for I-605, I-210, and I-10 was obtained from the Caltrans Performance Measurement System (PeMS) website for November 2014 conditions to maintain consistency with the date of the intersection counts conducted by Urban Crossroads for the local roadway network in the study area. In an effort to conduct a conservative analysis, the maximum value observed within the three (3) day period was utilized for the weekday morning (AM) and evening (PM) peak hours. In addition, truck traffic, represented as a percentage of total traffic, is used for the purposes of this analysis in an effort to not overstate traffic volumes and potential impacts. As such, actual vehicles (as opposed to PCE volumes) are used for the purposes of the basic freeway segment analysis. Existing mainline directional volumes on I-605 from north of Arrow Highway to south of Ramona Boulevard are summarized in Table 4.10-5 in the EIR, Existing Conditions Basic Freeway Segment Analysis. As shown, these segments operate at an acceptable LOS (i.e., LOS D or better) during the peak hours. Existing basic freeway segment analysis worksheets are provided in Appendix 3.5 of Technical Appendix H1 of the EIR. An off-ramp queuing analysis was performed by Urban Crossroads for the northbound and southbound off-ramps at the I-605 and Lower Azusa Road interchange to assess vehicle queues for the off-ramps. Off-ramp queuing analysis findings are presented in Table 4.10-6 in the EIR, Existing Conditions Peak Hour Freeway Off-Ramp Queues. There are no queuing issues on the off-ramps during the peak hours. Worksheets for the existing conditions queuing analysis are provided in Appendix 3.4 of Technical Appendix H1 of the EIR. Ramp merge and diverge operations were also evaluated and the results of this analysis are presented in Table 4.10-7 in the EIR, Existing Conditions Freeway Ramp Junction Merge/Diverge Analysis. The I-605 Freeway ramp merge/diverge ramp junctions at Lower Azusa Road are currently operating at LOS D or better during the peak hours under existing traffic conditions, with the exception of I-605 Northbound off- ramp at Lower Azusa Road, which operates at LOS E during AM and PM peak hours. Existing freeway ramp junction operations analysis worksheets are provided in Appendix 3.6 of Technical Appendix H1 of the EIR. • Project-Specific Mitigation Measures Fair-Share Calculation - In instances where the Project is projected to contribute to a cumulatively considerable impact to a roadway facility, and the recommended mitigation measures is a “fair-share” monetary contribution toward the construction of roadway improvements needed to correct the circulation deficiency, the Project’s fair-share contribution is determined by the following equation: Project Fair Share % = Project Traffic / (Post-2035 Traffic - Existing Traffic) Resolution No. 1956 GPA 15-02, SP 14-01, TPM 14-06 (73407) and the FEIR 12321 Lower Azusa Road January 26, 2016 – Page 40 of 52 The following measures are recommended to mitigate cumulative impacts at the intersection of Peck Road/Lower Azusa Road identified for the Horizon Year (2035) conditions and the I-605 northbound ramps at Lower Azusa Road identified for the Opening Year (2017) and Horizon Year (2035) conditions. Table 4.10-23 in the EIR, Summary of Recommended Intersection Improvements, referenced in the mitigation measures below, identifies the recommended intersection improvements that would be needed assuming that the proposed Project’s buildings are occupied by a mix of uses consisting of 1,100,000 square feet of warehouse use and 588,000 square feet of industrial park use, as analyzed in the Traffic Study contained as Technical Appendix H1 to the EIR. The Traffic Study in Technical Appendix H1 also evaluated three other mixes of building user types (identified therein as Occupancy Scenarios 1, 2, and 3) that are less traffic-intensive. Technical Appendix H1 determined that the Project’s cumulatively considerable impact at the intersection of Peck Road/Lower Azusa Road would not occur if the Project’s building occupants generate less than 7,417 daily PCE trips (based on Occupancy Scenario 1 studied in Technical Appendix H1). Similarly, Technical Appendix H1 determined that the Project’s cumulatively considerable impact at the I-605/Lower Azusa Road northbound ramps would require fewer physical improvements to mitigate the impact if the Project’s building occupants generate less than 7,417 daily PCE trips, (based on Occupancy Scenario 1 studied in Technical Appendix H1). Thus, the mitigation measures presented below are based, in part, on the volume of traffic that will actually be generated based on the types of users that will eventually occupy the Project’s buildings. The City of Arcadia will be obligated by the proposed Arcadia Logistics Center Specific Plan to maintain a log identifying the building user types and associated daily PCE trips, with updates conducted at the time that occupancy permits are issued. MM 4.10-1 - The Project Applicant shall use reasonable efforts to work with the City of El Monte to prepare a study that identifies fair share contribution funding sources attributable to and paid from private and public development to supplement other regional and State funding sources necessary to construct a second northbound left turn lane at the intersection of Peck Road and Lower Azusa Road, if the Project’s building occupants generate more than 7,417 daily PCE trips. (Based on Occupancy Scenario 1 evaluated in Technical Appendix H1 of the EIR. The City of Arcadia will calculate trip generation by building occupancy type at the issuance of occupancy permits as required by the Arcadia Logistics Center Specific Plan). Generation of a fewer number of trips shall not trigger the fee payment because the Project’s cumulatively considerable impact is only triggered by exceeding 7,417 daily PCE trips. The Project Applicant shall use reasonable efforts to engage the City of El Monte to undertake this study, but it is acknowledged that the Project Applicant cannot compel El Monte to participate in this process. The study shall include fair-share contributions related to private and/or public development based on nexus requirements contained in the Mitigation Fee Act (Govt. Code § 66000 et seq.) and 14 Cal. Code of Regs. § 15126.4(a)(4) and, to this end, the study shall recognize that impacts attributable to City of El Monte facilities that are not attributable to development located within the City of Arcadia are not required to pay in excess of such developments’ fair share obligations. Resolution No. 1956 GPA 15-02, SP 14-01, TPM 14-06 (73407) and the FEIR 12321 Lower Azusa Road January 26, 2016 – Page 41 of 52 The fee study shall also be compliant with Government Code § 66001(g) and any other applicable provisions of law. The study shall set forth a timeline and other agreed-upon relevant criteria for implementation of the recommendations contained within the study to the extent the other agencies agree to participate in the fee study program. The Project Applicant shall use reasonable efforts to pay the fair share amount to the City of El Monte within one year of the issuance of the Project's certificate of occupancy that would result in an exceedance of 7,417 daily PCE trips. If the City of El Monte chooses to accept the Project Applicant’s fair share payment, the City of El Monte shall apply the payment to the fee program adopted by the City of El Monte or agreed upon by the Project Applicant and City of El Monte as a result of the fair share fee study. The City of El Monte shall only accept the fair share payment if the fair share fee study has been completed. If, within five years from the date that the final certificate of occupancy is issued for the Project, the Project Applicant and the City of El Monte have not completed the fair share fee study, then the Project Applicant shall have no further obligation to attempt to comply with this mitigation measure. MM 4.10-2 - The Project Applicant shall use reasonable efforts to work with Caltrans to prepare a study that identifies fair share contribution funding sources attributable to and paid from private and public development to supplement other regional and State funding sources necessary undertake improvements at the I-605 northbound ramp at Lower Azusa Road as follows: a) Modify signal splits at the AM and PM peak hours if the Project’s building occupants generate more than 5,198 daily PCE trips. (Based on Occupancy Scenario 3 evaluated in Technical Appendix H1 The City of Arcadia will calculate trip generation by building occupancy type at the issuance of occupancy permits as required by the Arcadia Logistics Center Specific Plan). b) Increase signal timing during the AM peak hour from 80 seconds to 110 seconds and increase signal timing during the PM peak hour from 70 seconds to 80 seconds if the Project’s building occupants generate more than 5,460 daily PCE trips. (Based on Occupancy Scenario 2 evaluated in Technical Appendix H1 The City of Arcadia will calculate trip generation by building occupancy type at the issuance of occupancy permits as required by the Arcadia Logistics Center Specific Plan). c) Construct a second northbound left turn lane at the I-605 northbound ramp and Lower Azusa Road if the Project’s building occupants generate more than 7,417 daily PCE trips. (Based on Occupancy Scenario 1 evaluated in Technical Appendix H1. The City of Arcadia will calculate trip generation by building occupancy type at the issuance of occupancy permits as required by the Arcadia Logistics Center Specific Plan). The Project Applicant shall use reasonable efforts to engage Caltrans to undertake this study, but it is acknowledged that the Project Applicant cannot compel Caltrans to participate in this process. The study shall include fair-share contributions related to Resolution No. 1956 GPA 15-02, SP 14-01, TPM 14-06 (73407) and the FEIR 12321 Lower Azusa Road January 26, 2016 – Page 42 of 52 private and or public development based on nexus requirements contained in the Mitigation Fee Act (Govt. Code § 66000 et seq.) and 14 Cal. Code of Regs. § 15126.4(a)(4) and, to this end, the study shall recognize that impacts attributable to Caltrans I-605/Lower Azusa Road ramp facilities that are not attributable to development located within the City of Arcadia are not required to pay in excess of such developments’ fair share obligations. The fee study shall also be compliant with Government Code § 66001(g) and any other applicable provisions of law. The study shall set forth a timeline and other agreed-upon relevant criteria for implementation of the recommendations contained within the study to the extent the other agencies agree to participate in the fee study program. The Project Applicant shall use reasonable efforts to pay the fair share amount to Caltrans within one year of the issuance of a certificate of occupancy that would result in the generation of more traffic than indicated above. If Caltrans chooses to accept the Project Applicant’s fair share payment, Caltrans shall apply the payment to the fee program adopted by Caltrans or agreed upon by the Project Applicant and Caltrans as a result of the fair share fee study. Caltrans shall only accept the fair share payment if the fair share fee study has been completed. If, within five years from the date that the final certificate of occupancy is issued for the Project, the Project Applicant and Caltrans have not completed the fair share fee study, then the Project Applicant shall have no further obligation to attempt to comply with this mitigation measure. Although less than significant impacts are identified with regard to proposed access improvements along the Lower Azusa Road frontage of the Project Site, the following site improvements identified in the TIA are identified as a mitigation measure, to ensure they are provided in conjunction with adjacent Project development activity or as needed for Project access purposes and in accordance with the City’s standards and specifications for design of street improvements and street access. MM 4.10-3 - The following intersection geometrics and roadway improvements shall be implemented by the Project. a) Driveway 1&2 / Lower Azusa Road – Install a stop control on the southbound approach and construct the intersection with the following geometrics i) Northbound Approach: One shared left-through-right turn lane ii) Southbound Approach: One shared left-through-right turn lane iii) Eastbound Approach: Two-way left turn lane, one through lane and one shared through-right turn lane iv) Westbound Approach: Two-way left turn lane, one through lane and one shared through-right turn lane b) Driveway 3 / Lower Azusa Road (Primary Drive) – Install a traffic signal and construct the intersection with the following geometrics: i) Northbound Approach: Entrance to the adjacent self-storage facility Resolution No. 1956 GPA 15-02, SP 14-01, TPM 14-06 (73407) and the FEIR 12321 Lower Azusa Road January 26, 2016 – Page 43 of 52 ii) Southbound Approach: Two left turn lanes and one shared through right turn lane. (Note: the need for dual left turn lanes is based on the highly conservative trip generation estimate for the industrial and warehousing building occupancy scenario used for analysis purposes in this EIR. A single southbound left turn lane would be sufficient for occupancy scenarios that generate less than 5,000 daily PCE trips.) iii) Eastbound Approach: Left turn lane with a minimum storage length of 150 feet and two through lanes iv) Westbound Approach: Left turn lane with a minimum storage length of 100 feet, two through lanes, and a free right turn lane c) Driveway 4/ Lower Azusa Road – Install a stop control on the southbound approach and construct the intersection with the following geometrics: i) Northbound Approach: N/A ii) Southbound Approach: One shared left-right turn lane iii) Eastbound Approach: Two-way left turn lane and two through lanes iv) Westbound Approach: One through lane and one share through-right turn lane d) Driveway 5/ Lower Azusa Road – Install a stop control on the southbound approach and construct the intersection with the following geometrics: i) Northbound Approach: N/A ii) Southbound Approach: One shared left-right turn lane iii) Eastbound Approach: Two-way left turn lane and two through lanes iv) Westbound Approach: One through lane and one share through-right turn lane e) On-site traffic signing and striping shall be implemented in conjunction with detailed construction plans for the Project site. f) Sight distance at each Project access point shall be reviewed by the City of Arcadia with respect to City of Arcadia sight distance standards at the time of preparation of final grading, landscape and street improvement plans. Although the Project is not expected to generate substantial traffic volumes during short-term construction activities, the following mitigation measure is recommended to minimize the effect of Project-related construction traffic on the local roadway and circulation network. Resolution No. 1956 GPA 15-02, SP 14-01, TPM 14-06 (73407) and the FEIR 12321 Lower Azusa Road January 26, 2016 – Page 44 of 52 MM 4.10-4 - Prior to the issuance of grading or building permits, the Project Applicant shall prepare subject to City of Arcadia approval a temporary traffic control plan. The temporary traffic control plan shall comply with the applicable requirements of the California Manual on Uniform Traffic Control Devices. A requirement to comply with the temporary traffic control plan shall be noted on all grading and building plans and also shall be specified in bid documents issued to prospective construction contractors. The temporary traffic control plan shall require the following: a) Delivery trucks shall utilize the most direct route between the Site and I-605 via Lower Azusa Road; b) Except for the segment of Lower Azusa Road between the Site and I-605, the construction contractor shall assure that construction-related haul trips, including but not limited to the transportation of construction materials, earth materials, and/or heavy equipment to and from the Project site be limited to no more than 50 passenger car equivalent (PCE) trips (i.e., 25 inbound and 25 outbound trips, or any combination thereof) during the AM peak hour (7:00am-9:00am) and the PM peak hour (4:00pm-6:00pm) on local roads. A two-axle truck trip is the equivalent of 1.5 PCE trips; a three-axle truck trip is the equivalent of 2.0 PCE trips; and a four-axle or larger truck trip is the equivalent of 3.0 PCE trips. The Project will be required to comply with all applicable federal, state, and local laws and with the provisions contained in the Arcadia Logistics Center Specific Plan. Other than required compliance with the City of Arcadia Municipal Code, there are no mandatory regulatory requirements pertinent to the topic of transportation that are applicable to the proposed Project. Significant and Unavoidable Cumulatively Considerable Impact - With implementation of the above Mitigation Measures MM 4.10-1 and MM 4.10-2, the proposed Project would have a less than significant impact at the two impacted intersections. As detailed in Table 7-6 of the TIA, the recommended intersection improvements would improve the LOS from F (without Project) to LOS E (with Project with improvements) for AM and PM hours for the Peck Road/Lower Azusa Road intersection, assuming that the proposed Project’s buildings are occupied by a mix of uses consisting of 1,100,000 square feet of warehouse use and 588,000 square feet of industrial park use, as analyzed in Technical Appendix H1 to the EIR. Additionally, Table 7-6 of the TIA indicates that the recommended intersection improvements would improve the LOS from E (without Project) to LOS D (with Project with improvements) for AM and PM hours for the I-605 Northbound Ramps/Lower Azusa Road intersection. However, implementation of these two Mitigation Measures is outside of the Applicant’s control and outside of the Lead Agency’s (i.e., City of Arcadia’s) control. The intersection of Peck Road/Lower Azusa Road is located within the City of El Monte that has a recommended improvement that is not covered by Development Impact Fees (DIF). The I-605 ramps at Lower Azusa Road either share a mutual border with Caltrans’ jurisdiction, or are wholly located within Caltrans’ jurisdiction and have recommended improvements that are not covered by the payment of fees, because there is no established regional fee program toward which private developers can pay Resolution No. 1956 GPA 15-02, SP 14-01, TPM 14-06 (73407) and the FEIR 12321 Lower Azusa Road January 26, 2016 – Page 45 of 52 fees for freeway ramp improvements. Because the City of Arcadia does not have plenary (i.e., absolute) control over the freeway on and off ramps that lie within Caltrans’ jurisdiction, nor plenary control over intersections that share a border with the City of El Monte, the City of Arcadia cannot guarantee that such improvements will be constructed. Also, the City of Arcadia does not have the capacity to engage in multi- jurisdictional efforts with outside agencies related to transportation facility improvements outside of the City of Arcadia jurisdictional boundaries. Thus, implementation of these Mitigation Measures cannot be guaranteed. If these Mitigation Measures are not implemented, and the types of building uses that occupy the Project’s buildings generate a volume of traffic that triggers these impacts, the Project’s significant cumulatively considerable traffic impacts at one or both of the impacted locations would be significant and unavoidable. Furthermore, no mitigation measures are available to mitigate the Project’s impacts to freeway mainlines. Although Metro is studying the feasibility of a regional mitigation fee, such a fee program is not yet in place. Other CEQA Considerations (Section 5.0) Five (5) environmental subjects were determined by the City of Arcadia to have no potential to be significantly impacted by the Project, as concluded by the Project’s Initial Study (included in Technical Appendix A to this EIR) and after consideration of all comments received by the City on the scope of this EIR and documented in the City’s administrative record. These five (5) subjects are discussed briefly in Section 5.0 of the EIR, Other CEQA Considerations, and include Agriculture and Forest Resources; Cultural Resources; Mineral Resources; Population, Housing, and Employment; and Parks and Recreation. Because the Project Site is a former sand and gravel quarry, which was mined to depths of up to 165 feet, there is no potential for the Site to contain significant agriculture, forest, cultural, and mineral resources. Because the Project proposes employment uses, there is no potential for the Project to generate a resident population requiring housing and public services, such as schools and parks. Also, the Project has no potential to cause the need for new or physically altered public facilities such as police and fire stations, libraries, and post offices. Refer to EIR Section 5.0, Other CEQA Considerations, for more information about these topics. Alternatives to the Proposed Project (Section 6.0) The EIR also discusses alternatives to the proposed Project. Alternatives are described that would attain most of the Project’s objectives while avoiding or substantially lessening the proposed Project’s significant adverse environmental effects. The alternatives discussed are the following: • No Project/No Development Alternative • No Project/Retail Commercial/Light Industrial Alternative • Materials Processing Alternative • High Cube Warehouse Alternative Resolution No. 1956 GPA 15-02, SP 14-01, TPM 14-06 (73407) and the FEIR 12321 Lower Azusa Road January 26, 2016 – Page 46 of 52 • Reduced Project/Trailer Yard Alternative An EIR's discussion of alternatives to a proposed project must include a "no project" alternative. The purpose of that discussion is to compare the environmental impacts of approving the proposed project with the effects of not approving it. The no project alternative is to describe what would reasonably be expected to occur on the property in the foreseeable future if the Project were not approved, based on current plans and consistent with available infrastructure and community services. There are two likely scenarios that could occur on the Project Site. The Project Site could be left undeveloped upon the completion of IDEFO activities, with no productive uses (the No Project/No Development Alternative); or, as indicated by the property owner, the more likely scenario would be a materials processing center (the Materials Processing Alternative). A full discussion of the Project alternatives is in Section 6.0 of the EIR. The No Project/No Development Alternative assumes that no development would occur on the Project Site after the IDEFO activities cease and reclamation is complete. The Site would be vegetated with hydroseed and left undeveloped for the foreseeable future. No improvements would be made to the Project Site and none of the Project’s proposed infrastructure improvements would occur. This alternative was selected by the Lead Agency to compare the environmental effects of the proposed Project with the conditions that would occur if the property was not developed with an end use. Implementation of the No Development Alternative would result in no physical environmental impacts beyond those of the completed IDEFO activities. The No Project/Retail Commercial/Light Industrial Alternative considers development of the Project Site with a mixture of commercial retail and light industrial uses. These types of uses are consistent with the Site’s existing Arcadia General Plan land use designation and applicable policies, which applies a land use designation of Commercial/Light Industrial and a maximum building intensity of 0.5 Floor Area Ratio (FAR). The No Project/Retail Commercial/Light Industrial Alternative considers development of the Site with a collection of buildings that include big box retail stores, retail warehouse stores, retail outlets, and smaller retail sales, commercial services, food services, and possibly automotive services. Small-scale light industrial buildings also would be permitted. Since parking standards for retail uses and commercial centers are much higher than for logistics center uses, this Alternative assumes development at approximately 0.25 FAR, yielding approximately 885,000 square feet of building space. This Alternative was selected to compare the environmental effects of the proposed Project with a land use scenario comprised of commercial retail and light industrial uses. The Materials Processing Alternative assumes that after the IDEFO activities are completed, the Project Site would be used as a materials processing facility. Such a use is a predictable action of not approving the proposed Project, because the Project Applicant has indicated that it would pursue a material processing use on the property as a logical continuation of the past uses of the property as a quarry and inert debris landfill. The principal function of the use would be to receive, store, separate, convert, or otherwise process raw materials, organic materials, and/or manufactured materials for commercial use or recycling. Under such a scenario, materials would be brought to Resolution No. 1956 GPA 15-02, SP 14-01, TPM 14-06 (73407) and the FEIR 12321 Lower Azusa Road January 26, 2016 – Page 47 of 52 the Site by truck similar to the condition that occurs under existing conditions, stockpiled, processed (including potential crushing of aggregate material), and then transported off-site by truck. This alternative was selected by the Lead Agency to compare the environmental effects of the proposed Project with the predictable actions that would occur from using the property in a similar way as it has been used since the 1960s. The High Cube Warehouse Alternative considers development of the Project Site in exactly the same manner as the Project proposes, except that the type of building user would be strictly limited to high cube warehouse. High cube warehouse is a building type that caters to the storage and consolidation of manufactured goods (and to a lesser extent, raw materials) prior to their distribution to retail locations or other warehouses. These facilities are generally very large buildings characterized by a small employment count due to a high level of automation, and truck activities frequently outside of the peak hour of the adjacent street system. This Alternative was selected to compare the environmental effects of the proposed Project with a scenario that limited the building user type to users with low traffic generation characteristics. The Reduced Project/Trailer Yard Alternative considers development of proposed Arcadia Logistics Center Specific Plan’s Planning Area 2 (closest to Lower Azusa Road) in exactly the same manner as proposed, but would replace proposed development in Planning Area 1 (along the western edge of the site closest to the City of El Monte) with a parking yard for truck trailers associated with the buildings that would be developed in Planning Area 2. This Alternative was selected to compare the environmental effects of the proposed Project with a plan that includes the same kinds of land uses, but reduces the traffic-related impacts and also eliminates building mass and bulk near the edge with the existing residential community to the west. Certification of the Final Environmental Impact Report (FEIR) The draft EIR, public comments, and Responses to Comments all become part of the EIR document, and constitute a final EIR (FEIR). The decision to certify a FEIR is independent of a decision on a project itself. However, in order to approve a project, the final EIR must be certified. To certify a FEIR, it must found that the FEIR has sufficiently assessed the environmental impacts of a project. A FEIR may be certified, but a project may still be a denied. Statement of Facts and Findings Prior to approving a project, the decision-making body must make a Statement of Facts and Findings. Section 15091 of the CEQA Guidelines states the following: a) No public agency shall approve or carry out a project for which an EIR has been certified which identifies one or more significant environmental effects of the project unless the public agency makes one or more written findings for each of those significant effects, accompanied by a brief explanation of the rationale for each finding. The possible findings are: Resolution No. 1956 GPA 15-02, SP 14-01, TPM 14-06 (73407) and the FEIR 12321 Lower Azusa Road January 26, 2016 – Page 48 of 52 1) Changes or alterations have been required in, or incorporated into, the project that avoid or substantially lessen the significant environmental effect as identified in the final EIR. 2) Such changes or alterations are within the responsibility and jurisdiction of another public agency and not the agency making the finding. Such changes have been adopted by such other agency or can and should be adopted by such other agency. 3) Specific economic, legal, social, technological, or other considerations, including provision of employment opportunities for highly trained workers, make infeasible the mitigation measures or project alternatives identified in the final EIR. b) The findings required by subdivision (a) shall be supported by substantial evidence in the record. c) The finding in subdivision (a)(2) shall not be made if the agency making the finding has concurrent jurisdiction with another agency to deal with identified feasible mitigation measures or alternatives. The finding in subsection (a)(3) shall describe the specific reasons for rejecting identified mitigation measures and project alternatives. d) When making the findings required in subdivision (a)(1), the agency shall also adopt a program for reporting on or monitoring the changes which it has either required in the project or made a condition of approval to avoid or substantially lessen significant environmental effects. These measures must be fully enforceable through permit conditions, agreements, or other measures. e) The public agency shall specify the location and custodian of the documents or other material that constitute the record of the proceedings upon which its decision is based. f) A statement made pursuant to Section 15093 does not substitute for the findings required by this section. A Statement of Facts and Findings is to be drafted for this Project. These findings are to be pursuant to the requirements of CEQA, and based upon evidence presented in the record of the proceedings, both written and oral, including the EIR, the staff reports, and all other related documents presented through the hearing process. The findings will also explain how each of the identified potentially significant environmental impacts identified by the EIR is to be addressed. Notice of Availability The draft EIR was available for public review for a minimum period of 50 days; from October 16 to December 4, 2015. At the request of the City of El Monte, the review period was extended for all parties to December 15, 2015. Upon a further request, an additional week was afforded to the City of El Monte for the submittal of their comments. Resolution No. 1956 GPA 15-02, SP 14-01, TPM 14-06 (73407) and the FEIR 12321 Lower Azusa Road January 26, 2016 – Page 49 of 52 Comments were received from the State Clearinghouse; the Los Angeles County Department of Public Health; the California Department of Transportation (CalTrans); an El Monte resident, Sandy Zepeda; the South Coast Air Quality Management District; the Los Angeles County Sanitation Districts; the City of Irwindale; the SoCal Environmental Justice Alliance; and the City of El Monte. Responses to these comments are being drafted, and will explain how the issues and concerns raised by the comments are being addressed. These will include changes to the Project, such as revisions to the proposed Specific Plan, and the mitigation measures, regulatory requirements, and conditions of approval that address the comments. Included will be responses to the relevant comments submitted at the public hearing. Statement of Overriding Consideration When an EIR discloses unavoidable adverse impacts, a Statement of Overriding Considerations must be made by the decision-making body in order to certify a final EIR (FEIR). A FEIR must be certified in order to approve a project. Section 15093 of the CEQA Guidelines states the following: a) CEQA requires the decision-making agency to balance, as applicable, the economic, legal, social, technological, or other benefits of a proposed project against its unavoidable environmental risks when determining whether to approve the project. If the specific economic, legal, social, technological, or other benefits of a proposed project outweigh the unavoidable adverse environmental effects, the adverse environmental effects may be considered "acceptable." b) When the lead agency approves a project that will result in the occurrence of significant effects that are identified in the final EIR but are not avoided or substantially lessened, the agency shall state in writing the specific reasons to support its action based on the final EIR and/or other information in the record. The statement of overriding considerations shall be supported by substantial evidence in the record. c) If an agency makes a statement of overriding considerations, the statement should be included in the record of the project approval and should be mentioned in the notice of determination. This statement does not substitute for, and shall be in addition to, findings required pursuant to Section 15091. The EIR determined that the proposed Project would result in the following significant adverse environmental effects that cannot be mitigated to less than significant levels: • Aesthetics Threshold 3: Significant and Unavoidable Direct Impact (Near-Term). There are no mitigation measures available to eliminate or offset the Project’s near-term effect on the character of an adjacent residential community. The near-term visibility of the Project’s buildings would be eliminated in the long-term upon maturity of the proposed landscaping. Resolution No. 1956 GPA 15-02, SP 14-01, TPM 14-06 (73407) and the FEIR 12321 Lower Azusa Road January 26, 2016 – Page 50 of 52 • Air Quality Threshold 1: Significant and Unavoidable Direct and Cumulatively Considerable Impact. There are no mitigation measures available to eliminate or offset the Project’s inconsistency with AQMP growth and emission forecasts based, in part, on the current Arcadia General Plan. If this Project is approved, this inconsistency would likely be eliminated in the next update of the AQMP that will adjust the growth forecasts to align with updates of local General Plans and a variety of regional socio-economic variables. • Air Quality Thresholds 2 and 3: Significant and Unavoidable Direct and Cumulatively Considerable (Long-Term) Impact. Even with the incorporation of the required mitigation measures and regulatory requirements specified in EIR Subsection 4.2, Project emissions of NOX and VOCs would still be above the South Coast Air Quality Management District’s (SCAQMD) Regional Thresholds for these pollutants. No other mitigation measures are available that are feasible for the Project Applicant to implement and for the City of Arcadia to enforce that have a proportional nexus to the Project’s level of impact. As such, it is concluded that the Project’s long-term emissions of VOCs and NOX would result in a significant and unavoidable impact on both a direct and cumulatively considerable basis. • Greenhouse Gas Emissions Thresholds 1 and 2: Significant and Unavoidable Cumulatively Considerable Impact. Greenhouse gases would be emitted by the Project, primarily from mobile sources (vehicles traveling to and from the Project Site). Given the methodologies applied in the GHG analysis and the conservatively estimated number of traffic trips and vehicle miles traveled that are assumed in the analysis (which likely overstate impacts by a substantial margin), the proposed Project would not reduce GHG emissions by 28.5% or greater as compared to the business as usual (BAU) scenario, pursuant to the mandates of AB 32, and would emit more than 10,000 MTCO2e per year, which is the quantitative threshold of significance used by this EIR. Mitigation measures are imposed, but additional feasible mitigation measures with a proportional nexus to the Project’s level of impact are not available to further reduce Project-related GHG emissions. • Land Use and Planning Threshold 2: Significant and Unavoidable Direct Impact (AQMP Inconsistency: Air Quality). The Project would conflict with the SCAQMD’s AQMP which represents a significant and unavoidable impact of the proposed Project under the topic of Air Quality for which additional mitigation, beyond those mitigation measures provided in EIR Subsection 4.2, Air Quality, is not available. This significant and unavoidable impact is identical to the impact identified under Threshold 1 of Subsection 4.2, Air Quality, of this EIR. It is repeated here in order to maximize disclosure. • Noise Thresholds 1 and 4: Significant and Unavoidable Direct and Cumulatively Considerable Impact (Short-Term Construction Activities). Although implementation of Mitigation Measures MM 4.9-1 and MM 4.9-2 and the General Plan EIR Standard Conditions and Mitigation Measures would reduce Resolution No. 1956 GPA 15-02, SP 14-01, TPM 14-06 (73407) and the FEIR 12321 Lower Azusa Road January 26, 2016 – Page 51 of 52 construction-related noise levels, these measures would not reduce construction-related noise impacts to sensitive receptors located near the Project Site to below a level of significance. These properties would experience noise levels above 75 dBA Leq during construction of the Project. Additional feasible mitigation measures with a proportional nexus to the Project’s level of impact are not available to further reduce Project-related construction noise levels. • Transportation Threshold 1: Significant and Unavoidable Cumulatively Considerable Impact. For Horizon Year (2035) forecast conditions, Project traffic would have a cumulatively considerable impact at the intersection of Peck Road/Lower Azusa Road during both the peak hours, and a cumulatively considerable impact at the I-605 northbound ramps/Lower Azusa Road interchange during both the peak hours. Although mitigation is identified that would reduce these impacts to less-than-significant levels, implementation of the specified mitigation is outside of the Applicant’s control and outside of the Lead Agency’s (i.e. City of Arcadia’s) control. Thus, implementation of these Mitigation Measures cannot be guaranteed. If these Mitigation Measures are not implemented, the Project’s traffic impacts at one or both of these locations would be significant and unavoidable. • Transportation Threshold 2: Significant and Unavoidable Cumulatively Considerable Impact. Project-related traffic would result in a significant cumulatively considerable impact at the northbound ramp of the I-605/Lower Azusa Road Interchange during the PM peak hour for the Opening Year Cumulative (2017) With Project Conditions and Horizon Year (2035) With Project Conditions. Although mitigation is identified that would reduce these impacts to less than-significant levels, implementation of the specified mitigation is outside of the Applicant’s control and outside of the Lead Agency’s (i.e. City of Arcadia’s) control. Thus, implementation of these Mitigation Measures cannot be guaranteed. If these Mitigation Measures are not implemented, the Project’s traffic impacts at one or both of these locations would be significant and unavoidable. Furthermore, no mitigation measures are available to mitigate the Project’s impacts to freeway mainlines. Although Metro is studying the feasibility of a regional mitigation fee, such a fee program is not yet in place. A Statement of Overriding Considerations is to be drafted for this Project. The Statement will cite specific economic, legal, social, technological, or other benefits of the proposed Project that based on substantial evidence in the record, outweighs the unavoidable adverse environmental impacts. Conditions of Approval In addition to the Mitigation Measures, Conditions, and Regulatory Requirements stated if the EIR, a preliminary list of additional recommended conditions of approval is attached. Resolution No. 1956 GPA 15-02, SP 14-01, TPM 14-06 (73407) and the FEIR 12321 Lower Azusa Road January 26, 2016 – Page 52 of 52 PUBLIC HEARING NOTICE Public hearing notices for this item were mailed on January 14, 2016, to the property owners and tenants of those properties that are located within 300 feet of the subject property, and pursuant to the provisions of the California Environmental Quality Act (CEQA), the public hearing notice was published by Beacon Media in the Arcadia Weekly, the El Monte Examiner, and its other local publications on January 14, 2016. RECOMMENDATION It is recommended that the Planning Commission adopt Resolution No. 1956 to recommend to the City Council approval of the Project and certification of the Environmental Impact Report, subject to the aforementioned Mitigation Measures, Regulatory Requirements, and conditions of approval. After consideration of the Planning Commission’s recommendation, the public comments, and the responses to the comments, the City Council will consider at another public hearing the Project, the final EIR, and the required findings for approval of the Project. PLANNING COMMISSION ACTION Recommendation for Approval If the Planning Commission intends to recommend approval of the proposed Project to the City Council, the Commission should approve a motion to recommend approval of General Plan Amendment No. GPA 15-02, Specific Plan No. SP 14-01, Tentative Parcel Map No. TPM 14-06 (73407), and certification of the Environmental Impact Report, and state that the proposal satisfies the requisite findings, and adopt the attached Resolution No. 1956. Recommendation for Denial If the Planning Commission intends to recommend denial of the proposed Project to the City Council, the Commission should approve a motion that recommends denial of any or all of the applications; General Plan Amendment No. GPA 15-02, Specific Plan No. SP 14-01, and Tentative Parcel Map No. TPM 14-06 (73407), and/or to not certify the Environmental Impact Report, and state the finding(s) that the proposal does not satisfy. If any Planning Commissioner, or other interested party has any questions or comments regarding this matter prior to the January 26, 2016, Planning Commission meeting, please contact Jim Kasama at (626) 574-5442, or jkasama@ArcadiaCA.gov. Attachment No. 1: Resolution No. 1956 Attachment No. 2: Mitigation Monitoring and Reporting Program Attachment No. 3: Additional Conditions of Approval Link to the proposed Specific Plan, the EIR, and other project-related documents on the City website: Arcadia, CA : Current Significant Projects RESOLUTION NO. 1956 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARCADIA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL, APPROVAL OF GENERAL PLAN AMENDMENT NO. GPA 15-02, SPECIFIC PLAN NO. SP 14-01 FOR SPECIFIC PLAN SP-ALC, TENTATIVE PARCEL MAP NO. TPM 14-06 (73407), AND CERTIFICATION OF AN ENVIRONMENTAL IMPACT REPORT (EIR) (SCH #2015041002) UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) FOR THE DEVELOPMENT OF A LOGISTICS CENTER/INDUSTRIAL PARK (THE PROPOSED ARCADIA LOGISTICS CENTER) AT 12321 LOWER AZUSA ROAD WHEREAS, applications were filed by John Edwards, Jr., of Yellow Iron Investments, LLC, for a General Plan Amendment (GPA 15-02) to support logistics and warehousing uses, a Specific Plan (SP 14-01) to rezone the property with Specific Plan SP-ALC, and a Tentative Parcel Map (TPM 14-06/73407) to subdivide the property, for the development of a logistics center/industrial park (the Arcadia Logistics Center for which the General Plan Amendment, Specific Plan, and Tentative Parcel Map applications are hereafter individually and collectively referred to as the “Project” at 12321 Lower Azusa Road; and WHEREAS, pursuant to the California Environmental Quality Act (“CEQA”) (Public Resources Code Section 21000 et seq.), an Environmental Impact Report (“EIR”) was prepared to evaluate the potential environmental impacts associated with the construction and operation of the proposed Project; and WHEREAS, on January 26, 2016, a duly noticed public hearing was held before the Planning Commission on the proposed Project and draft EIR, 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: 2 1956 SECTION 1. That the factual data submitted by the Development Services Department in the January 26, 2016, staff report and EIR, are true and correct. SECTION 2. This Commission finds, based upon the entire record: a. That the proposed General Plan Amendment and Specific Plan are consistent with the General Plan and the goals, objectives, polices and action programs of the City’s General Plan, and that public necessity, convenience, general welfare and good zoning practice justify the proposed Specific Plan. b. The proposed subdivision is consistent with the City’s General Plan, the City’s Subdivision Regulations, the State Subdivision Map Act, and that the discharge of waste from the proposed subdivision into the community sewer system will comply with existing requirements prescribed by the California Regional Water Quality Control Board. c. That the findings in this Resolution are based upon the information and evidence set forth in the EIR and upon other substantial evidence that has been presented at the hearing and in the Project record. The documents, staff report, technical studies, appendices, plans, and other materials that constitute the Project record on which this Resolution is based are on file for public examination, and each of those documents is incorporated herein by reference. d. That any Unavoidable Adverse Environmental Impacts are to be addressed by a Statement of Overriding Considerations that cites the specific economic, legal, social, technological, or other benefits of the Project that outweigh the Unavoidable Adverse Environmental Impacts. 3 1956 SECTION 3. That for the foregoing reasons the Planning Commission recommends to the City Council approval of General Plan Amendment No. GPA 15-02, Specific Plan No. SP 14-01, Tentative Parcel Map No. TPM 14-06 (73407), and certification of the EIR for the proposed Arcadia Logistics Center Project at 12321 Lower Azusa Road, subject to the recommended conditions of approval, and the Mitigation Measures, Conditions, and Regulatory Requirements contained in the EIR and its Mitigation Monitoring and Reporting Program. SECTION 4. The Secretary shall certify to the adoption of this Resolution. Passed, approved and adopted this _____ day of _____________, 2016. Chairman ATTEST: Secretary APPROVED AS TO FORM: Stephen P. Deitsch City Attorney ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-1 Table S-1 Mitigation Monitoring and Reporting Program IMPACT SUMMARY BY TOPIC MITIGATION MEASURES (MM) AND REGULATORY REQUIREMENTS (RR) RESPONSIBLE PARTY MONITORING PARTY IMPLEMENTATION STAGE LEVEL OF SIGNIFICANCE AFTER MITIGATION 4.1 Aesthetics Threshold 1: The Project Site does not comprise all or part of a scenic vista. The Project would partially obstruct northerly views toward the San Gabriel Mountains available from Lower Azusa Road along the Project Site’s frontage; however views of the higher elevations would remain available and the existing mountain views along a majority of the roadway segment would remain as it does under exiting conditions. Impacts to this scenic vista would be less than significant and no other recognized scenic vistas are present that the Project could affect. No Mitigation is Required. N/A N/A N/A Less-than- Significant Impact ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-2 Threshold 2: The Project has no potential to damage scenic resources within a scenic highway corridor. The Project Site is not located within the viewshed of a scenic highway and the property is a former mine site that does not contain any scenic resources, including, but not limited to, scenic trees, rock outcroppings, and historic buildings. No Mitigation is Required. N/A N/A N/A No Impact Threshold 3: The Project would change the visual character and quality of the site from that of a former surface mine undergoing active reclamation to an end use as a logistics center. Although the visual character of the property would change, the proposed Arcadia Logistics Center Specific Plan includes a number of site design, architectural, and landscaping requirements that would ensure the provision of a high quality development. In the near term, until the time No feasible Project specific mitigation is available to eliminate or offset the Project’s near- term effect on the character of an adjacent residential community. However, the Project will be required to comply with the following regulatory requirements: RR-AE-1 Development on the Project Site shall be governed by the building regulations listed in the City of Arcadia Municipal Code (Article Project Applicant City of Arcadia Development Services Department During Project construction Significant and Unavoidable Impact (Direct, Near- Term) ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-3 that landscaping matures along the west property boundary that is coterminous with the City of El Monte boundary (approximately 10 years), visibility of the Project’s buildings from residential streets in the abutting City of El Monte has the potential to be perceived as an adverse effect to the residential character. This near-term effect (until the maturity of landscaping) is regarded as a significant impact. The Project would cast a shadow on adjacent residential properties in the City of El Monte VIII) and the development standards listed in the City of Arcadia Municipal Code (Article IX, Division and Use of Land, Chapter 2, Zoning Regulations, Commercial Manufacturing (C-M) Zone), unless explicitly replaced by a provision contained the Arcadia Logistics Center Specific Plan. IMPACT SUMMARY BY TOPIC MITIGATION MEASURES (MM) AND REGULATORY REQUIREMENTS (RR) RESPONSIBLE PARTY MONITORING PARTY IMPLEMENTATION STAGE LEVEL OF SIGNIFICANCE AFTER MITIGATION ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-4 from in the morning before 10:30 a.m. Because the shadow duration would be less than three hours in length between 9 a.m. and 3 p.m., the impact is considered to be less than significant. RR-AE-2 Development on the Project Site is required to comply with the City of Arcadia Municipal Code, Article IX, Chapter 4 “Property Maintenance and Nuisance Abatement” (Municipal Code §9400 et. seq.), which ensures the proper maintenance of property within the City of Arcadia so that the public health, safety and welfare are not endangered by substandard properties. If a property falls into disrepair or becomes a nuisance, the City of Arcadia has a mandatory procedure in place to take enforcement actions and mandate abatement. Project Property Owner City of Arcadia Development Services Department During Project operation Threshold 4: The Project would not create substantial light or glare. Compliance with the Arcadia Logistics Center Specific Plan and the City of Arcadia Municipal Code would No Mitigation is Required. N/A N/A N/A Less-than- Significant Impact ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-5 ensure less-than-significant impacts associated with light and glare affecting day or nighttime views in the area. 4.2 Air Quality Threshold 1: the Project’s development intensity and levels of pollutant emissions are higher than what is reflected in the adopted City General Plan. Operational emissions would also exceed SCAQMD regional thresholds. The Project is therefore considered to be inconsistent with the AQMP (Urban Crossroads, 2015a, p. 56) and the Project would have a significant impact. No Mitigation is Feasible. N/A N/A N/A Significant and Unavoidable Impact Threshold 2: For operational- source emissions, the Project would exceed the numerical thresholds of significance established by the SCAQMD for emissions of VOCs and NOx. Impacts would be significant on a project level and cumulatively considerable. MM 4.2-1 Prior to building permit issuance, the City of Arcadia shall verify that the following note is specified on all building plans. Project Contractors shall be required to comply with the note and maintain written records of such Project Applicant City of Arcadia Development Services Department During Project Construction Less-than- Significant Impact with Mitigation (Construction), Significant and Unavoidable Impact, (Long-term Operations) ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-6 compliance that can be inspected by the City of Arcadia upon request. This note also shall be specified in bid documents issued to prospective construction contractors. “All surface coatings shall consist of IMPACT SUMMARY BY TOPIC MITIGATION MEASURES (MM) AND REGULATORY REQUIREMENTS (RR) RESPONSIBLE PARTY MONITORING PARTY IMPLEMENTATION STAGE LEVEL OF SIGNIFICANCE AFTER MITIGATION “Zero-Volatile Organic Compound” paints (no more than 100 gram/liter of VOC) and/or High Pressure Low Volume (HPLV) applications consistent with South Coast Air Quality Management District Rule 1113.” MM 4.2-2 Prior to the issuance of a building Project Applicant City of Arcadia Development Services Department Prior to the issuance of building permits ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-7 permit, the City of Arcadia shall verify that the associated parking lot striping plan provides for preferential parking spaces for carpools and vanpools and that a minimum of two electric vehicle passenger car charging stations are provided per building. MM 4.2-3 Prior to issuance of a building permit, the Project Applicant shall provide evidence to the City of Arcadia that an application was submitted to Southern California Edison (SCE) in an effort to allow for installation of the maximum quantity of rooftop solar panels on the building. This measure does not require the installation of rooftop solar panels. Project Applicant City of Arcadia Development Services Department Prior to the issuance of building permits ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-8 MM 4.2-4 Prior to the issuance of a building permit, the Project Applicant shall provide documentation to the City of Arcadia demonstrating that the Project is designed to exceed the mandatory California Energy Code Title 24, Part 6 standards in effect at the time of building permit application submittal by a minimum of five percent (5%). Examples of measures that may be implemented by the Project to reduce energy consumption include, but are not limited to the items listed below. The list below is not all-inclusive. The items listed below are illustrative of the types of measures that will be implemented by the Project and are not Project Applicant City of Arcadia Development Services Department Prior to the issuance of building permits ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-9 explicitly required. IMPACT SUMMARY BY TOPIC MITIGATION MEASURES (MM) AND REGULATORY REQUIREMENTS (RR) RESPONSIBLE PARTY MONITORING PARTY IMPLEMENTATION STAGE LEVEL OF SIGNIFICANCE AFTER MITIGATION ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-10 a) Provide insulation such that heat transfer and thermal bridging is minimized; b) Minimize air leakage through the structure and/or within the heating and cooling distribution system; c) Use energy- efficient space heating and cooling equipment; d) Install electrical hook-ups at loading dock areas; e) Install dual-paned or other energy efficient windows; f) Use interior and exterior energyefficient lighting that exceeds applicable California Title 24 Energy Efficiency performance standards; g) Install automatic devices to turn off Project Applicant City of Arcadia Development Services Department Prior to the issuance of occupancy permits ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-11 lights where they are not needed; h) Apply paint and surface color palette that emphasizes light and offwhite colors that reflect heat away from buildings; i) Design buildings with “cool roofs” using products certified by the Cool Roof Rating Council, and/or exposed roof surfaces using light and off- white colors; j) Design buildings to accommodate the future installation of photo-voltaic solar electricity systems or the installation of photo-voltaic solar electricity systems; and k) Install ENERGY STAR-qualified energy-efficient appliances, heating and cooling systems, office equipment, and/or lighting ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-12 products. MM 4.2-5 Prior to the issuance of occupancy permits, the Project’s property owner shall provide documentation to the City of Arcadia verifying that provisions are included in the ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-13 IMPACT SUMMARY BY TOPIC MITIGATION MEASURES (MM) AND REGULATORY REQUIREMENTS (RR) RESPONSIBLE PARTY MONITORING PARTY IMPLEMENTATION STAGE LEVEL OF SIGNIFICANCE AFTER MITIGATION building’s lease agreement that require tenants to utilize an on- site cargo handling fleet (including yard trucks, hostlers, yard goats, pallet jacks, forklifts, and other on-site equipment) consisting wholly of equipment powered by electricity, compressed natural gas, and/or propane, if financially and technically feasible and commercially available If alternatively-fueled cargo handling equipment is not commercially available at the time of occupancy permit issuance, diesel- powered cargo handling equipment that meets California Air Resources Board/United States Environmental Protection Agency Tier IV engine Project Applicant City of Arcadia Development Services Department Prior to the issuance of occupancy permits ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-14 standards for off-road vehicles (defined as 0.015 grams per brake horsepower-hour) may be used. MM 4.2-6 Legible, durable, weather-proof signs shall be placed at truck access gates, loading docks, and truck parking areas that identify applicable California Air Resources Board (CARB) anti-idling regulations. At a minimum each sign shall include: 1) instructions for truck drivers to shut off engines when not in use; 2) instructions for drivers of diesel trucks to restrict idling to no more than five (5) minutes once the vehicle is stopped, the transmission is set to “neutral” or “park,” and the parking brake is engaged; and 3) telephone numbers of the ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-15 building facilities manager and the CARB to report violations. Prior to occupancy permit issuance, the City of Arcadia shall conduct a site inspection to ensure that the signs are in place. MM 4.2-7 The building plans for each building shall require light-colored roof materials. Light colored roof materials are Project Applicant City of Arcadia Development Services Department Prior to the issuance of building permits ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-16 more solar-reflective than dark colored roofs; IMPACT SUMMARY BY TOPIC MITIGATION MEASURES (MM) AND REGULATORY REQUIREMENTS (RR) RESPONSIBLE PARTY MONITORING PARTY IMPLEMENTATION STAGE LEVEL OF SIGNIFICANCE AFTER MITIGATION light color roofs keep buildings cooler and reduce local air temperatures, which in turn improves air quality and slows smog formation. The City of Arcadia shall verify this information is provided on the Project’s building plans prior to issuance of building permits and inspect for adherence during building construction. MM 4.2-8 Lower water use reduces air pollutants associated with the process of treating and delivering water. Prior to the issuance of permits Project Applicant City of Arcadia Development Services Department Prior to the issuance of building permits ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-17 that would allow the installation of landscaping, the City of Arcadia shall review and approve landscaping plans for the site that requires: 1) a plant palette emphasizing drought-tolerant plants; and 2) use of water- efficient irrigation techniques. The City of Arcadia shall inspect for adherence after landscaping installation. MM 4.2-9 Prior to the issuance of occupancy permits, the Project’s property owner shall provide documentation to the City of Arcadia verifying that provisions are included in the building’s lease or sale agreement that inform the building occupant about the air quality benefits associated with: 1) use of Project Site property owner City of Arcadia Development Services Department Prior to the issuance of occupancy permits ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-18 alternatively fueled cargo handling equipment; 2) grant programs for diesel fueled vehicle engine retrofit and/or replacement, such as the Carl Moyer program; 3) publicly available information from the South Coast Air Quality Management District, California Air Resources Board, and United States Environmental Protection Agency regarding alternative fuel technologies; 4) access to alternative fueling stations in the nearby area that supply compressed natural gas; and 5) the United States Environmental Protection IMPACT SUMMARY BY TOPIC MITIGATION MEASURES (MM) AND REGULATORY REQUIREMENTS (RR) RESPONSIBLE PARTY MONITORING PARTY IMPLEMENTATION STAGE LEVEL OF SIGNIFICANCE AFTER MITIGATION ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-19 Agency’s SmartWay program. MM 4.2-10 In the event that the future building user attracts trucks that need continual power, the loading docks designated to accommodate such trucks shall be equipped with electrical power hookups from the building’s electrical system to allow the truck to comply with the CARB idling restriction and reduce air emissions associated with the burning of fuel. Project Applicant City of Arcadia Development Services Department Prior to the issuance of building permits MM 4.2-11 Prior to the issuance of a building permit, the City of Arcadia shall verify that the building is designed to provide mechanical air exchanges at a rate of one change per hour instead of traditional Project Applicant City of Arcadia Development Services Department Prior to the issuance of building permits ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-20 HVAC heating and cooling in non- refrigerated warehouse areas of buildings. RR-AQ-1 Construction activities shall implement the following measures to reduce the amount of fugitive dust that is reentrained into the atmosphere from unpaved areas, parking lots, and construction sites, in accordance with SCAQMD Rule 403: • Require the following measures to be followed during the construction of all projects in order to reduce the amount of dust and other sources of PM10: • Dust suppression at construction sites using vegetation, surfactants, and other chemical stabilizers; • Wheel washers Project Contractor City of Arcadia Development Services Department During Project construction. ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-21 for construction equipment; • Watering of all actively disturbed construction areas; • Limit speeds at construction sites to 15 miles per hour; and • Covering of aggregate or similar material during transportation of IMPACT SUMMARY BY TOPIC MITIGATION MEASURES (MM) AND REGULATORY REQUIREMENTS (RR) RESPONSIBLE PARTY MONITORING PARTY IMPLEMENTATION STAGE LEVEL OF SIGNIFICANCE AFTER MITIGATION hauling materials • Pave [or water] currently unpaved roads and parking lots or establish and enforce 15-mile per hour speed limits on low-use, unpaved roads as permitted under California Vehicle Code Section Property owner and future building occupants City of Arcadia Development Services Department During Project construction and operation ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-22 22365. RR-AQ-2 Future development shall comply with the performance standards for odor, smoke, or other particulate matter, including dust, dirt or ash; production of humidity; and odorous gases and other odorous matter as contained in the Arcadia Municipal Code 9266.3.7 and 9266.3.8. RR-AQ-3 Project construction activities shall comply with the applicable regulatory requirements established by the SCAQMD, including but not limited to Rule 1113 (Architectural Coatings), Rule 431.2 (Low Sulfur Fuel), Rule 403 (Fugitive Dust), and Rule 1186/1186.1 (Street Sweepers). Project Contractor City of Arcadia Development Services Department During Project construction ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-23 RR-AQ-4 In accordance with 13 CCR, Chapter 10, Section 2485 and the CARB’s ATCM, large commercial, diesel- powered vehicles shall not idle for more than five minutes. The City shall ensure this action is implemented during construction activities. Project Contractor City of Arcadia Development Services Department During Project construction and operation RR-AQ-5 The Project shall comply with pertinent SCAQMD rules and regulations, including Regulation IX for new stationary sources, Regulation X on NESHAPS [National Emissions Standards for Hazardous Air Pollutants (i.e, Asbestos)], Regulation XI for source specific standards, Regulation XIII for new source permits, Regulation XIV for TACs, and Rule 2202 for Motor Property owner and future building occupants City of Arcadia Development Services Department During Project construction and operation ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-24 Vehicle Mitigation, as applicable. RR-AQ-6 The Project shall implement the Project Contractor City of Arcadia During Project IMPACT SUMMARY BY TOPIC MITIGATION MEASURES (MM) AND REGULATORY REQUIREMENTS (RR) RESPONSIBLE PARTY MONITORING PARTY IMPLEMENTATION STAGE LEVEL OF SIGNIFICANCE AFTER MITIGATION following measures to reduce exhaust emissions from construction equipment: • Commercial electric power shall be provided to the Project Site in adequate capacity to avoid or minimize the use of portable gas/diesel-powered electric generators and equipment. Development Services Department construction ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-25 • Where feasible, equipment requiring the use of fossil fuels (e.g., diesel) shall be replaced or substituted with electrically driven equivalents (provided that they are not run via a portable generator set). • To the extent feasible, alternative fuels and emission controls shall be used to further reduce exhaust emissions. • On-site equipment shall not be left idling when not in use. • Staging areas for heavy-duty construction equipment shall be located as far as possible from sensitive receptors. RR-AQ-7 Development on the Project Site shall be governed by the building regulations listed in the City of Arcadia Project Applicant City of Arcadia Development Services Department During construction Project ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-26 Municipal Code (Article VIII) and State of California Building Standards Code. Threshold 3: For operational- source emissions, the Project would exceed the numerical thresholds of significance established by the SCAQMD for emissions of VOCs and NOx, which are ozone precursors. Impacts would be significant direct and cumulatively considerable in the long term. MM 4.2-1 through MM 4.2- 12 and RR-AQ-1 through RR-AQ-7 apply. See above See above See above Less-than- Significant Impact with Mitigation (Construction), Significant and Unavoidable Impact, (Long-term Operations) Threshold 4: The proposed Project would have a less than significant impact because the Project’s increased cancer risk would be less than the SCAQMD 10 in one million cancer risk threshold for the three Exposure Scenarios. The maximum non-cancer health risk index attributable to the proposed Project would be 0.002 (for No Mitigation is Required. N/A N/A N/A Less-than- Significant Impact ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-27 IMPACT SUMMARY BY TOPIC MITIGATION MEASURES (MM) AND REGULATORY REQUIREMENTS (RR) RESPONSIBLE PARTY MONITORING PARTY IMPLEMENTATION STAGE LEVEL OF SIGNIFICANCE AFTER MITIGATION both the MEIW and MEIR scenarios), which would also be less than significant and less than cumulatively considerable compared to the SCAQMD non-cancer health risk index of 1.0. Threshold 5: During the construction phases, odors would occur intermittently and for relatively brief periods of time. Operational-related odors would consist of temporary and intermittent truck exhaust emissions, which are not considered to be more than an occasional nuisance level of impact. Potential construction period and operational-source odor impacts would be less- thansignificant. No Mitigation is Required. N/A N/A N/A Less-than- Significant Impact 4.3 Biological Resources ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-28 Threshold 1: No sensitive vegetation communities, special-status plant species, or special-status wildlife species are located on the Project Site or the off-site river drainage outlet areas under existing conditions. However, there is a potential that burrowing owl could move onto the property before Project-related construction commences, and be directly impacted. These impacts would be cumulatively considerable as other developments within the City of Arcadia and surrounding jurisdictions also would have the potential to impact the burrowing owl. The Project would have no impact, either directly or through habitat modifications, on any other candidate, sensitive, or special status plant or wildlife species. MM 4.3-1 No sooner than 30 days prior to and no later than 14 days prior to Projectrelated grading activities, a qualified biologist shall conduct a survey of the Project’s proposed impact footprint and make a determination regarding the presence or absence of the burrowing owl. A second survey shall be conducted within 24 hours prior to ground disturbing activities. The determination shall be documented in a report and shall be submitted, reviewed, and accepted by the City of Arcadia Development Services Department prior to the issuance of a grading permit and subject to the following provisions: a) In the event that the preconstruction survey identifies no burrowing owls in the impact area, a grading Project Biologist City of Arcadia Development Services Department No sooner than 30 days prior to and no later than 14 days prior to grading activities Less-than- Significant Impact with Mitigation ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-29 permit may be issued without restriction. b) In the event that the pre-construction survey indicates the Project’s proposed impact footprint is occupied by burrowing owl, then prior to the issuance IMPACT SUMMARY BY TOPIC MITIGATION MEASURES (MM) AND REGULATORY REQUIREMENTS (RR) RESPONSIBLE PARTY MONITORING PARTY IMPLEMENTATION STAGE LEVEL OF SIGNIFICANCE AFTER MITIGATION ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-30 of a grading permit and prior to the commencement of ground-disturbing activities on the property, a qualified biologist shall passively or actively relocate any burrowing owls. Passive relocation, including the required use of one-way doors to exclude owls from the site and the collapsing of burrows, will occur if the biologist determines that the proximity and availability of alternate habitat is suitable for successful passive relocation. Passive relocation shall follow CDFW relocation protocol and shall only occur between September 15 and February 1. If proximate alternate habitat is not present as determined by the biologist, active ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-31 relocation shall follow CDFW relocation protocol. The biologist shall confirm in writing that the species has fledged the site or been relocated prior to the issuance of a grading permit. Threshold 2: None of the existing habitat types on the Project Site or within the optional river drainage outlet area are considered riparian habitats, nor are any of these habitats identified as sensitive natural communities in local or regional plans, policies, or regulations, or by the CDFW or the USFWS. However, the construction of one of three outfall structures (Option 1a, 1b or 1c) would permanently impact CDFW jurisdiction, but MM 4.3-2 Prior to the issuance of permits for installation of a drainage outfall or any other improvement within the San Gabriel River, the Project Applicant shall provide evidence to the City of Arcadia Development Services Department that impacts to California Department of Fish and Wildlife (CDFW) streambed resources has occurred Project Applicant City of Arcadia Development Services Department Prior to the issuance of permits for improvements within the San Gabriel River Less-than- Significant Impact with Mitigation ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-32 no vegetated riparian habitat. Specifically, if Option 1a is selected for implementation, 0.03 acres or 75 linear feet of streambed would be impacted. If Option 1b is selected for implementation, 0.10 acres or 87 linear feet of streambed would be impacted. If Option 1c is selected for implementation, 0.07 acres of 83 linear feet of streambed would be impacted. The Project’s potential to impact to CDFW streambed is identified as a significant direct and cumulatively considerable impact for which mitigation is required. at a minimum 1:1 mitigation-to-impact ratio to the satisfaction of the CDFW. Specifically, if Option SD-1 is selected for implementation, 0.03 acre of streambed would be impacted and require mitigation at a 1:1 ratio. If Option SD-2 is selected for implementation, 0.10 acre of streambed would be impacted and require mitigation at a minimum 1:1 ratio. If Option SD-3 is selected for implementation, 0.07 acre of streambed would be impacted and require IMPACT SUMMARY BY TOPIC MITIGATION MEASURES (MM) AND REGULATORY REQUIREMENTS (RR) RESPONSIBLE PARTY MONITORING PARTY IMPLEMENTATION STAGE LEVEL OF SIGNIFICANCE AFTER MITIGATION ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-33 mitigation at a 1:1 ratio. Mitigation can occur in the form of creation, restoration, and/or enhancement on-site and/or off-site via an in- lieu fee program in the San Gabriel River, San Gabriel River Watershed, and/or adjacent watershed. a) In Lieu Fee Option: Mitigation can be fully or partially satisfied via an inlieu fee payment to a mitigation bank pursuant to California Fish and Game Code Section 1797- 1799.1, which establishes a system of conservation and mitigation banks in order to provide a means of mitigating impacts to wetlands, endangered/threatened species, and otherwise sensitive resources. The Project proponent would contribute funds to such ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-34 a bank that would in turn be used to create, restore, protect or enhance streambed habitats, either at the source of the impact or elsewhere at a larger, more functional and longer-lasting ecological system. (CDFW, 2015) b) Creation, Restoration, and/or Enhancement Option: Mitigation can be fully or partially satisfied by creation, restoration, and/or enhancement. Enhancement may include but is not limited to removal of non-native invasive plant species within existing State streambed. Plant species used for any of these mitigation methods must be locally native (seeds, container, and/or cuttings) and mitigation by any of these methods ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-35 must be accompanied by a three-year mitigation monitoring plan prepared by a professional restorationist ecologist. The mitigation monitoring plan is required to identify performance, schedule, monitoring, and maintenance criteria. Mitigation for impacts to State streambeds ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-36 IMPACT SUMMARY BY TOPIC MITIGATION MEASURES (MM) AND REGULATORY REQUIREMENTS (RR) RESPONSIBLE PARTY MONITORING PARTY IMPLEMENTATION STAGE LEVEL OF SIGNIFICANCE AFTER MITIGATION shall be considered complete only when monitoring is complete and the success criteria identified below is met. 1) Year 1 - Monitoring shall occur monthly at a qualitative level. Quantitative plant sampling shall occur during the second quarter of Year 1. 2) Years 2 and 3 - Monitoring shall occur quarterly at a qualitative level. Quantitative plant sampling shall be performed in the second quarter of Year 2 and the second quarter of Year 3. 3) Success will be met once: (1) At least 50% of the vegetation Project Applicant City of Arcadia Development Services Department Prior to the issuance of a Project-related grading permit ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-37 present is dominated by locally native species, (2) there is evidence of natural recruitment of multiple locally native species, (3) no more than 15% cover by California Invasive Plant Council (Cal-IPC) List A and B species, and (4) no more than 15% cover by other weedy species. MM 4.3-3 Prior to the issuance of a Projectrelated grading permit, the Project’s approved limits of disturbance shall be flagged in the field and shall remain flagged during all construction activities within the San Gabriel River. All construction documents shall indicate that disturbance is prohibited beyond the flags. ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-38 MM 4.3-4 Prior to the issuance of a Projectrelated grading permit, a Storm Water Pollution Prevention Plan (SWPPP) shall be prepared that will address the following: sediment and hazardous materials control, dewatering or diversion structures, fueling and equipment management practices, and use of plant material for erosion control. The Plan shall be reviewed and approved by the Project Applicant City of Arcadia Development Services Department and the Los Angeles County Flood Control District Prior to the issuance of grading permit IMPACT SUMMARY BY TOPIC MITIGATION MEASURES (MM) AND REGULATORY REQUIREMENTS (RR) RESPONSIBLE PARTY MONITORING PARTY IMPLEMENTATION STAGE LEVEL OF SIGNIFICANCE AFTER MITIGATION ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-39 City of Arcadia Development Services Department and the Los Angeles County Flood Control District, and the Project Construction Contractor shall maintain records of compliance with all provisions of the SWPPP. RR-BIO-2 Prior to the issuance of permits for the installation of a drainage outfall into the San Gabriel River, the Project Applicant shall comply with the California Department of Fish and Game Code Section 1602, which requires notification to the CDFW prior to commencing any activity that may deposit materials that could pass into the river. The Project Applicant shall obtain a Section 1602 Streambed Alteration Agreement from the California Project Applicant City of Arcadia Development Services Department and the California Department of Fish and Wildlife Prior to the issuance of permits for the installation of a drainage outfall into the San Gabriel River ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-40 Department of Fish and Wildlife (CDFW), or obtain written verification from the CDFW that a Section 1602 Streambed Alteration Agreement is not required. If a Streambed Alteration Agreement is required, the Project Applicant will be obligated by the Agreement to implement all mitigation requirements specified in the Agreement to mitigate impacts to CDFW jurisdictional areas. Threshold 3: There are no federally protected wetlands located on the Project Site or within the optional river drainage outlet area. Although the Project would discharge storm water runoff directly into the San Gabriel River, the discharge of storm water flows into the River would not affect the form or function of any downstream wetland habitats because flows would not No Mitigation is Required. N/A N/A N/A Less-than- Significant Impact ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-41 increase in volume relative to existing conditions and would not contain substantial concentrations of waterborne pollutants, including sediment. Therefore, the proposed Project would have a less- than-significant impact on federally protected wetlands as defined by Section 404 of the Clean Water Act. Threshold 4: There is no potential for the Project to MM 4.3-1 for burrowing owl applies See Above See Above See Above Less-Than- Significant IMPACT SUMMARY BY TOPIC MITIGATION MEASURES (MM) AND REGULATORY REQUIREMENTS (RR) RESPONSIBLE PARTY MONITORING PARTY IMPLEMENTATION STAGE LEVEL OF SIGNIFICANCE AFTER MITIGATION ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-42 interfere with the movement of fish or impede the use of a native wildlife nursery site. However, the Project has the potential to directly and cumulatively impact nesting, migratory birds protected by the MBTA and California Fish and Game Code, if construction activities involving removal of existing mature trees on site were to occur during the nesting season. Additionally, as noted under Threshold 1, there is suitable habitat on site for the burrowing owl, a migratory raptor species, and it is possible that owl could move onto the site following quarry reclamation and prior to project construction, and thus be exposed to potential harm during construction. MM 4.3-5 As a condition of approval for all Project- related grading permits, vegetation clearing and ground disturbance within 300 feet of all trees shall be prohibited during the migratory bird nesting season (February 1 through September 15), unless a migratory bird nesting survey is completed in accordance with the following requirements: a) A migratory nesting bird survey of the Project’s impact footprint and a 300-foot buffer shall be conducted by a qualified biologist within three (3) days prior to initiating vegetation clearing or ground disturbance. b) A copy of the migratory nesting bird survey results report shall be provided to the City of Project Biologist City of Arcadia Development Services Department Within three (3) days prior to initiating vegetation clearing or ground disturbance Impact with Mitigation ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-43 Arcadia Development Services Department. If the survey identifies the presence of active nests, then the qualified biologist shall provide the Development Services Department with a copy of maps showing the location of all nests and an appropriate buffer zone around each nest sufficient to protect the nest from direct and indirect impact. The size and location of all buffer zones, if required, shall be subject to review and approval by the Development Services Department. The nests and buffer zones shall be field checked weekly by a qualified biological monitor. The approved buffer zone shall be marked in the field with construction fencing, within which no vegetation clearing or ground disturbance shall commence until the ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-44 qualified biologist verifies that the nests are no longer occupied and the juvenile birds can survive independently from the nests. ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-45 IMPACT SUMMARY BY TOPIC MITIGATION MEASURES (MM) AND REGULATORY REQUIREMENTS (RR) RESPONSIBLE PARTY MONITORING PARTY IMPLEMENTATION STAGE LEVEL OF SIGNIFICANCE AFTER MITIGATION Threshold 5: The Project would not conflict with any local policies or ordinances protecting biological resources. Although no mitigation is required, the following Standard Condition for the GPUEIR has been applied to the Project: N/A N/A N/A No Impact RR-BIO-1 In compliance with the City’s Street Tree Master Plan, a City permit shall be obtained prior to any planting, removal, cutting, or damage to a City-owned tree or shrub on any public property (in City parks, within street medians and along parkways, and on other public properties). The Public Works Department shall review the plans of any development, redevelopment, or public and infrastructure. Project Applicant City of Arcadia Public Works Department Prior to planting, removing, cutting, or damaging a City owned tree ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-46 Threshold 6: The Project is not located within the boundaries of any adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan. Therefore, no impact would occur. No Mitigation is Required. N/A N/A N/A No Impact 4.4 Geology and Soils Threshold 1: The Project would have no impact or lessthan- significant impacts due to the exposure of people or structures to earthquake faults, strong seismic ground shaking, or landslides. Implementation of the proposed Project would result in a potentially significant impact as a result of liquefaction and seismically- induced settlement on the margins (within the native materials and above the areas of the former quarry slopes) of the Project Site. MM 4.4-1 Prior to the issuance of the first grading or building permit, the City of Arcadia shall confirm that the Reclamation Plan is complete, and that the final geologic and soil conditions of the Site, as called for by the approved Reclamation Plan, are documented in a final report prepared by a licensed geologist. Project Applicant City of Arcadia Development Services Department Prior to issuance of a grading or building permit Less-than- Significant Impact with Mitigation Incorporated ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-47 MM 4.4-2 Prior to the issuance of the first grading or building permit, a licensed geotechnical engineer shall examine the perimeter of the property that consists of native soils and/or fill materials that were not placed and compacted under engineering supervision as part of the IDEFO. These areas shall be examined by performing geotechnical explorations to a depth of at least 35 feet below the proposed grade. If the explorations reveal that differential Licensed geotechnical engineer contracted to the City or Project Applicant City of Arcadia Development Services Department Prior to the issuance of the first grading or building permit Less than Significant Impact IMPACT SUMMARY BY TOPIC MITIGATION MEASURES (MM) AND REGULATORY REQUIREMENTS (RR) RESPONSIBLE PARTY MONITORING PARTY IMPLEMENTATION STAGE LEVEL OF SIGNIFICANCE AFTER MITIGATION ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-48 settlement of 0.2” or more has the potential to occur from liquefaction, dry seismic settlement, or lateral spreading based on the differences between the compacted materials within the IDEFO and the uncompacted materials outside of the IDEFO, flexible connections shall be recommended for all utilities passing from the uncompacted materials outside the IDEFO to the soils within the IDEFO. Flexible connections shall be designed such that potential differential settlements calculated as a result of the geotechnical exploration and analysis can be safely accommodated within wet or dry utilities, thereby safeguarding utility lines against potential seismic hazards. The findings of the geological explorations and recommendations Licensed geotechnical engineer contracted to the City or Project Applicant City of Arcadia Development Services Department Prior to issuance of a fine grading permit or building permit Less-than- Significant Impact ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-49 shall be documented in a report prepared by the licensed geotechnical engineer. The report shall be approved by the City of Arcadia and the recommendations contained in the report shall be implemented and required as building permit conditions of approval. MM 4.4-3 Building foundations shall be contained within the portions of the property that are underlain by fill that was placed and compacted under engineering supervision as part of the IDEFO. If a building foundation is proposed in an area that is not underlain by compacted fill, prior to issuance of a fine grading permit or building permit, a licensed geotechnical engineer shall examine ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-50 the soil and geologic conditions, review detailed construction plans, and provide recommendations in a written report to address potential liquefaction, lateral spreading, and/or seismically-induced settlement hazards that may be associated with the building. Recommendations may include deepened foundations, removal of ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-51 IMPACT SUMMARY BY TOPIC MITIGATION MEASURES (MM) AND REGULATORY REQUIREMENTS (RR) RESPONSIBLE PARTY MONITORING PARTY IMPLEMENTATION STAGE LEVEL OF SIGNIFICANCE AFTER MITIGATION the uncompacted soil and replacement with fill material similar in nature to that which was placed and compacted as part of the IDEFO, the use of structural slabs, or comparable method to provide adequate foundation support and building performance. The report shall be approved by the City of Arcadia and the recommendations contained in the report shall be implemented and required as building permit conditions of approval. No building permit shall be issued for building foundation construction in an area of the property that was not compacted as part of the IDEFO until the licensed Project Applicant City of Arcadia Development Services Suring Project Construction Less than Significant Impact ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-52 geotechnical engineer has either deemed the existing soil and geologic conditions suitable for the proposed development, or, if deemed unsuitable under existing conditions, until the recommendations for addressing potential liquefaction, lateral spreading, and/or seismically-induced settlement are identified and indicated on construction plans and documents. As part of the City’s final grading and/or building verification, the City shall ensure that all recommendations of the Project’s geotechnical engineer have been constructed in conformance with the approved building and construction plans. RR-GEO-1 Development is required to comply with Article VIII, Sections ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-53 8010– 8927 of the Arcadia Municipal Code, which contains building requirements for seismic safety and incorporates by reference the California Building Standards Code. Threshold 2: During the Project’s finish grading activities, exposed soils could be subject to erosive forces of wind or stormwater. The Project would prepare and Although impacts are less-than-significant with no mitigation required, the Project will be subject to mandatory compliance with the following regulations: Project Applicant City of Arcadia Development Services Department and the Los Angeles During Project Construction Less-than- Significant Impact ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-54 implement a SWPPP to identify erosion control measures to be implemented during grading and Regional Water Quality Control IMPACT SUMMARY BY TOPIC MITIGATION MEASURES (MM) AND REGULATORY REQUIREMENTS (RR) RESPONSIBLE PARTY MONITORING PARTY IMPLEMENTATION STAGE LEVEL OF SIGNIFICANCE AFTER MITIGATION throughout construction. Additionally, the Project would be required to comply with SCAQMD Rule 403, which would reduce the amount of particulate matter in the air and minimize the potential for wind erosion. With mandatory compliance to the requirements noted in the Project’s SWPPP, and SCAQMD Rule 403, the potential for water and/or wind erosion impacts during Project construction would be less than significant. RR-GEO-2 Development is required to comply with Los Angeles RWQCB Order No. R4-2012-0175, which contains the waste discharge requirements for municipal separate storm sewer system (MS4) discharges within the City of Arcadia and other cities in the coastal watersheds of Los Angeles County. Board ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-55 RR-GEO-3 Construction activities are required to comply with the Federal Water Pollution Control Act (also known as the Clean Water Act (CWA)) Section 402, which applies to all construction sites of over one acre in size and, in part, serves to control the potential impacts of erosion. CWA Section 402 authorizes the National Pollutant Discharge Elimination System (NPDES) permit program that covers point sources of pollution discharging to a water body. Compliance will obligate the Project Applicant to prepare and implement a Storm Water Pollutant Protection Plan (SWPPP) which will identify a combination of erosion control and sediment control Project Applicant City of Arcadia Development Services Department During Project Construction Less-than- Significant Impact ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-56 measures (i.e., Best Management Practices) to reduce or eliminate sediment discharge to surface water from storm water and non-storm water discharges during construction. RR-GEO-4 Development is required to comply with Los Angeles County’s Municipal Separate Storm Sewer System (MS4) Permit and Waste Discharge Requirements (Order No. 01-182; NPDES No. CAS0041), which in the City of Arcadia will obligate the Project Applicant to prepare a Standard Urban Stormwater Management Plan Project Applicant City of Arcadia Development Services Department During Project Construction Less-than- Significant Impact ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-57 (SUSMP) as part of the development permit process. The SUSMP is required to identify post- construction treatment- control BMPs including among other requirements, IMPACT SUMMARY BY TOPIC MITIGATION MEASURES (MM) AND REGULATORY REQUIREMENTS (RR) RESPONSIBLE PARTY MONITORING PARTY IMPLEMENTATION STAGE LEVEL OF SIGNIFICANCE AFTER MITIGATION measures to preclude long-term soil erosion. Threshold 3: Impacts associated with on- or off-site landslide, subsidence, and collapse would be less than significant. However, the margins (within the native materials and above the areas of the former quarry slopes) of the Project Site contain native materials; therefore, the margins of the Project Site possess a potential for seismically-induced settlement and liquefaction or lateral Mitigation Measures MM 4.4-1 through 4.4.-3 apply. See Above See Above See Above Less-than- Significant Impact with Mitigation Incorporated ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-58 spreading, which is a potentially significant impact. Threshold 4: The Project would not be located on expansive soils, and impacts associated with expansive soils would be less than significant No Mitigation is Required N/A N/A N/A Less-than- Significant Impact Threshold 5: The Project would not install septic tanks or alternative waste water disposal systems. Accordingly, no impact would occur. No Mitigation is Required. N/A N/A N/A No Impact 4.5 Greenhouse Gas Emissions ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-59 Threshold 1: The Project’s GHG emissions would be cumulatively considerable and could contribute to significant environmental effects associated with global climate change. MM 4.5-1 Prior to building permit issuance, the City of Arcadia shall verify that the following notes are specified on all building plans. Project Contractors shall be required to comply with the notes and maintain written records of such compliance that can be inspected by the City of Arcadia upon request. These notes also shall be specified in bid documents issued to prospective construction contractors. a) A comprehensive construction management plan shall be prepared and implemented that is designed to minimize the number of large construction equipment operating during any given time period. b) Gasoline-powered equipment shall be Project Applicant and Project Contractors City of Arcadia Development Services Department Prior to the issuance of building permits Significant and Unavoidable Cumulatively Considerable Impact with mitigation applied. ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-60 IMPACT SUMMARY BY TOPIC MITIGATION MEASURES (MM) AND REGULATORY REQUIREMENTS (RR) RESPONSIBLE PARTY MONITORING PARTY IMPLEMENTATION STAGE LEVEL OF SIGNIFICANCE AFTER MITIGATION equipped with catalytic converters. c) Electrical powered equipment shall be utilized in-lieu of gasoline-powered engines where financially and technically feasible and commercially available. d) Provide temporary traffic controls such as a flag person, during all phases of construction to maintain smooth traffic flow on public streets adjacent to the Project Site. MM 4.5-2 Building and site plan designs shall ensure that project energy efficiencies surpass Project Applicant City of Arcadia Development Services Department Prior to issuance of building permits Significant and Unavoidable Cumulatively Considerable Impact with mitigation applied. ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-61 (exceed) applicable (2014) California Title 24 Energy Efficiency Standards by a minimum of 5%. Verification of increased energy efficiencies shall be documented in Title 24 Compliance Reports provided by the Applicant, and reviewed and approved by the City of Arcadia prior to the issuance of the first building permit. MM 4.5-3 Prior to approval of Project landscape plans or issuance of building permits, the City shall review and verify that the following features have been incorporated into the Project’s plans: • Landscaping palette emphasizing drought tolerant plants; • Use of water- Project Applicant City of Arcadia Development Services Department Prior to the issuance of building permits Significant and Unavoidable Cumulatively Considerable Impact with mitigation applied. ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-62 efficient irrigation techniques; • U.S. EPA Certified WaterSense labeled or equivalent faucets, high-efficiency toilets (HETs), and water- conserving shower heads MM 4.5-4 Prior to the issuance of occupancy permits, the Project’s property owner shall provide documentation to the City of Arcadia Project property owner City of Arcadia Development Services Department Prior to the issuance of occupancy permits Significant and Unavoidable Cumulatively IMPACT SUMMARY BY TOPIC MITIGATION MEASURES (MM) AND REGULATORY REQUIREMENTS (RR) RESPONSIBLE PARTY MONITORING PARTY IMPLEMENTATION STAGE LEVEL OF SIGNIFICANCE AFTER MITIGATION ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-63 verifying that provisions are included in the building’s lease or sale agreement specifying the following restriction on cargo handling equipment: “All cargo handling equipment used on the Site (including yard trucks, hostlers, yard goats, pallet jacks, forklifts, and other on- site equipment) shall be powered by electricity, compressed natural gas, or propane if financially and technically feasible and commercially available. In the event that diesel fueled equipment is used they shall comply with the California Air Resources Board (CARB)/U.S. EPA Tier IV Engine standards for off-road vehicles (defined as 0.015 Considerable Impact with mitigation applied. ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-64 g/bhp-hr for PM10) or better.” MM 4.5-5 Prior to the issuance of occupancy permits, the Project’s property owner shall provide documentation to the City of Arcadia verifying that provisions are included in the building’s lease or sale agreement that inform the building occupant about the air quality benefits associated with the use of water-based or low VOC cleaning products. The lease or sale agreement shall include citations to Project property owner City of Arcadia Development Services Department Prior to the issuance of occupancy permits Significant and Unavoidable Cumulatively Considerable Impact with mitigation applied. ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-65 or copies of publicly available information from the SCAQMD, the CARB, and the U.S. EPA on such cleaning products. RR-GHG-1 The City shall encourage future development and major renovation projects to achieve LEED certification, and/or other green certifications. The City shall investigate the potential to offer density bonus incentives on residential projects that achieve LEED certification, and other green certifications and ratings. [* Note, this measure was included in the Project Applicant City of Arcadia Development Services Department During Project construction and operation Significant and Unavoidable Cumulatively Considerable Impact with mitigation applied. ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-66 IMPACT SUMMARY BY TOPIC MITIGATION MEASURES (MM) AND REGULATORY REQUIREMENTS (RR) RESPONSIBLE PARTY MONITORING PARTY IMPLEMENTATION STAGE LEVEL OF SIGNIFICANCE AFTER MITIGATION City’s General Plan EIR prior to the 2014 update of the California Building Standards Code (CALGreen), which requires stringent building standards that inherently incorporate some of the features that qualify for LEED points in the USGBC’s rating system. LEED is a voluntary program whereas CALGreen compliance is mandatory in California and meets the intent of the USGBC to construct energy-efficient buildings.] ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-67 Threshold 2: The Project’s GHG emissions would be cumulatively considerable and would seriously impair the City’s ability to achieve its target of reducing citywide GHG emissions by 28.5% as compared to the BAU scenario and would emit more than 10,000 MTCO2e per year, which is the quantitative threshold of significance used by this EIR. In addition, the Project would emit more GHGs than the Site’s existing IDEFO activities, thereby potentially impairing efforts to reduce citywide GHG emissions on a per capita basis, by the year 2020. Mitigation Measures MM 4.5-1 through 4.55 and RR-GHG-1 apply See above See above See above Significant and Unavoidable Cumulatively Considerable Impact 4.6 Hazards and Hazardous Materials Threshold 1: During Project construction and operation, mandatory compliance with federal, state, and local regulations would ensure the proposed Project would not create a significant hazard to the public or the environment No Mitigation is Required. N/A N/A N/A Less-Than- Significant ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-68 due to routine transport, use, storage, generation, or disposal of hazardous materials. Threshold 2: During Project construction and operation, mandatory compliance with federal, state, and local regulations would ensure the proposed Project would not create a significant hazard to the public or the environment due to routine transport, use, storage, generation, or disposal of hazardous materials. No Mitigation is Required. N/A N/A N/A Less-Than- Significant Threshold 3: The proposed Project would not emit hazardous emissions or handle hazardous or acutely No Mitigation is Required. N/A N/A N/A No impact IMPACT SUMMARY BY TOPIC MITIGATION MEASURES (MM) AND REGULATORY REQUIREMENTS (RR) RESPONSIBLE PARTY MONITORING PARTY IMPLEMENTATION STAGE LEVEL OF SIGNIFICANCE AFTER MITIGATION hazardous materials, substances, or waste within ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-69 onequarter mile of an existing or proposed school. Threshold 4: The Project Site is not found on any of the hazardous materials lists compiled in accordance with California Government Code Section 65962.5. No impact would occur. No Mitigation is Required. N/A N/A N/A No impact Threshold 5: The proposed Project would not encroach into restricted air space associated with the El Monte Airport and would not result in a hazard of exposing people to potential hazards involving air traffic. No Mitigation is Required. N/A N/A N/A No impact Threshold 6: The Project Site is not located in the vicinity of a private airstrip and would not result in a safety hazard due to proximity to air traffic associated with a private airstrip. No Mitigation is Required. N/A N/A N/A No impact ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-70 Threshold 7: The proposed Project would not impair implementation of, or physically interfere with an adopted emergency response plan or emergency evacuation plan. No Mitigation is Required. N/A N/A N/A No impact Threshold 8: The Project Site is not located within a wildland fire hazard area and would not 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. No Mitigation is Required. N/A N/A N/A No Impact Although the Project was deemed to have no impact or a less-than-significant impact to all thresholds under the Hazards and Hazardous Materials subsection, the following regulatory requirements are imposed on the Project: RR-HAZ-1 All development within the City shall comply with the Hazardous Materials Transportation Act, as administered by the U.S. Department of Transportation and which governs the transport of hazardous materials, such as gasoline, contaminated soil, Project Contractor and future building occupants City of Arcadia Development Services Department During Project construction and operation ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-71 asbestos, or lead- containing materials. Vehicles transporting hazardous waste materials are required to comply with the regulations, as implemented by the IMPACT SUMMARY BY TOPIC MITIGATION MEASURES (MM) AND REGULATORY REQUIREMENTS (RR) RESPONSIBLE PARTY MONITORING PARTY IMPLEMENTATION STAGE LEVEL OF SIGNIFICANCE AFTER MITIGATION California Department of Transportation (Caltrans). RR-HAZ-2 All development within the City shall comply with the RCRA on the generation, transportation, treatment, storage, and disposal of hazardous waste; the management of non- hazardous solid wastes and underground tanks storing petroleum and other hazardous Property owner and future building occupants City of Arcadia Development Services Department During Project construction and operation ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-72 substances would be required for hazardous material users, waste generators, and transporters. Compliance with this Act also includes corrective action by the owner or operator of the leaking underground storage tank (LUST) or cleanup of LUSTs by USEPA to reduce hazards associated with ground and water contamination by tank leaks, spills, or accidental release. RR-HAZ-3 All development within the City shall comply with the California Hazardous Waste Control Act, which regulates facilities that generate or treat hazardous wastes. Permits for individual facilities allow the Department of Toxic Property owner and future building occupants City of Arcadia Development Services Department During Project construction and operation ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-73 Substances Control and/or the Certified Unified Program Agency (CUPA, in this case, the Los Angeles County Fire Department) to inspect the facilities for compliance and to enforce the provision of the Act. RR-HAZ-4 All development within the City shall comply with the regulations of the Los Angeles County Fire Department, which serves as the designated CUPA and which implements the State and federal regulations related to: • The Hazardous Waste Generator Program, • The Hazardous Materials Release Response Plans and Inventory Program, Property owner and future building occupants City of Arcadia Development Services Department During Project construction and operation ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-74 IMPACT SUMMARY BY TOPIC MITIGATION MEASURES (MM) AND REGULATORY REQUIREMENTS (RR) RESPONSIBLE PARTY MONITORING PARTY IMPLEMENTATION STAGE LEVEL OF SIGNIFICANCE AFTER MITIGATION • The California Accidental Release Prevention Program (CalARP), • The Aboveground Storage Tank (AST) Program, and • The Underground Storage Tank (UST) Program. RR-HAZ-5 All development within the City shall comply with CalARP to prevent the accidental release of regulated toxic and flammable substances. CalARP requires stationary sources that utilize hazardous materials exceeding a threshold quantity to develop and submit a risk Property owner and future building occupants City of Arcadia Development Services Department During Project construction and operation ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-75 management plan that addresses the potential impacts of accidental releases of hazardous materials, along with reducing hazards through prevention, response, and remediation measures. RR-HAZ-6 All development within the City shall comply with the South Coast Air Quality Management District’s (SCAQMD’s) Rule 1403, which provides guidelines for the proper removal and disposal of asbestos- containing materials. In accordance with Rule 1403, structures that may contain asbestos are required to be subject to an asbestos survey by a Certified Asbestos Project Applicant City of Arcadia Development Services Department During Project construction ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-76 Consultant (certified by the California Occupational Safety and Health Administration [CalOSHA]) to identify building materials that contain asbestos. Removal of the asbestos should include prior notification to the SCAQMD and compliance with removal procedures and time schedules; asbestos handling and clean-up procedures; and storage, disposal, and land filling requirements under this rule. RR-HAZ-7 All demolition that could result in the release of lead shall be conducted Project Contractor City of Arcadia Development Services During Project construction IMPACT SUMMARY BY TOPIC MITIGATION MEASURES (MM) AND REGULATORY RESPONSIBLE PARTY MONITORING PARTY IMPLEMENTATION STAGE LEVEL OF SIGNIFICANCE AFTER MITIGATION ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-77 REQUIREMENTS (RR) according to the California Code of Regulations (Title 8, Section 1532.1) regarding the removal of lead-based paint or other materials containing lead, which must be performed and monitored by contractors with appropriate certifications from the California Department of Health Services. The CalOSHA standards are intended to protect the general population and construction workers from respiratory and other hazards associated with exposure to these materials. Department ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-78 RR-HAZ-8 All demolition or construction activities shall comply with the California Health and Safety Code (Section 39650 et seq.) and the California Code of Regulations (Title 8, Section1529), which prohibit emissions of asbestos from asbestos- related demolition or construction activities; require medical examinations and monitoring of employees engaged in activities that could disturb asbestos; specify precautions and safe work practices that must be followed to minimize the potential for release of asbestos fibers; and require notice to federal and local government agencies prior to beginning renovation or demolition Project Contractor City of Arcadia Development Services Department During Project construction ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-79 that could disturb asbestos. The standards were developed to protect the general population and construction workers from respiratory and other hazards associated with exposure to these materials. RR-HAZ-9 Development in the City of Arcadia shall comply with the California Fire Plan, as implemented by the State Board of Forestry and the California Department of Forestry and Fire Protection (CDF). Implementation of the California Fire Plan would reduce wildland fire hazards at the Angeles National Forest and the foothills in Project Applicant City of Arcadia Development Services Department During Project construction and operation ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-80 IMPACT SUMMARY BY TOPIC MITIGATION MEASURES (MM) AND REGULATORY REQUIREMENTS (RR) RESPONSIBLE PARTY MONITORING PARTY IMPLEMENTATION STAGE LEVEL OF SIGNIFICANCE AFTER MITIGATION Arcadia. RR-HAZ-10 All development within the City shall comply with SCAQMD Rules X and XIV, which include regulations for toxic and hazardous air pollutant emissions. Rule X adopts the National Emission Standards for Hazardous Air Pollutants (NESHAPS) and Rule XIV specifies the limits for maximum individual cancer risk (MICR), cancer burden, and non- cancer acute and chronic hazard index (HI) from new, modified, or relocated stationary sources that emit toxic air Property owner and future building occupants City of Arcadia Development Services Department During Project construction and operation ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-81 contaminants. The rule includes specific limits for MICR, chronic HI, and acute HI that need to be met before a permit to construct/operate if approved for new stationary sources located within 1,000 feet of an existing school or a school under construction. RR-HAZ-11 In accordance with the California Code of Regulations (Title 8, Section 1541), persons planning new construction, excavations, and new utility lines near or crossing existing high pressure pipelines, natural gas/petroleum pipelines, electrical lines greater than 60,000 volts, and other high priority lines are required to notify the owner/operator of the line and must identify the Project Applicant and Project Contractor City of Arcadia Development Services Department During Project construction ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-82 locations of subsurface lines prior to any ground disturbance for excavation. Coordination, approval, and monitoring by the owner/operator of the line would avoid damage to high priority lines and prevent the creation of hazards to the surrounding area. 4.7 Hydrology and Water Quality Threshold 1: The proposed Project would have a less than significant impact due to mandatory compliance No Mitigation is Required. N/A N/A N/A Less-Than- Significant IMPACT SUMMARY BY TOPIC MITIGATION MEASURES (MM) AND REGULATORY REQUIREMENTS (RR) RESPONSIBLE PARTY MONITORING PARTY IMPLEMENTATION STAGE LEVEL OF SIGNIFICANCE AFTER MITIGATION with existing regulatory programs to achieve water quality standards and no impact involving issuance of a Waste Discharge Permit. ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-83 Threshold 2: The Project would not affect any existing groundwater extraction wells, drill or equip any new wells or interfere with the City’s primary groundwater recharge facility, thus the impact on groundwater supplies or recharge would be less than significant. No Mitigation is Required. N/A N/A N/A Less-Than- Significant Threshold 3: Based on final grading and hydrology calculations for future implementing projects, water discharged from the five basins will be directed into the San Gabriel River. Final grading and site development would have no impact on the existing configuration of any stream or river, since none exist within the Project Site. Discharges from the river drainage outlet would not change the shape or direction of flow of the river. No Mitigation is Required. N/A N/A N/A Less-Than- Significant ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-84 Threshold 4: The on-site storm drainage system and the detention/infiltration basins are designed to meet the LACDPW design standards for peak year and low-flow storm events. In addition, the proposed drainage system must ensure that the level of site runoff in the developed condition does not exceed levels under existing condition. As such, the proposed drainage system will provide a sufficient level of capture, detention, and discharge of site runoff to prevent flooding on or offsite. No Mitigation is Required. N/A N/A N/A Less-Than- Significant Threshold 5: The Project’s drainage system discharges to one of three possible outlet locations in the adjacent segment of the San Gabriel River and the amount of discharge would be controlled to ensure that it is within the carrying capacity of the river under peak year storm events. No Mitigation is Required. N/A N/A N/A Less-Than- Significant Threshold 6: The Project would not otherwise substantially degrade water quality. No Mitigation is Required. N/A N/A N/A No Impact ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-85 Threshold 7: The Project Site is not located within a No Mitigation is Required. N/A N/A N/A No Impact IMPACT SUMMARY BY TOPIC MITIGATION MEASURES (MM) AND REGULATORY REQUIREMENTS (RR) RESPONSIBLE PARTY MONITORING PARTY IMPLEMENTATION STAGE LEVEL OF SIGNIFICANCE AFTER MITIGATION 100-year floodplain, as mapped on Federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map. In addition, the proposed Project does not propose any housing. As such, the proposed Project has no potential to place housing within a 100-year floodplain, as mapped on a Federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map. No impact would occur. ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-86 Threshold 8: The potential for property damage and personal injury due to flooding from dam inundation is reduced by dam construction and conformance with State and federal dam safety regulations and the preparation of emergency action plans for individual dams, which include warning, evacuation, and postdisaster actions. Given compliance with these safety standards, the risk of flooding due to potential failure of the Santa Fe Dam is considered to be less than significant. No Mitigation is Required. N/A N/A N/A Less-Than- Significant Threshold 9: The Project Site is many miles inland from the coastal areas and shoreline of the Pacific Ocean and would not be exposed to the threat of tsunami. The proposed logistics center would be constructed atop a fully reclaimed site, which would not have any steep slopes or canyon areas that could generate mudflow under heavy rainstorm conditions. There No Mitigation is Required. N/A N/A N/A No Impact ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-87 would be no impact. Although the Project was deemed to have no impact or a less-than-significant impact to all thresholds under the Hydrology and Water Quality subsection, the following regulatory requirements are imposed on the Project: MM 4.7-1 Prior to recordation of a Final Map, the Los Angeles County Department of Public Works, Design Division, shall approve the Project’s storm water drainage system design. Project Applicant Los Angeles County Department of Public Works, Design Division Prior to the recordation of a Final Map MM 4.7-2 Prior to the issuance of a building permit, the City of Arcadia shall review building plans to ensure the following: a) In all truck loading dock areas, the Project Applicant City of Arcadia Development Services Department Prior to issuance of building permits IMPACT SUMMARY BY TOPIC MITIGATION MEASURES (MM) AND REGULATORY REQUIREMENTS (RR) RESPONSIBLE PARTY MONITORING PARTY IMPLEMENTATION STAGE LEVEL OF SIGNIFICANCE AFTER MITIGATION ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-88 concrete surfaces shall be designed to drain towards the proposed surface basins or subsurface water quality chambers. b) Runoff from paved parking and drive surfaces shall be conveyed into drainage inlets equipped with inserts that filter out pollutants prior to discharge into the surface basins or subsurface water quality chambers. c) Hydrocarbon booms from all drain inserts shall be required to remove hydrocarbon buildup. d) All proposed and any existing storm drain inlets to remain shall be stenciled with prohibitive language and/or legible graphical icons to prevent dumping. e) Trash enclosures shall be located away from roof drainage. Trash enclosures shall be roofed and walled off to Project Applicant and any future Project Site property owners City of Arcadia Development Services Department Prior to approval of Final Parcel Map ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-89 prevent the inadvertent transport of trash by wind and contact of trash with rainfall. MM 4.7-3 Ongoing regular maintenance of the on-site storm water drainage system, including any and all surface basins and subsurface water quality chambers is the responsibility of the property owner(s). Legibility of the stencils/markers required on the storm drain inlets to prevent dumping also is the responsibility of the property owner. Prior to the approval of a Final Parcel Map, the Project Applicant shall record a maintenance agreement for the drainage system and shall provide the City of Arcadia with a copy of the agreement. Maintenance ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-90 responsibilities also shall be specified in the Property Owners’ Association Covenant Codes & Restrictions (CC&Rs). MM 4.7-4 Prior to the issuance of occupancy permits, the Project’s property owner shall Project Site property owner City of Arcadia Development Services Department Prior to the issuance of occupancy permits ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-91 provide documentation to the City of Arcadia IMPACT SUMMARY BY TOPIC MITIGATION MEASURES (MM) AND REGULATORY REQUIREMENTS (RR) RESPONSIBLE PARTY MONITORING PARTY IMPLEMENTATION STAGE LEVEL OF SIGNIFICANCE AFTER MITIGATION ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-92 verifying that provisions are included in the building’s lease or sale agreement that inform building occupants about their responsibilities to ensure the containment of grease and oil. At a minimum, parking lots shall be required to be swept on a monthly basis and before any anticipated rain events. Absorbent materials shall be required to be used to collect any spilled oil, and disposed of properly, to ensure these substances do not contaminate storm water. RR-HYDRO-1 The project applicant/ developer for all applicable development projects shall file a Permit Registration Document (PRD) with the State Water Resources Control Board in order to obtain coverage under National Project Applicant City of Arcadia Development Services Department Prior to the issuance of building permits ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-93 Pollutant Discharge Elimination System (NPDES) General Permit for Storm Water Discharges Associated with the Construction and Land Disturbance Activities (Order No 2009- 009DWQ, NPDES No. CAS000002) or the latest approved general permit. The project applicant/developer shall provide documentation of coverage under the Construction General Permit to the City of Arcadia. The PRD consists of a Notice of Intent (NOI); Risk Assessment; Site Map; Storm Water Pollution Prevention Program (SWPPP); annual fee; and a signed certification statement. Pursuant to permit requirements, the project applicant/developer shall ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-94 develop and incorporate Best Management Practices (BMPs) for reducing or eliminating construction-related pollutants in the site runoff. Starting in 2011, SWPPPs shall also be prepared and implemented for construction sites less than one acre, per Title 24 Green Building Standards. RR-HYDRO-2 As required under the Project Applicant City of Arcadia Prior to the issuance of ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-95 IMPACT SUMMARY BY TOPIC MITIGATION MEASURES (MM) AND REGULATORY REQUIREMENTS (RR) RESPONSIBLE PARTY MONITORING PARTY IMPLEMENTATION STAGE LEVEL OF SIGNIFICANCE AFTER MITIGATION Municipal Separate Storm Sewer System (MS4) Permit and Waste Discharge Requirements (Order No. 01-182; NPDES No. CAS0041) for the County, the City of Arcadia requires new development and major redevelopment to prepare a Standard Urban Stormwater Management Plan (SUSMP) as part of the development permit process. The SUSMP shall identify post- construction treatment- control BMPs that would be implemented on site for long-term storm water pollutant mitigation. The SUSMP shall be prepared pursuant to the guidelines prepared by the Los Development Services Department building permits ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-96 Angeles County Department of Public Works’ SUSMP Manual. RR-HYDRO-3 All development in the City shall comply with Article VII, Chapter 8, Stormwater Management and Discharge Control, of the Arcadia Municipal Code supplements to the City’s NPDES permit, which prohibits the discharge of specific pollutants into the storm water and requires development projects to provide best management practices to reduce pollutants in the storm water. Project Contractor and Project Site property owner City of Arcadia Development Services Department During Project construction and operation ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-97 RR-HYDRO-4 Discharges of groundwater from construction and project dewatering shall comply with the Los Angeles Regional Water Quality Control Board’s (LARWQCB’s) Order No. R4-2003-0111, which outlines the waste discharge requirements to surface waters in the coastal watersheds of Los Angeles and Ventura Counties (General NPDES Permit No. CAG994004). Projects that involve dewatering activities and that could result in discharges into “Waters of the State” must file a Report of Waste Discharge (RWD) with the LARWQCB. The LARWQCB Project Contractor City of Arcadia Development Services Department During project construction and potential dewatering activities ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-98 IMPACT SUMMARY BY TOPIC MITIGATION MEASURES (MM) AND REGULATORY REQUIREMENTS (RR) RESPONSIBLE PARTY MONITORING PARTY IMPLEMENTATION STAGE LEVEL OF SIGNIFICANCE AFTER MITIGATION reviews the RWD and the proposed discharge and prepares Waste Discharge Requirements (WDRs), which include operational requirements, contaminant limitations, and monitoring requirements. Compliance with the WDR would: (1) prevent groundwater discharges from resulting in water quality degradation of receiving surface water bodies and (2) protect beneficial uses of water. RR-HYDRO-5 All new construction and major improvements shall be built in accordance with the City’s Floodplain Management Regulations (Article III, Chapter 10 – Project Applicant City of Arcadia Development Services Department During Project construction ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-99 Floodplain Management of the Arcadia Municipal Code), which require that structures (1) be adequately anchored to prevent flotation, collapse, or lateral movement from hydrodynamic and hydrostatic loads during flood; (2) be constructed with materials and utility equipment resistant to flood damage and using methods and practices that minimize flood damage; and have electrical, heating, ventilation, plumbing and air conditioning equipment and other utility systems that prevent water from entering or accumulating within structures during floods. 4.8 Land Use Planning ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-100 Threshold 1: the Project Site is located within an established industrial area and bordered by a residential community in the City of El Monte, a quarry in the City of Irwindale, the San Gabriel River, and existing light industrial uses. The proposed Project has no potential to divide an established community, thus, there would be no impact in this regard. No Mitigation is Required. N/A N/A N/A No Impact. Threshold 2: The Project would not conflict with the SCAG RTP/SCS, the City of Arcadia’s General Plan, or the City’s zoning regulations in ways that would result There are no mitigation measures available to eliminate or offset the Project’s inconsistency with AQMP growth and N/A N/A N/A Significant and Unavoidable Direct and Cumulatively IMPACT SUMMARY BY TOPIC MITIGATION MEASURES (MM) AND REGULATORY REQUIREMENTS (RR) RESPONSIBLE PARTY MONITORING PARTY IMPLEMENTATION STAGE LEVEL OF SIGNIFICANCE AFTER MITIGATION ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-101 in significant adverse environmental effects. The proposed Project would slightly exceed the building intensity for the Site assumed by the City of Arcadia General Plan Update EIR, which is was used by the SCAQMD for the 2012 AQMP. This significant and unavoidable impact is identical to the impact identified under Air Quality Threshold 1 of this EIR. It is repeated under this threshold in order to maximize disclosure. It does not represent an additional impact and is identified for informational purposes. The Project’s conflict with the SCAQMD AQMP represents a cumulatively considerable significant and unavoidable impact of the proposed Project emission forecasts based, in part, on the current Arcadia General Plan. Considerable Impact. Threshold 3: The proposed Project has no potential to conflict with any applicable habitat conservation plan or natural community conservation plan, because no such applicable plans exist. No Mitigation is Required. N/A N/A N/A No Impact. ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-102 4.9 Noise Threshold 1: Noise generated by Project construction activities would directly and temporarily impact residential properties located to the west of the Project Site. Under long- term operation, the Project would not expose persons to or generate noise levels in excess of local standards and long term impacts would be less than significant MM 4.9-1 The solid perimeter wall at the Project’s western boundary (coterminous with the City of Arcadia/City of El Monte jurisdictional boundary) shall be evaluated by an acoustician to verify that the wall will provide a minimum noise level attenuation of 10.0 dBA when Project construction occurs near existing noise-sensitive structures. If the noise attenuation level provided by the wall is less than 10 dBA, an additional temporary noise reduction barrier shall be provided to reach a reduction of 10 dBA. The noise control barrier must present a solid face from top to bottom and Project Applicant, Project Contractor, Acoustician City of Arcadia Development Services Department During Project Construction Significant Direct and Cumulatively Considerable Impact (Short-Term Construction Activities) ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-103 block the view of the noise source from adjacent residential receivers and verified by the City of Arcadia to be in place prior to the issuance of a grading or building permit. As a condition of grading and building permits, the construction contractors shall be required to maintain the barrier(s) and promptly repair IMPACT SUMMARY BY TOPIC MITIGATION MEASURES (MM) AND REGULATORY REQUIREMENTS (RR) RESPONSIBLE PARTY MONITORING PARTY IMPLEMENTATION STAGE LEVEL OF SIGNIFICANCE AFTER MITIGATION ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-104 any damage, including but not limited to gaps, holes, or weaknesses in the barrier or openings between the barrier and the ground. MM 4.9-2 Prior to the issuance of any building or grading permits, the City of Arcadia Development Services Department shall review building and grading plans to ensure that the following notes are included. Project Contractors shall be required to comply with these notes and maintain written records of such compliance that can be inspected by the City of Arcadia upon request. a) Construction contractors shall equip all construction equipment, fixed or mobile, with properly operating and maintained mufflers, Project Applicant and Project Contractor City of Arcadia Development Services Department Prior to the issuance of building or grading permits ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-105 consistent with manufacturers’ standards. The construction contractor shall place all stationary construction equipment so that emitted noise is directed away from the noise sensitive receptors nearest the Project Site. b) Construction contractors shall locate equipment staging in areas that will create a minimum distance of 40 feet between construction-related noise sources and noise-sensitive receivers nearest the Project Site (i.e., to the west) during all Project construction c) Construction contractors shall limit haul truck deliveries to the same hours specified for ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-106 construction equipment (between the hours of 7:00 a.m. and 7:00 p.m., Monday through Saturday, unless otherwise permitted by the Development Services Department. Construction is prohibited on Sundays and major ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-107 IMPACT SUMMARY BY TOPIC MITIGATION MEASURES (MM) AND REGULATORY REQUIREMENTS (RR) RESPONSIBLE PARTY MONITORING PARTY IMPLEMENTATION STAGE LEVEL OF SIGNIFICANCE AFTER MITIGATION holidays.). d) To limit haul truck noise to sensitive receptors, haul trucks must enter and leave the Project Site by Lower Azusa Road, toward I-605. Haul trucks shall not be permitted to leave the site and turn right on Lower Azusa Road. Signs must be installed at all construction exit driveways directing drivers to turn left onto Lower Azusa Road toward I-605. e) Any Project-related construction activity planned during the evening (7:00 p.m. to 10:00 p.m.) or late night/early morning Project Applicant and Project Contractor City of Arcadia Development Services Department Prior to the issuance of the first building permit ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-108 hours (10:00 p.m. to 7:00 a.m.) requires disclosure to all properties within 300 feet, and/or as otherwise required by the City of Arcadia or requested by the City of El Monte, and shall not take place within 40 feet of nearby sensitive receivers. MM 4.9-3 Prior to issuance of the first building permit, a solid barrier wall at a minimum height of six (6) feet shall be installed at the Site’s western property line (coterminous with the City of El Monte and City of Arcadia jurisdictional boundary), as required by Site’s existing Reclamation Plan and as also specified by the Arcadia Logistics Center Specific Plan. The wall shall present a solid face ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-109 from top to bottom; unnecessary openings shall not be made. MM 4.9-4 Prior to the issuance of occupancy permits, the City of Arcadia shall ensure that the building’s lease or purchase agreements contain language Project Applicant City of Arcadia Development Services Department Prior to the issuance of occupancy permits ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-110 requiring all trucks, tractors, and forklift to be equipped with properly operating and well maintained mufflers. IMPACT SUMMARY BY TOPIC MITIGATION MEASURES (MM) AND REGULATORY REQUIREMENTS (RR) RESPONSIBLE PARTY MONITORING PARTY IMPLEMENTATION STAGE LEVEL OF SIGNIFICANCE AFTER MITIGATION MM 4.9-5 Speed humps are prohibited. Prior to the issuance of building permits, the City of Arcadia shall review building plans to ensure that no on-site speed humps will be constructed. Project Applicant City of Arcadia Development Services Department Prior to the issuance of building permits ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-111 MM 4.9-6 Prior to the issuance of occupancy permits, the City of Arcadia shall ensure that the building lease or purchase agreements contain language requiring the truck access gates and loading docks within all truck courts to include signage that states: a) Truck drivers shall turn off engines when not in use; and b) Diesel trucks shall not idle for more than five (5) minutes. The required signage shall include telephone numbers of the building facilities manager to report violations of these restrictions. Project Applicant City of Arcadia Development Services Department Prior to the issuance of occupancy permits ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-112 RR-NOISE-1 The City of Arcadia’s Building Code limits construction-related activities to occur only between the hours of 7:00 AM and 7:00 PM, Monday through Saturday, unless otherwise permitted by the Development Services Department. Construction is prohibited on Sundays and major holidays. Future development shall comply with these time limits to prevent construction noise during the evening and early morning hours. Project Contractor City of Arcadia Development Services Department During Project Construction RR-NOISE-2 Future development in the City shall comply with the City’s Noise Ordinance, (Chapter 6, Part 1, Section 4610.3 of the Municipal Code), which sets limits for exterior Project Contractor, future building occupants City of Arcadia Development Services Department During Project construction and operation ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-113 noise levels. RR-NOISE-3 Future development in the Project Contractor City of Arcadia During Project IMPACT SUMMARY BY TOPIC MITIGATION MEASURES (MM) AND REGULATORY REQUIREMENTS (RR) RESPONSIBLE PARTY MONITORING PARTY IMPLEMENTATION STAGE LEVEL OF SIGNIFICANCE AFTER MITIGATION City shall comply with the City’s vibration standards in Title 3, Performance Standards, Section 9266.3.9, of the Arcadia Municipal Code. Development Services Department construction and operation ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-114 RR-NOISE-4 Prior to issuance of discretionary permits for construction activities, project applicants/developers shall submit evidence to the Director of Development Services that the following noise reduction measures are stated as requirements on the construction plans and specifications: a) During all excavation and grading, the construction contractors shall equip all construction equipment, fixed or mobile, with properly operating and maintained mufflers, consistent with manufacturers’ standards. The construction contractor shall place all stationary construction equipment so that emitted noise is directed away from the Project Applicant City of Arcadia Development Services Department Prior to building or grading permits ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-115 noise-sensitive receptors. b) When feasible, the construction contractor shall locate equipment staging in areas that will create the greatest distance between construction-related noise sources and noise sensitive receptors during all project construction. c) The construction contractor shall limit all construction-related activities that would result in high noise levels, according to the construction hours set forth in the Municipal Code. d) The construction contractor shall limit haul truck deliveries to the same hours specified for construction equipment. ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-116 To the extent feasible, haul routes shall not IMPACT SUMMARY BY TOPIC MITIGATION MEASURES (MM) AND REGULATORY REQUIREMENTS (RR) RESPONSIBLE PARTY MONITORING PARTY IMPLEMENTATION STAGE LEVEL OF SIGNIFICANCE AFTER MITIGATION ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-117 pass sensitive land uses or residential dwellings. RR-NOISE-5 For proposed commercial and industrial land uses that would generate stationary noise near noise sensitive receptors, a detailed noise assessment shall be prepared by a qualified Acoustical Consultant prior to the issuance of building permits. The assessment shall utilize noise data provided by the manufacturer(s) of the equipment utilized by the project or noise measurements from substantially similar equipment to project noise levels at the noise- sensitive uses (on- and off-site). Compliance with the City’s noise standards for residences shall be demonstrated and any measures required to meet the noise standards shall be described and incorporated into the Project property owner and future building occupants City of Arcadia Development Services Department Prior to the issuance of building permits ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-118 building plans for the project. These measures may include, but not be limited to, selection of quiet models, construction of barriers, equipment enclosures, and placement of the equipment. Project Applicants/developers shall submit evidence to the Director of Planning Development that the noise reduction measures are stated as requirements on the construction plans and specifications. ** To provide more specificity for purposes of this EIR, the following is required: Should any of the buildings within the Project Site house or attract special noise generators, such as outdoor compressors, air scrubbers, emergency ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-119 generators, large HVAC units or outdoor amplification (speakers), acoustical calculations for the potential noise generating equipment shall be prepared and submitted to the City of Arcadia. The calculations must demonstrate ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-120 IMPACT SUMMARY BY TOPIC MITIGATION MEASURES (MM) AND REGULATORY REQUIREMENTS (RR) RESPONSIBLE PARTY MONITORING PARTY IMPLEMENTATION STAGE LEVEL OF SIGNIFICANCE AFTER MITIGATION that, at the nearest sensitive receptor, the noise generator: • Would produce a less than 5 dBA Leq noise level increase if the existing noise level at the sensitive receptor is less than 60 dBA dBA Leq. • Would produce a less than 3 dBA Leq noise level increase if the existing noise level at the sensitive receptor ranges from 60 to 65 dBA Leq. • Would produce a less than 1.5 dBA Leq noise level increase if the existing noise level at the sensitive receptor exceeds 66 dBA Leq. MM 4.9-7 Prior to the Project Applicant City of Arcadia Development Services Department Prior to the issuance of grading permit ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-121 issuance of a grading permit for projects that have a potential to generate groundborne vibration (e.g., use of pile drivers, rock drills, and pavement breakers) or be exposed to vibration from off-site sources, the City shall require applicants for development projects that would be located adjacent to any developed/occupied sensitive local receptors or for proposed residential projects to submit a construction-related vibration mitigation plan to the City for review and approval. The mitigation plan shall depict the location of the construction equipment and activities and how the vibration from this equipment and activity would be mitigated during construction of the project. ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-122 Threshold 2: The Project would not expose persons to or generate excessive groundborne vibration or groundborne noise levels. No Mitigation is Required N/A N/A N/A Less-than- Significant Impact Threshold 3: Under long-term operation, Project-related traffic would not expose persons to or generate noise levels in excess of local standards and would not result in a substantial permanent increase in ambient noise No Mitigation is Required N/A N/A N/A Less-than- Significant Impact IMPACT SUMMARY BY TOPIC MITIGATION MEASURES (MM) AND REGULATORY REQUIREMENTS (RR) RESPONSIBLE PARTY MONITORING PARTY IMPLEMENTATION STAGE LEVEL OF SIGNIFICANCE AFTER MITIGATION levels in the Project vicinity above levels existing without the Project. Threshold 4: When combined with ambient noise levels, the Project’s contribution to the local noise environment from construction activities would be cumulatively considerable. Mitigation Measures MM 4.9-1 through MM 4.9-11 apply See above See above See above Significant Direct and Cumulatively Considerable Impact (Short-Term ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-123 Under long-term operation, the Project would not result in a substantial permanent increase in ambient noise levels in the Project vicinity above levels existing without the Project. Long term impacts would be less than significant. Construction Activities) Threshold 5: The Project Site is located outside of the El Monte Airport 65 dBA CNEL noise contour and would not be subjected to excessive noise levels due to the Site’s proximity to El Monte Airport. As such, the Project would not expose people to excessive noise levels associated with the operation of an airport. No Mitigation is Required N/A N/A N/A Less-than- Significant Impact Threshold 6: There are no private airstrips in the vicinity of the Project Site; therefore, the Project would not expose people to excessive noise levels associated with the operation of a private airstrip. No Mitigation is Required N/A N/A N/A No Impact. 4.10 Transportation/ Traffic ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-124 Threshold 1: Project-generated traffic would not result in level of service deficiencies at any of the study area intersections for Existing or Existing Plus Project conditions. Project traffic would have a significant cumulatively considerable impact on a forecast level of service deficiency at the I-605 northbound ramps/Lower Azusa Road Interchange, during the PM peak hour, in Year 2017 forecast conditions. For Horizon Year 2035 forecast conditions, Project traffic would have a significant cumulatively considerable impact at the intersection of Peck Road/Lower Azusa Road during both peak hours, and a significant cumulatively considerable impact at the I- 605 northbound ramps/Lower Azusa Road interchange during both peak hours. Impacts to freeway mainline segments, freeway ramp merge/diverge conditions would be less than MM 4.10-1 The Project Applicant shall use reasonable efforts to work with the City of El Monte to prepare a study that identifies fair share contribution funding sources attributable to and paid from private and public development to supplement other regional and State funding sources necessary to construct a second northbound left turn lane at the intersection of Peck Road and Lower Azusa Road, if the Project’s building occupants generate more than 7,417 daily PCE trips. (Based on Occupancy Scenario 1 evaluated in Technical Appendix H1. The City of Arcadia will calculate trip generation by building occupancy type at the issuance of occupancy permits as required by the Project Applicant City of Arcadia Development Services Department; City of El Monte Prior to the issuance of the Project's final certificate of occupancy Significant and Unavoidable Cumulatively Considerable Impact (Implementation of the mitigation cannot be guaranteed) ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-125 Arcadia IMPACT SUMMARY BY TOPIC MITIGATION MEASURES (MM) AND REGULATORY REQUIREMENTS (RR) RESPONSIBLE PARTY MONITORING PARTY IMPLEMENTATION STAGE LEVEL OF SIGNIFICANCE AFTER MITIGATION ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-126 significant in all scenarios analyzed. Logistics Center Specific Plan). Generation of a fewer number of trips shall not trigger the fee payment because the Project’s cumulatively considerable impact is only triggered by exceeding 7,417 daily PCE trips. The Project Applicant shall use reasonable efforts to engage the City of El Monte to undertake this study, but it is acknowledged that the Project Applicant cannot compel El Monte to participate in this process. The study shall include fair-share contributions related to private and or public development based on nexus requirements contained in the Mitigation Fee Act (Govt. Code § 66000 et seq.) and 14 Cal. Code of Regs. § 15126.4(a)(4) and, to this end, the study shall recognize that impacts ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-127 attributable to City of El Monte facilities that are not attributable to development located within the City of Arcadia are not required to pay in excess of such developments’ fair share obligations. The fee study shall also be compliant with Government Code § 66001(g) and any other applicable provisions of law. The study shall set forth a timeline and other agreed- upon relevant criteria for implementation of the recommendations contained within the study to the extent the other agencies agree to participate in the fee study program. The Project Applicant shall use reasonable efforts to pay the fair share amount to the City of El Monte within one year of the issuance ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-128 of the Project's certificate of occupancy that would result in an exceedance of 7,417 daily PCE trips. If the City of El Monte chooses to accept the Project Applicant’s fair share payment, the City of El Monte shall apply the payment to the fee program adopted by the City of El Monte or agreed upon by the Project ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-129 IMPACT SUMMARY BY TOPIC MITIGATION MEASURES (MM) AND REGULATORY REQUIREMENTS (RR) RESPONSIBLE PARTY MONITORING PARTY IMPLEMENTATION STAGE LEVEL OF SIGNIFICANCE AFTER MITIGATION ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-130 Applicant and City of El Monte as a result of the fair share fee study. The City of El Monte shall only accept the fair share payment if the fair share fee study has been completed. If, within five years from the date that the final certificate of occupancy is issued for the Project, the Project Applicant and the City of El Monte have not completed the fair share fee study, then the Project Applicant shall have no further obligation to attempt to comply with this mitigation measure. MM 4.10-2 The Project Applicant shall use reasonable efforts to work with Caltrans to prepare a study that identifies fair share contribution funding sources attributable to and paid from private and public development to supplement other regional and State funding sources Project Applicant City of Arcadia Development Services Department; Caltrans Prior to the issuance of the occupancy permits ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-131 necessary undertake improvements at the I-605 northbound ramp at Lower Azusa Road as follows: a. Modify signal splits at the AM and PM peak hours if the Project’s building occupants generate more than 5,198 daily PCE trips. (Based on Occupancy Scenario 3 evaluated in Technical Appendix H1 The City of Arcadia will calculate trip generation by building occupancy type at the issuance of occupancy permits as required by the Arcadia Logistics Center Specific Plan). b. Increase signal timing during the AM peak hour from 80 seconds to 110 seconds and increase signal timing during the PM peak hour from 70 seconds to 80 seconds if the Project’s building ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-132 occupants generate more than 5,460 daily PCE trips. (Based on Occupancy Scenario 2 evaluated in Technical Appendix H1 The City of Arcadia will ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-133 IMPACT SUMMARY BY TOPIC MITIGATION MEASURES (MM) AND REGULATORY REQUIREMENTS (RR) RESPONSIBLE PARTY MONITORING PARTY IMPLEMENTATION STAGE LEVEL OF SIGNIFICANCE AFTER MITIGATION ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-134 calculate trip generation by building occupancy type at the issuance of occupancy permits as required by the Arcadia Logistics Center Specific Plan). c. Construct a second northbound left turn lane at the I-605 northbound ramp and Lower Azusa Road if the Project’s building occupants generate more than 7,417 daily PCE trips. (Based on Occupancy Scenario 1 evaluated in Technical Appendix H1. The City of Arcadia will calculate trip generation by building occupancy type at the issuance of occupancy permits as required by the Arcadia Logistics Center Specific Plan). The Project Applicant shall use reasonable efforts to engage Caltrans to undertake this study, but it is acknowledged ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-135 that the Project Applicant cannot compel Caltrans to participate in this process. The study shall include fair-share contributions related to private and or public development based on nexus requirements contained in the Mitigation Fee Act (Govt. Code § 66000 et seq.) and 14 Cal. Code of Regs. § 15126.4(a)(4) and, to this end, the study shall recognize that impacts attributable to Caltrans I- 605/Lower Azusa Road ramp facilities that are not attributable to development located within the City of Arcadia are not required to pay in excess of such developments’ fair share obligations. The fee study shall also be compliant with Government Code § 66001(g) and any other applicable provisions of law. The study shall set forth a ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-136 timeline and other agreed- upon relevant criteria for implementation of the recommendations contained within the study to the extent the other agencies agree to participate in the fee ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-137 IMPACT SUMMARY BY TOPIC MITIGATION MEASURES (MM) AND REGULATORY REQUIREMENTS (RR) RESPONSIBLE PARTY MONITORING PARTY IMPLEMENTATION STAGE LEVEL OF SIGNIFICANCE AFTER MITIGATION ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-138 study program. The Project Applicant shall use reasonable efforts to pay the fair share amount to Caltrans within one year of the issuance of the a certificate of occupancy that would result in the generation of more traffic than indicated above. If Caltrans chooses to accept the Project Applicant’s fair share payment, Caltrans shall apply the payment to the fee program adopted by Caltrans or agreed upon by the Project Applicant and Caltrans as a result of the fair share fee study. Caltrans shall only accept the fair share payment if the fair share fee study has been completed. If, within five years from the date that the final certificate of occupancy is issued for the Project, the Project Applicant and Caltrans have not completed the fair share fee study, then the Project Project Applicant, Project Contractor City of Arcadia Development Services Department Prior to the issuance of grading or building permits ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-139 Applicant shall have no further obligation to attempt to comply with this mitigation measure. MM 4.10-4 Prior to the issuance of grading or building permits, the Project Applicant shall prepare and the City of Arcadia shall approve a temporary traffic control plan. The temporary traffic control plan shall comply with the applicable requirements of the California Manual on Uniform Traffic Control Devices. A requirement to comply with the temporary traffic control plan shall be noted on all grading and building plans and also shall be specified in bid documents issued to prospective construction contractors. The temporary traffic control plan shall require the following: a) Delivery trucks shall ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-140 utilize the most direct route between the Site and I-605 via Lower Azusa Road; b) Except for the segment of Lower Azusa Road between the Site and I-605, the ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-141 IMPACT SUMMARY BY TOPIC MITIGATION MEASURES (MM) AND REGULATORY REQUIREMENTS (RR) RESPONSIBLE PARTY MONITORING PARTY IMPLEMENTATION STAGE LEVEL OF SIGNIFICANCE AFTER MITIGATION construction contractor shall assure that construction-related haul trips, including but not limited to the transportation of construction materials, earth materials, and/or heavy equipment to and from the Project site be limited to no more than 50 passenger car equivalent (PCE) trips (i.e., 25 inbound and 25 outbound trips, or any combination thereof) during the AM peak hour (7:00am9:00am) and the PM peak hour (4:00pm6:00pm) on local roads. A two-axle truck trip is the equivalent of 1.5 PCE trips; a three- axle truck trip is the equivalent of 2.0 PCE trips; and a four-axle or ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-142 larger truck trip is the equivalent of 3.0 PCE trips. Threshold 2: For the I- 605/Lower Azusa Road Interchange, Project-related traffic would result in a less than significant impact on the level of service at this CMP interchange during the Existing + Project scenario, but would result in a significant cumulatively considerable impact at the northbound ramp during the PM peak hour, for the Opening Year Cumulative (2017) With Project Conditions. For Horizon Year (2035) With Project Conditions, the Project traffic would have a significant cumulatively considerable impact on the northbound off ramp during both peak hours Mitigation Measures MM 4.10-1 and 4.10-2 apply See above See above See above Significant and Unavoidable Cumulatively Considerable Impact (Implementation of the mitigation cannot be guaranteed) ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-143 and the southbound on ramp during the PM peak hour. In addition, the Project would contribute 50 or more peak hour trips to three freeway mainline segments that are calculated to operate at LOS E or worse during the peak hours in Horizon Hear 2013: a) I-605 Southbound Ramona Boulevard to I-10 Freeway in the AM peak hour; b) I-10 Eastbound S. Garfield Avenue to N. New Street in the PM peak hour; and c) I-10 Eastbound Del Mar Avenue to N. San Gabriel Avenue in the PM peak hour. Threshold 3: The proposed Project would have no impact regarding creating a change in air traffic patterns because the proposed Project does not involve any No Mitigation is Required. N/A N/A N/A No Impact IMPACT SUMMARY BY TOPIC MITIGATION MEASURES (MM) AND REGULATORY REQUIREMENTS (RR) RESPONSIBLE PARTY MONITORING PARTY IMPLEMENTATION STAGE LEVEL OF SIGNIFICANCE AFTER MITIGATION ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-144 characteristics that would increase air travel volumes at the El Monte Airport. Threshold 4: The proposed Project will not increase hazards via a design feature or incompatible land uses, because the frontage improvements and site access improvements will adhere to City design standards to ensure that adequate sight distance is provided to maintain sufficient vehicular visibility at driveways and intersections. MM 4.10-3 The following intersection geometrics and roadway improvements shall be implemented by the Project. a) Driveway 1/2/ Lower Azusa Road – Install a stop control on the southbound approach and construct the intersection with the following geometrics: i. Northbound Approach: One shared left-through-right turn lane. ii. Southbound Approach: One shared left-through-right turn lane. iii. Eastbound Approach: Two-way left turn lane, one through lane and one Project Applicant City of Arcadia Development Services Department In conjunction with adjacent Project development activity or as needed for Project access purposes Less-Than- Significant ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-145 share through-right turn lane. iv. Westbound Approach: Two-way left turn lane, one through lane and one share through-right turn lane. b) Driveway 3/ Lower Azusa Road (Primary Drive) – Install a traffic signal and construct the intersection with the following geometrics: i. Northbound Approach: Entrance to the adjacent self- storage facility. ii. Southbound Approach: Two left turn lanes and one shared through right turn lane. (Note: the need for dual left turn lanes is based on the highly conservative trip generation estimate for the ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-146 industrial and warehousing building occupancy scenario used for analysis purposes in this EIR. A single southbound left turn lane would be sufficient for occupancy IMPACT SUMMARY BY TOPIC MITIGATION MEASURES (MM) AND REGULATORY REQUIREMENTS (RR) RESPONSIBLE PARTY MONITORING PARTY IMPLEMENTATION STAGE LEVEL OF SIGNIFICANCE AFTER MITIGATION ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-147 scenarios that generate less than 5,000 daily PCE trips.) iii. Eastbound Approach: Left turn lane with a minimum storage length of 150 feet and two through lanes. iv. Westbound Approach: Left turn lane with a minimum storage length of 100 feet, two through lanes, and a free right turn lane. c) Driveway 4/ Lower Azusa Road – Install a stop control on the southbound approach and construct the intersection with the following geometrics: i. Northbound Approach: N/A ii. Southbound Approach: One shared left-right turn lane. iii. Eastbound Approach: Two-way left turn lane and two ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-148 through lanes. iv. Westbound Approach: One through lane and one share throughright turn lane. d) Driveway 5/ Lower Azusa Road – Install a stop control on the southbound approach and construct the intersection with the following geometrics: i. Northbound Approach: N/A ii. Southbound Approach: One shared left-right turn lane. iii. Eastbound Approach: Two-way left turn lane and two through lanes. iv. Westbound Approach: One through lane and one share throughright turn lane. e) On-site traffic signing and striping shall be ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-149 implemented in conjunction with detailed construction plans for the Project site. ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-150 IMPACT SUMMARY BY TOPIC MITIGATION MEASURES (MM) AND REGULATORY REQUIREMENTS (RR) RESPONSIBLE PARTY MONITORING PARTY IMPLEMENTATION STAGE LEVEL OF SIGNIFICANCE AFTER MITIGATION f) Sight distance at each Project access point shall be reviewed by the City of Arcadia with respect to City of Arcadia sight distance standards at the time of preparation of final grading, landscape and street improvement plans. Threshold 5: The proposed Project’s street access and internal circulation have been reviewed by the Arcadia Fire Department, who has determined that there is adequate emergency access provided for all parts of the Site. No Mitigation is Required. N/A N/A N/A Less-Than- Significant ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-151 Threshold 6: The proposed Project would have a nominal effect on transit, bicycle, and pedestrian facilities and would not conflict with any policies or programs created for such modes of travel. No impact would occur. No Mitigation is Required. N/A N/A N/A No Impact 4.11 Utilities and Service Systems Threshold 1: The Project would have no potential to exceed the applicable wastewater treatment requirements established by the LARWQCB; no impacts would occur. No Mitigation is Required. No Impact Threshold 2: The SGVWC has sufficient capacity to serve the Project in light of its existing and projected commitments, and no new entitlements would be required. The Project would not have an adverse effect on the ability of the SGVWC to implement its Water Shortage Contingency Plan prepared in response to Executive Order B- 29-15. There would be no significant impacts specifically related to the installation of No Mitigation is Required. N/A N/A N/A Less-Than- Significant ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-152 water and sewer infrastructure beyond the overall constructionrelated effects of the Project as a whole. Threshold 3: The Project proposes the installation of a new drainage outlet structure in the bank of the San Gabriel River that would result in significant but mitigable impacts to CDFW streambed. Aside from the MM 4.3-2 through MM 4.3-4 and RR-BIO-2 apply See above See above See above Significant Impact with Mitigation Incorporated. IMPACT SUMMARY BY TOPIC MITIGATION MEASURES (MM) AND REGULATORY REQUIREMENTS (RR) RESPONSIBLE PARTY MONITORING PARTY IMPLEMENTATION STAGE LEVEL OF SIGNIFICANCE AFTER MITIGATION outlet structure, there would be no significant impacts specifically related to the installation of storm drain infrastructure beyond the overall construction-related effects of the Project as a whole. ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-153 Threshold 4: Based on the information provided from the WSA for the proposed Project, the Water District will have sufficient water supplies available to serve the Project from existing entitlements and resources. Thus, the proposed Project will have a less than significant impact. No Mitigation is Required. N/A N/A N/A Less-Than- Significant Threshold 5: The proposed Project’s wastewater generation would not exceed the capacity of the LACSD’s regional treatment facilities and payment of mandatory connection fees and surcharges established by the LACSD’s Wastewater Ordinance would reduce the Project’s incremental effect to a level of less than significant. No Mitigation is Required. N/A N/A N/A Less-Than- Significant Threshold 6: The proposed Project’s solid waste disposal needs can be accommodated by the LACSD’s existing and planned landfills. Project impacts would be less than significant. No Mitigation is Required. N/A N/A N/A Less-Than- Significant ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-154 Threshold 7: The proposed Project would have no impact, as it would comply with all applicable federal, state, and local statutes and regulations pertaining to solid waste disposal. No Mitigation is Required. N/A N/A N/A No Impact Threshold 8: The proposed Project would comply with all federal, state, and local statutes and regulations related to electricity, natural gas and communications infrastructure. No impact associated with regulatory compliance would occur. No Mitigation is Required. N/A N/A N/A No Impact With the exception of threshold 3, which is mitigated to fullest feasible extent by the Mitigation Measures MM 4.3-2 through MM 4.3-5, all thresholds in Utilities and Service Systems are evaluated at less-than- significant levels. However, the following mitigation measures RR-UTIL-1 Prior to approval of development applications that could have an impact on existing water, sewer, or storm drain infrastructure capacities, as determined by the City Engineer, the project Project Applicant City of Arcadia City Engineer Prior to approval of Final Maps ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-155 have IMPACT SUMMARY BY TOPIC MITIGATION MEASURES (MM) AND REGULATORY REQUIREMENTS (RR) RESPONSIBLE PARTY MONITORING PARTY IMPLEMENTATION STAGE LEVEL OF SIGNIFICANCE AFTER MITIGATION ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-156 been included from the City of Arcadia’s General Plan and Standard Conditions applicant/developer shall be required to determine project impacts on each system. If water, sewer, and/or storm drain infrastructure improvements are required in order to serve the proposed project, then appropriate mitigation shall be provided in the analysis and shall be incorporated into site development plans, subject to review and approval by the City Engineer. If infrastructure improvements outside the jurisdiction of the City of Arcadia are required, including improvements to trunk sewer lines owned by the Sanitation Districts of Los Angeles County, the needed improvements, or fair share payments in lieu of infrastructure improvements, shall be completed to the satisfaction of the appropriate jurisdictions. Project Applicant and Project Contractor City of Arcadia City Engineer During Project construction ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-157 RR-UTIL-2 All water, sewer, storm drain, and other utility infrastructure improvements within the City shall be conducted in compliance with the applicable regulations set forth in the Arcadia Municipal Code, which incorporates by reference applicable State regulations, including those that adopt the California Building Code, California Plumbing Code, California Electrical Code, and California Mechanical Code. Article IX, Chapter 1, Subdivision Code, sets forth standards for the review and approval of all development plans by the City Engineer and requires that the project applicant/developer provide utility facilities in accordance with the standards and ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-158 specifications approved by the City Engineer. RR-UTIL-3 The City of Arcadia shall require all future projects implemented pursuant to the 2010 General Plan Update that are subject to Project Applicant City of Arcadia Development Services Department Prior to issuance of building permits ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-159 SB 610 and/or SB 221 to comply with all applicable requirements in IMPACT SUMMARY BY TOPIC MITIGATION MEASURES (MM) AND REGULATORY REQUIREMENTS (RR) RESPONSIBLE PARTY MONITORING PARTY IMPLEMENTATION STAGE LEVEL OF SIGNIFICANCE AFTER MITIGATION order to demonstrate the availability of an adequate and reliable water supply. [Note: the proposed Project has complied with this requirement, as demonstrated by the WSA contained as Technical Appendix I.] RR-UTIL-4 All new construction and rehabilitated landscapes for public agency projects and private non- residential development projects of a qualifying size shall be subject to compliance with the Water Efficient Landscape Project Applicant City of Arcadia Development Services Department Prior to issuance of building permits ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-160 Ordinance. In compliance with City regulations, development projects that fall into these categories shall implement water conservation measures in accordance with the standards for plant selection and grouping, water features standards, irrigation design and system requirements, and soil and grading requirements. RR-UTIL-5 In compliance with the LACSD’s Wastewater Ordinance, all wastewater discharges into LACSD facilities shall be required to comply with the discharges standards set forth to protect the public sewerage system. The LACSD Surcharge program requires all industrial companies discharging to the LACSD sewerage system to pay Project Applicant LACSD and City of Arcadia Development Services Department Prior to issuance of occupancy permits ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-161 their fair share of the wastewater treatment and disposal costs, and the Connection Fee program requires all new users of the LACSD sewerage system, as well as existing users that significantly increase the quantity or strength of their wastewater discharge, to pay their fair share of the costs for providing additional conveyance, treatment, and disposal facilities. RR-UTIL-6 All development projects in the City shall implement waste reduction, Project Contractor, Project property owner and future City of Arcadia Development Services During Project construction and operation IMPACT SUMMARY BY TOPIC MITIGATION MEASURES (MM) AND REGULATORY REQUIREMENTS (RR) RESPONSIBLE PARTY MONITORING PARTY IMPLEMENTATION STAGE LEVEL OF SIGNIFICANCE AFTER MITIGATION ARCADIA LOGISTICS CENTER ENVIRONMENTAL IMPACT REPORT S. 0 EXECUTIVE SUMMARY Lead Agency: City of Arcadia SCH No. 2015041002 Page S-162 disposal, and recycling measures during construction and operation in accordance with the City’s Source Reduction and Recycling Element (SRRE), prepared in compliance with the California Integrated Waste Management Act, as well as provide collection and loading areas for recyclables, as required under the City’s Zoning Regulations. building occupants Department Additional Conditions of Approval (Preliminary) • 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 Mitigation Monitoring and Reporting Program. 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. • 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. • 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. • Approval of GPA 15-02, SP 14-01, and TPM 14-06 (73407) 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, and Regulatory Requirements. • • Engineering Division - Please refer to the City of Arcadia Standard Conditions of Approval for general conditions that must be complied with (as applicable to this project). The conditions below are in addition to the Standard Conditions and are specific to this TPM 73407 Map: • The developer will be required to pay the following fees prior to approval of the Parcel Map:  Map Fee $100.00  Final Approval Fee (11 lots @ $25.00 ea.) $275.00 TOTAL $375.00 • Prior to the issuance of any permits, The Owner/Applicant shall dedicate to the City of Arcadia a 2’ strip of land for street and highway purposes along Lower Azusa Rd from property line to property line, and additional land as necessary to accommodate a right turn deceleration lane and sidewalk at the main project driveway. • Prior to the issuance of any permits, The Owner/Applicant shall dedicate to the City of Arcadia an easement for communications lines across the property. • A Low Impact Development Plan (LID) is required as part of this project. The LID plan for the entire site shall be submitted for review and approval prior to the issuance of any grading permit or the recordation of the final map. • Prior to the issuance of a grading permit, the developer shall submit a comprehensive grading and drainage plan, and an LID plan, for the entire site subject to the approval of the City Engineer, including jurisdictional agency approval of an acceptable outlet, or complete on-site containment. • Prior to the issuance of a building permit, the developer shall construct the drainage system for that building, including an acceptable outlet for the discharge of onsite flow, or an interim solution acceptable to the City Engineer. • Prior to any occupancy, all LID improvements that pertain to that occupancy shall be constructed to the satisfaction of the City Engineer, and the maintenance agreement for that legal parcel recorded... • Prior to issuance of building permit, provide proof that an agreement, easement or permit has been recorded providing a legal course for a new sewer line connecting the site to an existing sewer main, subject to the approval of the Public Works Director. • Prior to issuance of a grading permit provide a Storm Water Pollution Prevention Plan, notice of intent, and WDID number. • Prior to the recordation of the final map, the developer shall have approved a common area drainage plan and jurisdictional agency approval of an acceptable outlet, and either construct or post security for the entire system and outlet • Prior to the issuance of any building permit or recordation of the final map, the developer shall either construct or post security for all public improvements as described below. All improvements must be completed prior to the issuance of the first occupancy. The improvements are: • Remove and replace existing curb and gutter from property line to property line along Lower Azusa Rd. • Construct new sidewalk, five feet wide, per City Standard 802 from property line to property line along Lower Azusa Rd. • Remove existing driveway approaches and Construct new driveway approaches per City Standard, including a free right turn lane at the primary intersection and a deceleration approach lane for Lower Azusa Rd, subject to the approval of the City Engineer. • Repave / Repair damaged pavement in Lower Azusa Rd from property line to property line per City Standard as determined by the City Engineer. • Install new Street Trees along Lower Azusa Rd to the satisfaction of the Public Works Services Director. • Construct a new traffic signal at the primary driveway on Lower Azusa Rd, subject to the approval of the City Engineer. The traffic signal shall include one CCTV camera, a video detection system for stop bar detection. All advanced detection shall be inductor loops for both the thru lanes and left-turn pockets. The traffic signal shall be powered by SCE with a new meter pedestal that is connected to the traffic signal cabinet. The traffic signal cabinet shall be the latest model of 332 cabinet and include McCain ATC 2070 controller running D4 on a 1C (CPU) plus the latest battery backup system. All signal poles and equipment shall meet City and or County standards including but not limited to the following: LED Safety Lighting, LED vehicle heads plus visors and backplates, LED PED countdown modules and 2 inch Type “B” PED push buttons. • Install two (2) new 3 inch HDPE conduit from the new Traffic Signal cabinet on Lower Azusa Road across the development property to a point in Durfee Road, subject to the approval of the City Engineer. The conduit shall be connected by way of pull boxes per City Standard located 800 feet maximum apart.