INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION
IMPERIAL HIGHWAY COMMERCIAL CENTER 701 EAST IMPERIAL HIGHWAY LA HABRA, CALIFORNIA
LEAD AGENCY:
CITY OF LA HABRA DEPARTMENT OF COMMUNITY DEVELOPMENT 110 EAST LA HABRA BOULEVARD LA HABRA, CALIFORNIA 90631
REPORT PREPARED BY:
BLODGETT BAYLOSIS ENVIRONMENTAL PLANNING 2211 S. HACIENDA BOULEVARD, SUITE 107 HACIENDA HEIGHTS, CALIFORNIA 91745
JUNE 4, 2018 LHAB 029
PAGE 1 INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
THIS PAGE HAS BEEN INTENTIONALLY LEFT BLANK.
PAGE 2 INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
MITIGATED NEGATIVE DECLARATION
PROJECT NAME: Imperial Highway Commercial Center.
APPLICANT: Greg Jones Trust and Sunny Investments, LLC, 440 West Whittier Boulevard, La Habra, CA, 90631.
ADDRESS: 701 East Imperial Highway.
CITY/COUNTY: La Habra, Orange County.
DESCRIPTION: The City of La Habra, in its capacity as the Lead Agency, is considering an application to construct and operate four new structures within a 4.24-acre site located on the north side of Imperial Highway. The proposed project’s legal address is 701 East Imperial Highway. Key elements of the project include:
● The proposed project site consists of 184,944 square feet (4.24 acres). The proposed project involves the construction of a hotel, two drive-thru restaurants, and an undetermined fourth office/retail structure.
● The land area of the site that will be occupied by the hotel (herein referred to as Parcel 1) will consist of 92,114 square feet (2.11 acres). The proposed hotel will consist of four stories and will contain a total of 91 guest rooms. The hotel will have a total floor area of 50,744 square feet.
● The land area of the parcel that will be occupied by the first drive-thru restaurant (herein referred to as Parcel 2) will consist of 39,924 square feet (0.92 acres). Parcel 2 will have a total floor area of 2,730 square feet and will be located on the southwestern portion of the project site.
● The land area of the site that will be occupied by the second drive-thru restaurant (herein referred to as Parcel 3) will consist of 32,188 square feet (0.74 acres). This second restaurant will have a total floor area of 2,166 square feet and will be located on the southeastern portion of the project site.
● The land area of the site that will be occupied by the fourth office/retail building (tentative medical office), referred to as Parcel 4, will consist of 20,718 square feet (0.47 acres). The office/retail building will have a total floor area 4,800 square feet and will be located on the northeastern portion of the project site.
● A total of 205 parking spaces provided for the proposed project. Of that total, 144 parking spaces will be assigned to the proposed hotel; 22 parking spaces will be provided for the first drive-thru restaurant; 20 parking spaces will be provided for the second drive-thru restaurant; and 19 parking spaces will be assigned to the office/retail building.
PAGE 3 INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
● Vehicular access to the proposed development will be provided by two driveways connections located on the north side of Imperial Highway. One driveway will be located along the westernmost portion of the project site and the second driveway will be located in the middle of the project site, where a new left-turn lane and signal will be installed subject to the approval of Caltrans. An additional 26-foot wide driveway easement will be integrated into the project design. This driveway easement will be located in the northwest corner of the site and will connect to Leslie Street through the adjacent property.
● A total of 34,510 square feet will be dedicated to landscaping. This landscaping will be provided throughout the site’s interior and along the Imperial Highway frontage.
FINDINGS: The environmental analysis provided in this Initial Study indicates that the proposed project will not result in any significant adverse environmental impacts. For this reason, the City of La Habra determined that a Mitigated Negative Declaration is the appropriate CEQA document for the proposed project. The following findings may be made based on the analysis contained in the attached Initial Study:
● The proposed project will not have the potential to degrade the quality of the environment.
● The proposed project will not have the potential to achieve short-term goals to the disadvantage of long-term environmental goals.
● The proposed project will not have impacts that are individually limited, but cumulatively considerable, when considering planned or proposed development in the City.
● The proposed project will not have environmental effects that will adversely affect humans, either directly or indirectly.
The environmental analysis is provided in the attached Initial Study prepared for the proposed project. The project is also described in greater detail in the attached Initial Study.
Signature Date
Chris Schaefer, Senior Planner
PAGE 4 INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
TABLE OF CONTENTS
Section Page 1.0 Introduction ...... 7 1.1 Purpose of the Initial Study ...... 7 1.2 Initial Study’s Organization ...... 8 1.3 Initial Study Checklist ...... 8
2.0 Project Description ...... 17 2.1 Project Overview ...... 17 2.2 Project Location ...... 17 2.3 Environmental Setting ...... 21 2.4 Project Description ...... 25 2.5 Discretionary Actions ...... 32
3.0 Environmental Analysis ...... 33 3.1 Aesthetics ...... 34 3.2 Agricultural and Forestry Resources ...... 38 3.3 Air Quality ...... 40 3.4 Biological Resources ...... 48 3.5 Cultural Resources ...... 51 3.6 Geology and Soils ...... 56 3.7 Greenhouse Gas Emissions ...... 62 3.8 Hazards and Hazardous Materials ...... 66 3.9 Hydrology and Water Quality ...... 70 3.10 Land Use and Planning ...... 76 3.11 Mineral Resources ...... 80 3.12 Noise ...... 81 3.13 Population and Housing ...... 91 3.14 Public Services ...... 92 3.15 Recreation ...... 96 3.16 Transportation and Circulation ...... 97 3.17 Tribal Cultural Resources ...... 144 3.18 Utilities ...... 146 3.19 Mandatory Findings of Significance ...... 152
4.0 Conclusions ...... 153 4.1 Findings ...... 153 4.2 Mitigation Monitoring ...... 153
5.0 References ...... 167 5.1 Preparers ...... 167 5.2 References ...... 167
Appendices ...... Provided Under a Separate Cover
PAGE 5 INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
THIS PAGE HAS BEEN INTENTIONALLY LEFT BLANK.
PAGE 6 INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
SECTION 1 - INTRODUCTION
1.1 PURPOSE OF THE INITIAL STUDY
This Initial Study evaluates the environmental impacts associated with the construction of four new structures within a 4.24-acre (184,944 square-feet) site located on the north side of Imperial Highway. The proposed project will consist of a four-level hotel (91 rooms), two drive-thru restaurants, and an office/retail building. The proposed project’s legal address is 701 East Imperial Highway, and it is located north of Imperial Highway and west of the Union Pacific Railroad right-of-way (ROW). Key elements of the project are described further herein in Section 2.1
The City of La Habra is the designated Lead Agency for the proposed project and will be responsible for the project’s environmental review.2 The construction of the proposed buildings is considered to be a project under the California Environmental Quality Act (CEQA) and, as a result, the project is subject to the City’s environmental review process.3 The project Applicant is Greg Jones Trust and Sunny Investments, LLC, 440 West Whittier Boulevard, La Habra, CA, 90631.
As part of the proposed project’s environmental review, the City of La Habra has authorized the preparation of this Initial Study.4 The primary purpose of CEQA is to ensure that decision-makers and the public understand the environmental implications of a specific action or project and to determine whether the proposed project will have the potential for significant adverse impacts on the environment once it is implemented. Pursuant to the CEQA Guidelines, additional purposes of this Initial Study include the following:
● To provide the City of La Habra with information to use as the basis for deciding whether to prepare an Environmental Impact Report (EIR), Mitigated Negative Declaration (MND), or Negative Declaration (ND) for a project;
● To facilitate the project’s environmental assessment early in the design and development of the proposed project;
● To eliminate unnecessary EIRs; and,
● To determine the nature and extent of any impacts associated the proposed project.
Although this Initial Study was prepared with consultant support, the analysis, conclusions, and findings made as part of its preparation, fully represent the independent judgment and position of the City of La
1 JLCC Design and Construction. Commercial Development Project Site Plan. Site plan dated December 5, 2017.
2 California, State of. California Public Resources Code. Division 13, Chapter 2.5. Definitions. as Amended 2001. §21067.
3 California, State of. Title 14. California Code of Regulations. Chapter 3. Guidelines for the Implementation of the California Environmental Quality Act. as Amended 1998 (CEQA Guidelines). §15060 (b).
4 Ibid. (CEQA Guidelines) §15050.
SECTION 1 ● INTRODUCTION PAGE 7
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
Habra, in its capacity as the Lead Agency. The City determined, as part of this Initial Study’s preparation, that a Mitigated Negative Declaration is the appropriate environmental document for the project.
Certain projects or actions may also require oversight approvals or permits from other public agencies. This Initial Study and the Notice of Intent to Adopt a Mitigated Negative Declaration will be forwarded to responsible agencies, trustee agencies, and the public for review and comment. A 30-day public review period will be provided to allow these entities and other interested parties to comment on the proposed project and the findings of this Initial Study.5 Questions and/or comments should be submitted to the following individual:
Mr. Chris Schaefer, Senior Planner City of La Habra Community Development Department 201 East La Habra Boulevard La Habra, California 90631
1.2 INITIAL STUDY’S ORGANIZATION
The following annotated outline summarizes the contents of this Initial Study:
● Section 1 - Introduction, provides the procedural context surrounding this Initial Study's preparation and insight into its composition.
● Section 2 - Project Description, provides an overview of the existing environment as it relates to the project area and describes the proposed project’s physical and operational characteristics.
● Section 3 - Environmental Analysis, includes an analysis of potential impacts associated with the construction and the subsequent operation of the proposed project.
● Section 4 - Conclusions, summarizes the findings of the analysis.
● Section 5 - References, identifies the sources used in the preparation of this Initial Study.
1.3 INITIAL STUDY CHECKLIST
The environmental analysis provided in Section 3 of this Initial Study indicates that the proposed project will not result in any potentially significant impacts on the environment. For this reason, the City of La Habra determined that a Mitigated Negative Declaration is the appropriate CEQA document for the proposed project. The findings of this Initial Study are summarized in Table 1-1 provided on the following pages.
5 California, State of. Title 14. California Code of Regulations. Chapter 3. Guidelines for the Implementation of the California Environmental Quality Act. as Amended 1998 (CEQA Guidelines). §15060 (b).
SECTION 1 ● INTRODUCTION PAGE 8
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
Table 1-1 Summary (Initial Study Checklist)
Less Than Potentially Significant Less Than No Environmental Issues Area Examined Significant Impact Significant Impact Impact With Impact Mitigation
Section 3.1 Aesthetics. Would the project:
a) Have a substantial adverse effect on a scenic vista?
b) Substantially damage scenic resources, including but not limited to, trees, rock outcroppings, and historic buildings within a State scenic highway?
c) Substantially degrade the existing visual character or quality of
the site and its surroundings?
d) Create a new source of substantial light or glare which would
adversely affect day or nighttime views in the area?
Section 3.2 Agriculture and Forestry Resources. Would the project:
a) Convert Prime Farmland, Unique Farmland or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non-agricultural use?
b) Conflict with existing zoning for agricultural use, or a
Williamson Act Contract?
c) Conflict with existing zoning for, or cause rezoning of, forest land (as defined in Public Resources Code §4526), or zoned
timberland production (as defined by Government Code §51104[g])?
d) Result in the loss of forest land or conversion of forest land to a
non-forest use?
e) Involve other changes in the existing environment which, due to their location or nature, may result in conversion of farmland to
non-agricultural use or conversion of forest land to non-forest use?
Section 3.3 Air Quality. Would the project:
a) Conflict with or obstruct implementation of the applicable air
quality plan?
b) Violate any air quality standard or contribute substantially to
an existing or projected air quality violation?
c) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is in non-attainment under an applicable Federal or State ambient air quality standard (including releasing emissions which exceed quantitative thresholds for ozone precursors)?
d) Expose sensitive receptors to substantial pollutant
concentrations?
e) Create objectionable odors affecting a substantial number of
people?
SECTION 1 ● INTRODUCTION PAGE 9
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
Table 1-1 Summary (Initial Study Checklist)
Less Than Potentially Significant Less Than No Environmental Issues Area Examined Significant Impact Significant Impact Impact With Impact Mitigation
Section 3.4 Biological Resources. Would the project:
a) Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations; or by the California Department of Fish and Wildlife or U. S. Fish and Wildlife Service?
b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional
plans, policies, regulations; or by the California Department of Fish and Wildlife or U.S. Fish and Wildlife Service?
c) Have a substantial adverse effect on Federally protected wetlands as defined by Section 404 of the Clean Water Act (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means?
d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established
native resident or migratory life corridors, or impede the use of native wildlife nursery sites?
e) Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance?
f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or State habitat conservation plan?
Section 3.5 Cultural Resources. Would the project:
a) Cause a substantial adverse change in the significance of a historical resource, including tribal cultural resources, as defined in §15064.5 of the CEQA Guidelines?
b) Cause a substantial adverse change in the significance of an archaeological resource, including tribal cultural resources, pursuant to §15064.5 of the CEQA Guidelines?
c) Directly or indirectly destroy a unique paleontological resource,
site, or unique geologic feature?
d) Disturb any human remains, including those interred outside
of formal cemeteries, including Native American Sacred Sites?
Section 3.6 Geology and Soils. Would the project:
a) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving rupture of a known earthquake fault (as delineated on the most recent
Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault), ground–shaking, liquefaction, or landslides?
b) Result in substantial soil erosion or the loss of topsoil?
SECTION 1 ● INTRODUCTION PAGE 10
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
Table 1-1 Summary (Initial Study Checklist)
Less Than Potentially Significant Less Than No Environmental Issues Area Examined Significant Impact Significant Impact Impact With Impact Mitigation
c) Be located on a geologic unit or a soil that is unstable, or that would become unstable as a result of the project, and potentially
result in on- or off-site landslide, lateral spreading, subsidence, liquefaction, or collapse?
d) Result in, or expose people to, potential impacts, including location on expansive soil, as defined in Table 18-1 B of the
California Building Code (2012), creating substantial risks to life or property?
e) Be located on soils that are incapable of adequately supporting the use of septic tanks or alternative wastewater disposal systems where sewers are not available for the disposal of wastewater?
Section 3.7 Greenhouse Gas Emissions. Would the project:
a) Result in the generation of greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the environment?
b) Conflict with an applicable plan, policy, or regulation adopted
for the purpose of reducing emissions of greenhouse gases?
Section 3.8 Hazards and Hazardous Materials. Would the project:
a) Create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials?
b) Create a significant hazard to the public or the environment or result in reasonably foreseeable upset and accident conditions
involving the release of hazardous materials into the environment?
c) Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school?
d) Be located on a site that is included on a list of hazardous material sites compiled pursuant to Government Code Section
65962.5, and as a result, would it create a significant hazard to the public or the environment?
e) For a project located within an airport land use plan, or where such a plan has not been adopted, within two miles of a public
airport or a public use airport, would the project result in a safety hazard for people residing or working in the project area?
f) For a project within the vicinity of a private airstrip, would the project result in a safety hazard for people residing or working in the project area?
g) Impair implementation of, or physically interfere with, an
adopted emergency response plan or emergency evacuation plan?
h) Expose people or structures to a significant risk of loss, injury, or death involving wild land fires, including where wild lands are
adjacent to urbanized areas or where residences are intermixed with wild lands?
SECTION 1 ● INTRODUCTION PAGE 11
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
Table 1-1 Summary (Initial Study Checklist)
Less Than Potentially Significant Less Than No Environmental Issues Area Examined Significant Impact Significant Impact Impact With Impact Mitigation
Section 3.9 Hydrology and Water Quality. Would the project:
a) Violate any water quality standards or waste discharge
requirements?
b) Substantially deplete groundwater supplies or interfere substantially with groundwater recharge in such a way that would cause a net deficit in aquifer volume or a lowering of the local groundwater table level (e.g., the production rate of pre-existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)?
c) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or
river, in a manner that would result in substantial erosion or siltation on- or off-site?
d) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, in a manner that would result in flooding on- or off-site?
e) Create or contribute runoff water that would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff?
f) Otherwise substantially degrade water quality?
g) Place housing within a 100-year flood hazard area as mapped on a Federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map?
h) Place within a 100-year flood hazard area structures that would
impede or redirect flood flows?
i) Expose people or structures to a significant risk of flooding as a
result of dam or levee failure?
j) Result in inundation by seiche, tsunami, or mudflow?
Section 3.10 Land Use and Planning. Would the project:
a) Physically divide an established community, or otherwise result
in an incompatible land use?
b) Conflict with an applicable land use plan, policy, or regulation of an agency with jurisdiction over the project (including, but not limited to, a General Plan, Specific Plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect?
c) Conflict with any applicable habitat conservation plan or
natural community conservation plan?
Section 3.11 Mineral Resources. Would the project:
a) Result in the loss of availability of a known mineral resource
that would be of value to the region and the residents of the State?
SECTION 1 ● INTRODUCTION PAGE 12
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
Table 1-1 Summary (Initial Study Checklist)
Less Than Potentially Significant Less Than No Environmental Issues Area Examined Significant Impact Significant Impact Impact With Impact Mitigation
b) Result in the loss of availability of a locally important mineral resource recovery site delineated on a local General Plan, Specific Plan, or other land use plan?
Section 3.12 Noise. Would the project:
a) Result in exposure of persons to, or generation of, noise levels in excess of standards established in the local General Plan or noise ordinance, or applicable standards of other agencies?
b) Result in exposure of people to, or generation of, excessive
ground-borne noise levels?
c) Result in substantial permanent increase in ambient noise levels in the project vicinity above noise levels existing without the project?
d) Result in substantial temporary or periodic increases in ambient noise levels in the project vicinity above levels existing without the project?
e) For a project located with an airport land use plan or, where such a plan has not been adopted, within two miles of a public
airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels?
f) For a project within the vicinity of a private airstrip, would the project expose people residing or working in the project area to excessive noise levels?
Section 3.13 Population and Housing. Would the project:
a) Induce substantial growth in an area, either directly or indirectly (e.g., through projects in an undeveloped area or extension of major infrastructure)?
b) Displace substantial numbers of existing housing, necessitating
the construction of replacement housing elsewhere?
c) Displace substantial numbers of people, necessitating the
construction of replacement housing elsewhere?
Section 3.14 Public Services. Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, the construction of which would cause significant environmental impacts in order to maintain acceptable service ratios, response times, or other performance objectives in any of the following areas:
a) Fire protection services?
b) Police protection services?
c) School services?
d) Other governmental services?
SECTION 1 ● INTRODUCTION PAGE 13
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
Table 1-1 Summary (Initial Study Checklist)
Less Than Potentially Significant Less Than No Environmental Issues Area Examined Significant Impact Significant Impact Impact With Impact Mitigation
Section 3.15 Recreation. Would the project:
a) Increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated?
b) Affect existing recreational facilities or require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment?
Section 3.16 Transportation and Circulation. Would the project:
a) Cause a conflict with an applicable plan, ordinance, or policy establishing measures of effectiveness for the performance of the circulation system, taking into account all modes of transportation, including mass transit and non-motorized travel and relevant components of the circulation system, including, but not limited to, intersections, streets, highways and freeways, pedestrian and bicycle paths, and mass transit?
b) Exceed, either individually or cumulatively, a level of service standard established by the County Congestion Management Agency for designated roads or highways?
c) Result in a change in air traffic patterns, including either an increase in traffic levels or a change in the location that results in substantial safety risks?
d) Substantially increase hazards due to a design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)?
e) Result in inadequate emergency access?
f) Conflict with adopted policies, plans, or programs regarding public transit, bicycle, or pedestrian facilities, or otherwise decrease the performance or safety of such facilities?
Section 3.17 Tribal Cultural Resources. Would the project cause a substantial adverse change in the significance of a tribal cultural resources, defined in Public Resources Code section 21074 as either a site, feature, place, cultural landscape that is geographically defined in terms of the size and scope of the landscape, sacred place, or object with cultural value to a California Native American Tribe, and that is:
a) Listed or eligible for listing in the California Register of Historical Resources, or in a local register of historical resources as defined in Public Resources Code section 5020.1(k).
b) A resource determined by the Lead Agency, in its discretion and supported by substantial evidence, to be significant pursuant to criteria set forth in subdivision (c) of Public Resources Code Section 5024.1. In applying the criteria set forth in subdivision (c) of Public Resource Code Section 5024.1, the Lead Agency shall consider the significance of the resource to a California Native tribe.
Section 3.18 Utilities. Would the project:
a) Exceed wastewater treatment requirements of the applicable
Regional Water Quality Control Board?
SECTION 1 ● INTRODUCTION PAGE 14
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
Table 1-1 Summary (Initial Study Checklist)
Less Than Potentially Significant Less Than No Environmental Issues Area Examined Significant Impact Significant Impact Impact With Impact Mitigation
b) Require or result in the construction of new water or wastewater treatment facilities or expansion of existing facilities,
the construction of which could cause significant environmental impacts?
c) Require or result in the construction of new stormwater drainage facilities or expansion of existing facilities, the
construction of which could cause significant environmental effects?
d) Have sufficient water supplies available to serve the project from existing entitlements and resources, or are new or expanded entitlements needed?
e) Result in a determination by the wastewater treatment provider that serves or may serve the project that it has inadequate capacity
to serve the project’s projected demand in addition to the provider’s existing commitments?
f) Be served by a landfill with insufficient permitted capacity to
accommodate the project’s solid waste disposal needs?
g) Comply with Federal, State, and local statutes and regulations
related to solid waste?
Section 3.19 Mandatory Findings of Significance. The approval and subsequent implementation of the proposed project:
a) Will not have the potential to degrade the quality of the environment, with the implementation of the recommended standard conditions and mitigation measures included herein.
b) Will not have the potential to achieve short-term goals to the disadvantage of long-term environmental goals, with the
implementation of the recommended standard conditions and mitigation measures referenced herein.
c) Will not have impacts that are individually limited, but cumulatively considerable, when considering planned or proposed development in the immediate vicinity, with the implementation of the recommended standard conditions and mitigation measures contained herein.
d) Will not have environmental effects that will adversely affect humans, either directly or indirectly, with the implementation of
the recommended standard conditions and mitigation measures contained herein.
SECTION 1 ● INTRODUCTION PAGE 15
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
THIS PAGE HAS BEEN INTENTIONALLY LEFT BLANK.
SECTION 1 ● INTRODUCTION PAGE 16
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
SECTION 2 - PROJECT DESCRIPTION
2.1 PROJECT OVERVIEW
The proposed project will consist of a hotel, two drive-thru restaurants, and a office/retail building. The proposed project’s legal address is 701 East Imperial Highway, and it is located north of Imperial Highway and west of the Union Pacific Railroad right-of-way (ROW). The proposed hotel will have a total of 91 guest rooms. The hotel will have a total floor area of 50,744 square feet. In addition, a pool will be included as a part of the hotel. The first drive-thru restaurant will have a total floor area of 2,730 square feet and will be located on the southwestern portion of the project site. The second drive-thru restaurant will have a total floor area of 2,166 square feet and will be located on the southeastern portion of the project site. Finally, office/retail building will have a total floor area of 4,800 square feet and will be located on the northeastern portion of the project site.6
2.2 PROJECT LOCATION
The proposed project site is located within the southeastern portion of the City of La Habra. The City of La Habra is located in the northern portion of Orange County approximately 18 miles southeast of the Los Angeles and 12 miles northwest of Santa Ana. La Habra is bounded on the north by La Habra Heights; on the west by Whittier, unincorporated Los Angeles County (East Whittier), and La Mirada; on the east by Brea and Fullerton; and on the south by Fullerton. Major physiographic features in the area include the Puente Hills, located 2.5 miles north of the project site and the West Coyote Hills, located one mile south of the project site. The major freeways that serve the project area include the Orange Freeway (SR-57), located 3.25 miles east of the project site; the Riverside Freeway (SR-91), located 4.30 miles south of the project site; the Santa Ana Freeway (I-5), located 4.75 miles southwest of the project site; and the Pomona Freeway (SR-60), located three miles north of the project site. There are a number of major arterial roads that provide access to the project site including Beach Boulevard (SR-39), located 1.72 miles west of the project site; Whittier Boulevard (SR-72), located 1.5 miles north of the project site; Harbor Boulevard, located 0.3 miles east of the project site; and the adjoining Imperial Highway (SR-90).7 The location of La Habra in a regional context is shown in Exhibit 2-1. A citywide map is provided in Exhibit 2-2 and a vicinity map is provided in Exhibit 2-3.
The project site is located on the north side of Imperial Highway approximately 1,125 feet west of Harbor Boulevard and approximately 600 east of Leslie Street. The project site’s legal address is 701 East Imperial Highway, La Habra, California, 90631. Vehicular access to the project site will be provided by two driveway connections on the north side of Imperial Highway. One driveway will be located on the westernmost portion of the project site, and the second driveway will be located in the middle of the project site where a new left-turn lane and signal will be installed. In addition, an access easement to Leslie Street is provided to the project site through the adjacent property.8
6 JLCC Design and Construction. Commercial Development Project Site Plan. Site plan dated December 5, 2017.
7 Google Earth. Website accessed September 7, 2016.
8 JLCC Design and Construction. Commercial Development Project Site Plan. Site plan dated December 5, 2017.
SECTION 2 ● PROJECT DESCRIPTION PAGE 17
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
North North
EXHIBIT 2-1 REGIONAL LOCATION SOURCE: QUANTUM GIS
SECTION 2 ● PROJECT DESCRIPTION PAGE 18
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
Project Site
Project Site North North
EXHIBIT 2-2 CITYWIDE MAP SOURCE: QUANTUM GIS
SECTION 2 ● PROJECT DESCRIPTION PAGE 19
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
Project Site
La Habra
Fullerton North North
EXHIBIT 2-3 LOCAL MAP SOURCE: QUANTUM GIS
SECTION 2 ● PROJECT DESCRIPTION PAGE 20
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
2.3 ENVIRONMENTAL SETTING
The 4.24-acre project site is surrounded by various uses. An aerial photograph of the project site and the adjacent development is provided in Exhibit 2-4. Photographs of the project site and the adjacent properties are shown in Exhibits 2-5 and 2-6. Surrounding land uses in the vicinity of the project site are listed below:9
● North of the Project Site. The area north of the project site is zoned M-1 (Light Manufacturing) and is occupied by a mix of industrial development. Industrial uses located north of the project site include Arrow Lift Rentals, Sharper Image Collision Center, and Delta Q.
● South of the Project Site. Imperial Highway abuts the project site to the south and extends in an east-west orientation. The area that extends along the public right-of-way on the south side of Imperial Highway is zoned OS (Open Space) and is an open concrete lined flood control channel. An R-1C (One-Family Dwelling) zone and an R-2 (Two-Family Dwelling) zone are located south of the OS zone improved with single family homes and a townhome complex.
● East of the Project Site. The project site abuts a Union Pacific Railroad Right-of-Way (ROW) to the east. The uses that occupy frontage along the north side of Imperial Highway, east of the railroad ROW, are zoned C-2 (Commercial) and include Howard’s, Pepper Shaker Café, and CVS Pharmacy. The area north of the C-2 zone is zoned PC-I (Planned Commercial Industrial) and is occupied by the CVS Pharmacy Distribution Center.
● West of the Project Site. Leslie Street is located approximately 600 feet west of the project site. Kaiser Permanente Medical Center abuts the project site to the west, and is located on the northeast corner of Imperial Highway and Leslie Street. Leslie Park is located on the northwest corner of Imperial Highway and Leslie Street. A PC-I (Planned Commercial Industrial) zone extends along the north side of Imperial Highway, west of Leslie Street, and is occupied by various commercial uses including restaurants, car repair shops, a fitness center, a collectibles store, a car wash, and a motorcycle dealership.
As indicated in the preceding paragraph, the project site is located adjacent to Kaiser Permanente Medical Center. The new two-story medical building offers mainly pediatric and family care medicine along with behavioral health services. The new building has a total floor area of 60,000 square feet.
Other notable uses within the vicinity of the project site include Leslie Park (located approximately 525 feet west of the project site), Montwood Park (located approximately 0.39 miles southwest of the project site), Las Lomas Park (located approximately 0.52 miles northwest of the project site), Las Lomas School (located approximately 0.52 miles northwest of the project site), Imperial Middle School (located approximately 0.83 miles west of the project site), and Portola Park (located approximately 0.87 miles northwest of the project site).
9 Blodgett Baylosis Environmental Planning. Site Survey. Survey was completed on September 9, 2016.
SECTION 2 ● PROJECT DESCRIPTION PAGE 21
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
Project Site
Note: This aerial photograph was taken in February 2016, prior to the demolition of the HD Supply building within the property located west of the project site.
EXHIBIT 2-4 AERIAL PHOTOGRAPH SOURCE: GOOGLE EARTH
SECTION 2 ● PROJECT DESCRIPTION PAGE 22
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
Point within the site
View of project site, facing northeast
Point within the site
View of project site, facing east
EXHIBIT 2-5 PHOTOGRAPHS OF PROJECT SITE SOURCE: BLODGETT BAYLOSIS ENVIRONMENTAL PLANNING
SECTION 2 ● PROJECT DESCRIPTION PAGE 23
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
Point within the site
View of the adjacent property, facing west
Point within the site
View of the project site’s Imperial Highway frontage, facing east. Project site is on the left-hand view.
EXHIBIT 2-6 PHOTOGRAPHS OF SURROUNDING AREAS SOURCE: BLODGETT BAYLOSIS ENVIRONMENTAL PLANNING
SECTION 2 ● PROJECT DESCRIPTION PAGE 24
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
2.4 PROJECT DESCRIPTION
2.4.1 PROJECT OVERVIEW
The proposed project involves the construction and operation of four new structures within a 4.24-acre (184,944 square feet) site. The proposed project involves the construction of a hotel, two drive-thru restaurants, and an office/retail building. The major project elements are described below.10
2.4.2 HOTEL
The dominant development within the proposed project will be the hotel building that will occupy the northern portion of the site (Parcel 1). The hotel building will consist of four floors with a total of 91 guest rooms. The building’s maximum height will be 45 feet. The total land area of Parcel 1 that will be occupied by the hotel will consist of 92,114 square feet (2.11 acres). The hotel will have a total floor area of 50,744 square feet. The main entryways and check-in area will be located at the southerly end of the building’s ground level. The ground floor will also include various amenities, including a pool area and a lounge area that will contain an informal dining area. A total of 144 parking spaces will be provided in the surface parking area located next to the hotel.11
2.4.3 FAST-FOOD & DRIVE-THRU RESTAURANT (POPEYE’S)
This fast-food and drive-thru restaurant will be located in the property’s southwest corner within Parcel 2 and will be a Popeye’s restaurant. The land area of the parcel on which this building will be located is 39,924 square feet (0.92 acres). The total floor area of this building will be 2,730 square feet with a footprint of 83 feet (east to west) by 41 feet and 2 inches (north to south). The primary pedestrian entrance will be located along the building’s north facing elevation and space for an outdoor dining area will be available in an area located between the building and the parking stalls located further north. The drive-thru lane will begin on the west side of the building, continuing around to a pick-up window, located on the south elevation on the building’s southeast corner. The drive-thru lane will have a total capacity of nine vehicles between the entrance of the drive-thru lane and the pick-up window. Parking will be provided in a surface parking area located north and west of the restaurant building. The total number of parking spaces will accommodate 22 cars.12
2.4.4 FAST-FOOD & DRIVE-THRU RESTAURANT (TACO BELL)
This fast-food and drive-thru restaurant will be located in the property’s southeast corner within Parcel 3 and this restaurant will be a Taco Bell. The land area of the parcel on which this building will be located is 32,188 square feet (0.74 acres). The total floor area of this building will be 2,166 square feet with a footprint of 29 feet and 3 inches (north to south) by 74 feet and 7 inches feet (east to west). The primary pedestrian entrance will be located along the building’s west facing elevation and space for an outdoor
10 JLCC Design and Construction. Commercial Development Project Site Plan. Site plan dated December 5, 2017.
11 Ibid.
12 Ibid.
SECTION 2 ● PROJECT DESCRIPTION PAGE 25
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA dining area will be available in an area located west and south of the building. The drive-thru lane will begin in the northern portion of the parking lot, continuing around to the northeast corner of the building where the pick-up window will be located. The drive-thru lane will accommodate eight vehicles. Surface parking will be located to the west of the building and this parking will provide spaces for 20 vehicles.13
2.4.5 OFFICE/RETAIL BUILDING
The fourth element of the proposed project will be located in the northeastern portion of the property (Parcel 4) and will be an office/retail building. This parcel’s land area is 20,718 square feet (0.47 acres). The new building will have a total floor area of 4,800 square feet. The building will consist of a single level. Parking will be provided in the surface parking area located to the north and west of the building and the lot will provide parking for 19 vehicles.14
2.4.6 PARKING
There will be a total of 205 parking spaces provided for the proposed project, which meets the City’s off- street parking requirements. Of that total, 144 parking spaces will be assigned to the proposed hotel; 22 parking spaces will be designated the first drive-thru restaurant; 20 parking spaces will be included for the second drive-thru restaurant; and 19 parking spaces will be assigned to the office/retail building.15 Furthermore, the City is requiring a reciprocal access and parking agreement between the properties. A condition that requires a joint landscape and parking lot maintenance agreement be in place between all the lots is also required.
2.4.7 SITE ACCESS & TRAFFIC CIRCULATION
Vehicular access to the proposed development will be provided by two driveways located along the north side of Imperial Highway. The main driveway will be centrally located within the property. This main driveway will consist of four lanes: two lanes for ingress and two lanes for egress. The two entry lanes will accommodate vehicles making right-turns onto the property from the westbound lanes of Imperial Highway. The two exit lanes will provide a right-turn onto Imperial Highway westbound and a left turn onto Imperial Highway, eastbound. A new traffic signal will be provided to allow for these turning movements onto the main driveway. The project will require the installation of the new left-turn median for the eastbound lanes on Imperial Highway. Extensive restriping will be necessary due to adding the fourth “leg” of this intersection. The main driveway will have a total width of 56 feet. The second driveway will be located on the site’s southwest corner and will consist of one ingress lane and one egress lane. The entry and exit movements will be limited to right-turn in and right-turn out. This lane has an approximate curb width of just over 28 feet.16
13 JLCC Design and Construction. Commercial Development Project Site Plan. Site plan dated December 5, 2017.
14 Ibid.
15 Ibid.
16 Ibid.
SECTION 2 ● PROJECT DESCRIPTION PAGE 26
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
The centerpiece of the circulation within the site is a circular drive aisle that connects with the main driveway. This drive aisle has a minimum width of 28 feet and provides direct vehicular access to all of the parking areas located within the property. Two-way movements are permitted throughout this internal driveway. This internal drive aisle provides the only direct access to those four businesses and the parking area located within the property. Finally, a driveway easement will provide a connection with Leslie Street and the property located adjacent to the west. This driveway access will also have a width of 26 feet.
2.4.8 OTHER PROJECT ELEMENTS
Landscaping will be provided throughout the project site with a generous landscape setback along the Imperial Highway frontage. Landscaping will also be provided as a means to control stormwater runoff and to meet the City’s design and landscaping requirements. The total landscaped area will be approximately 34,510 feet. The proposed project is summarized below in Table 2-1.
Table 2-1 Project Summary
Project Element Description
Site Area 4.24 acres (184,944 sq. ft.)
Hotel
Floor Area 50,744 sq. ft.
No. of Rooms 91 rooms
Max. Building Height 45 feet, Four Stories
Parking 144 spaces provided; 144 spaces required
Fast Food Restaurants
Fast-Food Restaurant No. 1 2,730 sq. ft.
(Popeye’s) 22 spaces provided; 22 spaces required
2,166 sq. ft. Fast-Food Restaurant No. 2(Taco Bell) 20 spaces provided; 18 spaces required
Office/Retail
Floor Area 4,800 sq. ft.
Parking 19 spaces provided; 19 spaces required
Source: JLCC Design and Construction
SECTION 2 ● PROJECT DESCRIPTION PAGE 27
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
2.4.9 OPERATIONAL CHARACTERISTICS
The proposed project as a whole is projected to employ a total of approximately 81 to 86 people. The hotel will employ approximately 26 people; the two drive-thru restaurants will employ approximately 45 to 50 people (20 for the Fast Food Restaurant No. 1 and between 25 to 30 for Fast Food Restaurant No. 2); and the tentative medical office will employ approximately 10 people. The hotel and the hotel lobby will operate 24 hours a day, 7 days a week. Fast Food Restaurant No. 1 will be open for 24 hours. Fast Food Restaurant No. 2 will also be open for 24 hours.17 The office/retail building will have operating hours between 7:00 AM and 6:00 PM.
2.4.10 CONSTRUCTION CHARACTERISTICS OF THE PROPOSED PROJECT
The construction phases for the proposed project will take approximately 12 months to complete. Parking for the construction workers will be provided within the existing site. The key construction phases are outlined below18:
● The site preparation phase is projected to take two months to complete. Equipment on-site during this phase will include graders, tractors, backhoes, and loaders. The average number of off-road equipment will total ten pieces. During this phase, between 10 to 20 construction workers will be on-site during an average workday.
● The construction of the new buildings, new surface parking areas, and other improvements will be completed in eight months. Equipment on-site during this phase will include cranes, generators, forklifts, tractors, backhoes, and loaders. The average number of off-road equipment will total 20 pieces. During this phase, between 30 to 40 construction workers will be on-site during an average workday.
● The finishing phases (installation of landscaping, paving of parking areas, etc.) will take an additional two months to complete. Equipment on-site during this phase will include cement and motor mixers, pavers, rollers, other paving equipment, tractors, backhoes, and loaders. The average number of off-road equipment will total 15 pieces. During this phase between30 to 40 construction workers will be on-site during an average workday.
The conceptual site plan is shown in Exhibit 2-7. Conceptual elevations are provided in Exhibits 2-8 and 2-9.
17 Phone Call and Email communication with Mr. Greg Jones. September 16, 2016.
18 Certain assumptions were made concerning the number of construction employees and equipment that would be on-site during each of the construction phases. These assumptions were derived from the CalEEMOD version 2013 Air Quality Model.
SECTION 2 ● PROJECT DESCRIPTION PAGE 28
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
EXHIBIT 2-7 CONCEPTUAL SITE PLAN SOURCE: JLCC
SECTION 2 ● PROJECT DESCRIPTION PAGE 29
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
OTEL H
ONSTRUCTION 2-8 C
&
ESIGN D
LEVATIONS OF OF LEVATIONS E XHIBIT JLCC
E : OURCE S ONCEPTUAL ONCEPTUAL C
SECTION 2 ● PROJECT DESCRIPTION PAGE 30
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
EXHIBIT 2-9 CONCEPTUAL BUILDING ELEVATIONS FOR FAST FOOD RESTAURANTS SOURCE: ARMET, DAVIS NEWLOVE & ASSOCIATES AND MARKS ARCHITECTS
SECTION 2 ● PROJECT DESCRIPTION PAGE 31
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
2.5 DISCRETIONARY ACTIONS
A Discretionary Action is an action taken by a government agency (for this project, the government agency is the City of La Habra) that calls for an exercise of judgment in deciding whether to approve a project. The proposed project will require the following approvals:
● The adoption of the Mitigation Negative Declaration and Mitigation Monitoring and Reporting Program.
● The approval of a Planned Unit Development (PUD) to permit the construction and operation of the project in the PC-I;
● The approval of a Development Agreement (DA) for the project;
● The approval of a Tentative Tract Map to subdivide the existing parcel into four separate parcels;
● The approval of a Conditional Use Permit (hotel uses are conditionally permitted in the PC-I Zone [Planned commercial-industrial zone]); and,
● A Conditional Use Permit (CUP) will be required for each of the drive-thru restaurants;
SECTION 2 ● PROJECT DESCRIPTION PAGE 32
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
SECTION 3 - ENVIRONMENTAL ANALYSIS
This section of the Initial Study prepared for the proposed project analyzes the potential environmental impacts that may result from the proposed project’s implementation. The issue areas evaluated in this Initial Study include the following:
● Aesthetics (Section 3.1); ● Mineral Resources (Section 3.11); ● Agricultural & Forestry Resources (Section 3.2); ● Noise (Section 3.12); ● Air Quality (Section 3.3); ● Population & Housing (Section 3.13); ● Biological Resources (Section 3.4); ● Public Services (Section 3.14); ● Cultural & Tribal Resources (Section 3.5); ● Recreation (Section 3.15); ● Geology & Soils (Section 3.6); ● Transportation & Circulation (Section 3.16); ● Greenhouse Gas Emissions; (Section 3.7); ● Tribal Cultural Resources (Section 3.17); ● Hazards & Hazardous Materials (Section 3.8); ● Utilities (Section 3.18); and, ● Hydrology & Water Quality (Section 3.9); ● Mandatory Findings (Section 3.18). ● Land Use (Section 3.10);
The environmental analysis included in this section reflects the Initial Study Checklist format used by the City of La Habra in its environmental review process. Under each issue area, an analysis of impacts is provided in the form of questions and answers. The analysis then provides a response to the individual questions. For the evaluation of potential impacts, questions are stated and an answer is provided according to the analysis undertaken as part of this Initial Study's preparation. To each question, there are four possible responses:
● No Impact. The proposed project will not have any measurable environmental impact on the environment.
● Less Than Significant Impact. The proposed project may have the potential for affecting the environment, although these impacts will be below levels or thresholds that the City of La Habra or other responsible agencies consider to be significant.
● Less Than Significant Impact with Mitigation. The proposed project may have the potential to generate impacts that will have a significant impact on the environment. However, the level of impact may be reduced to levels that are less than significant with the implementation of mitigation measures.
● Potentially Significant Impact. The proposed project may result in environmental impacts that are significant.
This Initial Study will assist the City in making a determination as to whether there is a potential for significant adverse impacts on the environment associated with the implementation of the proposed project.
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 33
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
3.1 AESTHETICS
3.1.1 THRESHOLDS OF SIGNIFICANCE
According to the City of La Habra, acting as Lead Agency, a project may be deemed to have a significant adverse aesthetic impact if it results in any of the following:
● A substantial adverse effect on a scenic vista;
● Substantial damage to scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a State scenic highway;
● A substantial degradation of the existing visual character or quality of the site and its surroundings; or,
● A new source of substantial light and glare that would adversely affect day or nighttime views in the area.
3.1.2 ANALYSIS OF ENVIRONMENTAL IMPACTS
A. Would the project have a substantial adverse effect on a scenic vista? ● No Impact.
The project site is currently vacant and undeveloped. However, the 4.24-acre site is surrounded by various uses on all sides. The area north of the project site is zoned M-1 (Light Manufacturing) and is occupied by a mix of industrial uses. Imperial Highway abuts the project site to the south and extends in an east-west orientation along the entire project site frontage. A PC-I (Planned Commercial Industrial) zone extends along Imperial Highway, west of Leslie Street, and is occupied by various commercial uses including restaurants, car repair shops, a fitness center, a collectibles store, a car wash, and a motorcycle dealership. The site abutting the project site to the west is a new Kaiser Permanente medical center. Residential neighborhoods consisting of single family homes and a townhome complex are located on the south side of Imperial Highway; this area is zoned R1c and R2. Finally, the project site abuts a Union Pacific Railroad ROW to the east followed by commercial uses zoned C2.
The proposed project will consist of a hotel, two drive-thru restaurants, and a office/retail building. The proposed hotel will have a total of 91 guest rooms. The first drive-thru restaurant will have a total floor area of 2,730 square feet and will be located on the southwestern portion of the project site. The second drive-thru restaurant will have a total floor area of 2,166 square feet and will be located on the southeastern portion of the project site. Finally, the office/retail building will have a total floor area of 4,800 square feet and will be located on the northeastern portion of the project site.
Natural views in the area are dominated by the Puente Hills, which can be easily seen from the project site and from cars traveling along Imperial Highway. Views of the West Coyote Hills, located approximately 1.7 miles to the southwest, are impacted by the existing development in the area. As such, the implementation of the proposed project will not impact the existing West Coyote Hills view-shed since the line-of-sight is already obstructed. The proposed hotel building will have a maximum height of 45 feet. The new
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 34 INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
buildings and the new landscaping will improve the visual quality of the surrounding area because the site is currently undeveloped. Exhibit 3-1 illustrates the massing of the new buildings as well as those in the immediate area surrounding the project site. Given the nature and extent of the existing larger buildings in the area, no impacts on scenic views will result from the proposed project’s implementation.
B. Would the project substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a State scenic highway? ● No Impact.
The project site is currently undeveloped and is presently covered over in unmaintained ruderal weedy vegetation. There are no designated State scenic highways located in the vicinity of the project site.19 Furthermore, the City’s General Plan does not identify Imperial Highway as a scenic highway in the Mobility/Circulation Element.20 In addition, there is no historic rock outcroppings located within the project site. Lastly, a search was conducted through the California Historical Resources database on the California Office of Historic Preservation website to identify the location of any historic resources on-site or in the surrounding areas. The search yielded no listings for the project site on both the National or State registrars (refer to Section 3.5.2.A). In addition, a review of the Historic Context & Survey Report that was prepared for the City by Galvin Preservation Associates, Inc. was consulted and no historic resources were identified for the project site. As a result, no impacts to scenic and historic resources are anticipated to occur since there are none present on-site.
C. Would the project substantially degrade the existing visual character or quality of the site and its surroundings? ● No Impact.
The project site is presently covered with ruderal vegetation. The proposed project will eliminate the unmaintained appearance of the project site. The proposed project will consist of a hotel, two drive-thru restaurants, and an office/retail building that may be occupied by medical offices. The proposed hotel will have a total of 91 guest rooms. The first drive-thru restaurant will have a total floor area of 2,730 square feet and will be located on the southwestern portion of the project site. The second drive-thru restaurant will have a total floor area of 2,166 square feet and will be located on the southeastern portion of the project site. Finally, the office/retail building will have a total floor area of 4,800 square feet and will be located on the northeastern portion of the project site.
The corresponding floor area ratio (FAR) will be 0.55 to 1.0 for the hotel, 0.06 to 1.0 for the first restaurant, 0.06 to 1.0 for the second restaurant, and 0.23 to 1.0 for the office/retail building.21 The construction of the new buildings and the installation of the new landscaping along the Imperial Highway frontage will improve the site’s appearance along the roadway corridor. Exhibit 3-1 illustrates how the building will look following development. As a result, no impacts are anticipated.
19 California Department of Transportation. Official Designated Scenic Highways. http://www.dot.ca.gov/hq/LandArch/scenic_highways/.
20 City of La Habra General Plan 2035. Chapter 3, Mobility/Circulation. Plan adopted January 21, 2016.
21 The floor area ratio (FAR) is the ratio of a building’s total floor area to the land area of the lot in which the building is situated. SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 35 INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
Note: The area noted in green
represents the project site
Hotel Office/Retail
CVS Distribution C
Fast-food Fast-food R R
EXHIBIT 3-1 3-D RENDERINGS AND COMPARISON TO SURROUNDING BUILDINGS SOURCE: SKETCHUP
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 36 INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
D. Would the project create a new source of substantial light or glare which would adversely affect day or nighttime views in the area? ● Less Than Significant Impact with Mitigation.
Lighting in the area includes street lighting along Imperial Highway, signage, parking area lighting, security lighting, and vehicle headlights. The project site is located in the midst of commercial and an industrial area and there are no light sensitive receptors located adjacent to the project site. The nearest light sensitive receptors include the single-family and multiple-family zones located on the south side of Imperial Highway, opposite of the project site. Although an open space and a concrete wall located along the south side of Imperial Highway serve to buffer and screen the residential uses on the south side of Imperial Highway, the following mitigation measures are required to ensure that potential impacts are minimized to the fullest extent:
● The Applicant shall ensure that appropriate light shielding is provided for the parking area lighting, the new building, and security lighting as a means to limit glare and light trespass. The site lighting plan must be submitted to the Chief Building Official for review and approval prior to the issuance of any building permits to ensure that the proposed project does not become visible throughout the community.
● The Applicant shall prepare an interior parking and street lighting plan and an exterior photometric plan indicating the location, size, and type of existing and proposed lighting to be submitted for review and approval to the Chief Building Official and Planning Manager before building permits are issued. A reading of “0” foot candles shall be identified at property lines.
The aforementioned mitigation will reduce the potential impacts to levels that are less than significant.
3.1.3 CUMULATIVE IMPACTS
The potential aesthetic impacts related to views, aesthetics, light and glare are site-specific. The proposed project will not restrict scenic views along Imperial Highway, damage any scenic resources or highways, or degrade the project site and surrounding areas; therefore, no cumulative impacts will occur.
3.1.4 MITIGATION MEASURES
The following mitigation will be required to ensure that all unwanted light trespass is minimized to the fullest extent:
Mitigation Measure No. 1 (Aesthetic Impacts). The Applicant shall ensure that appropriate light shielding is provided for the parking area lighting, the new building, and security lighting as a means to limit glare and light trespass. The site lighting plan must be submitted to the Chief Building Official for review and approval prior to the issuance of any building permits to ensure that the proposed project does not become visible throughout the community.
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 37 INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
Mitigation Measure No. 2 (Aesthetic Impacts). The Applicant shall prepare an interior parking and street lighting plan and an exterior photometric plan indicating the location, size, and type of existing and proposed lighting to be submitted for review and approval to the Chief Building Official and Planning Manager before building permits are issued. A reading of “0” foot candles shall be identified at property lines.
3.2 AGRICULTURE AND FORESTRY RESOURCES
3.2.1 THRESHOLDS OF SIGNIFICANCE
According to the City of La Habra, acting as Lead Agency, a project may be deemed to have a significant impact on agriculture and forestry resources if it results in any of the following:
● The conversion of Prime Farmland, Unique Farmland, or Farmland of Statewide importance to non-agricultural use;
● A conflict with existing zoning for agricultural use or a Williamson Act Contract;
● A conflict with existing zoning for, or cause rezoning of, forest land (as defined in Public Resources Code §4526), or zoned timberland production (as defined by Government Code §51104[g]);
● The loss of forest land or the conversion of forest land to a non-forest use; or,
● Changes to the existing environment which, due to their location or nature, may result in the conversion of farmland to non-agricultural use or conversion of forest land to non-forest use.
3.2.2 ANALYSIS OF ENVIRONMENTAL IMPACTS
A. Would the project convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance, as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non-agricultural use? ● No Impact.
The project site is currently undeveloped and covered over with ruderal (weedy) vegetation. According to the California Department of Conservation, the City of La Habra does not contain any areas of Prime Farmland, Unique Farmland, or Farmland of Statewide Importance. In addition, the City’s General Plan does not identify any agricultural uses within City boundaries. As a result, no impacts on prime farmland soils will occur with the implementation of the proposed project.
B. Would the project conflict with existing zoning for agricultural use or a Williamson Act Contract? ● No Impact.
The City of La Habra does not contain a zoning classification for agricultural uses. According to the California Department of Conservation Division of Land Resource Protection, the project site is not subject
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 38 INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
to a Williamson Act Contract.22 As a result, no impacts on existing or future Williamson Act Contracts will result from the proposed project’s implementation.
C. Would the project conflict with existing zoning for, or cause rezoning of, forest land (as defined in Public Resources Code Section §4526), or zoned timberland production (as defined by Government Code § 51104[g])? ● No Impact.
The City of La Habra and the project site are located in the midst of a larger urban area and no forest lands are located within the City. The City of La Habra General Plan and the La Habra Zoning Ordinance do not provide for any forest land preservation. As a result, no impacts on forest land or timber resources will result upon the proposed project’s implementation.
D. Would the project result in the loss of forest land or the conversion of forest land to a non-forest use? ● No Impact.
No forest lands are located within La Habra or in the vicinity of the project site. As a result, no loss or conversion of forest lands will result from the proposed project’s implementation.
E. Would the project involve other changes in the existing environment which, due to their location or nature, may result in conversion of farmland to non-agricultural use or conversion of forest land to non-forest use? ● No Impact.
The project would not involve the disruption or damage of the existing environment that would result in a loss of farmland to nonagricultural use or conversion of forest land to non-forest use because the project site is not located in close proximity to farm land or forest land. The surrounding areas are completely urban. As a result, no impacts will occur upon the implementation of the proposed project.
3.2.3 CUMULATIVE IMPACTS
The analysis determined that there are no agricultural or forestry resources in the project area and that the implementation of the proposed project would not result in any significant adverse impacts on these resources. As a result, no cumulative impacts on agriculture or forestry resources will occur.
3.2.4 MITIGATION MEASURES
The analysis of agricultural and forestry resources indicated that no impacts on these resources would occur as part of the proposed project’s implementation and no mitigation is required.
22 California Department of Conservation. State of California Williamson Act Contract Land. ftp://ftp.consrv.ca.gov/pub/dlrp/WA/2012%20Statewide%20Map/WA_2012_8x11.pdf
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 39 INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
3.3 AIR QUALITY
3.3.1 THRESHOLDS OF SIGNIFICANCE
According to the City of La Habra, acting as Lead Agency, a project will normally be deemed to have a significant adverse environmental impact on air quality, if it results in any of the following:
● A conflict with or the obstruction of the implementation of the applicable air quality plan;
● A violation of an air quality standard or contribute substantially to an existing or projected air quality violation;
● A cumulatively considerable net increase of any criteria pollutant for which the project region is in non-attainment under an applicable Federal or State ambient air quality standard;
● The exposure of sensitive receptors to substantial pollutant concentrations; or,
● The creation of objectionable odors affecting a substantial number of people.
The South Coast Air Quality Management District (SCAQMD) has established quantitative thresholds for short-term (construction) emissions and long-term (operational) emissions for the following criteria pollutants:
● Ozone (O3) is a nearly colorless gas that irritates the lungs, damages materials, and vegetation. Ozone is formed by photochemical reaction (when nitrogen dioxide is broken down by sunlight).
● Carbon monoxide (CO) is a colorless, odorless toxic gas that interferes with the transfer of oxygen to the brain and is produced by the incomplete combustion of carbon-containing fuels emitted as vehicle exhaust.
● Nitrogen dioxide (NO2) is a yellowish-brown gas, which at high levels can cause breathing
difficulties. NO2 is formed when nitric oxide (a pollutant from burning processes) combines with oxygen.
● Sulfur dioxide (SO2) is a colorless, pungent gas formed primarily by the combustion of sulfur- containing fossil fuels. Health effects include acute respiratory symptoms and difficulty in breathing for children.
● PM10 and PM2.5 refers to particulate matter less than ten microns and two and one-half microns in diameter, respectively. Particulates of this size cause a greater health risk than larger-sized particles since fine particles can more easily cause irritation.
A project would be considered to have a significant effect on air quality if it violated any ambient air quality standard (AAQS), contributed substantially to an existing air quality violation, or exposed sensitive receptors to substantial pollutant concentrations. In addition to the Federal and State AAQS standards, there are daily and quarterly emissions thresholds for construction activities and the operation of a project
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 40 INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
established by the SCAQMD. Projects located in the South Coast Air Basin (SCAB) generating construction-related emissions that exceed any of the following emissions thresholds are considered to be significant under CEQA:
● 75 pounds per day or 2.50 tons per quarter of reactive organic compounds; ● 100 pounds per day or 2.50 tons per quarter of nitrogen dioxide; ● 550 pounds per day or 24.75 tons per quarter of carbon monoxide;
● 150 pounds per day or 6.75 tons per quarter of PM10;
● 55 pounds per day or 2.43 tons per quarter of PM2.5; or, ● 150 pounds per day or 6.75 tons per quarter of sulfur oxides.
A project would have a significant effect on air quality if any of the following operational emissions thresholds for criteria pollutants are exceeded:
● 55 pounds per day of reactive organic compounds; ● 55 pounds per day of nitrogen dioxide; ● 550 pounds per day of carbon monoxide;
● 150 pounds per day of PM10;
● 55 pounds per day of PM2.5; or, ● 150 pounds per day of sulfur oxides.
3.3.2 ANALYSIS OF ENVIRONMENTAL IMPACTS
A. Would the project conflict with or obstruct implementation of the applicable air quality plan? ● No Impact.
The project area is located within the South Coast Air Basin, which covers a 6,600 square-mile area within Los Angeles, the non-desert portions of Los Angeles County, Riverside County, and San Bernardino County.23 Measures to improve regional air quality are outlined in the SCAQMD’s Air Quality Management Plan (AQMP).24 The most recent AQMP was adopted in 2016 and was jointly prepared with the California Air Resources Board (CARB) and the Southern California Association of Governments (SCAG).25 The AQMP will help the SCAQMD maintain focus on the air quality impacts of major projects associated with goods movement, land use, energy efficiency, and other key areas of growth. Key elements of the 2016 AQMP include enhancements to existing programs to meet the 24-hour PM2.5 Federal health standard and a proposed plan of action to reduce ground-level ozone. The primary criteria pollutants that remain non-attainment in the local area include PM2.5 and ozone. Specific criteria for determining a project’s conformity with the AQMP is defined in Section 12.3 of the SCAQMD’s CEQA Air Quality Handbook. The Air Quality Handbook refers to the following criteria as a means to determine a project’s conformity with the AQMP:26
23 South Coast Air Quality Management District. Final 2016 Air Quality Plan. Adopted March 2017.
24 Ibid.
25 Ibid.
26 South Coast Air Quality Management District. CEQA Air Quality Handbook. April 1993.
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 41 INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
● Consistency Criteria 1 refers to a proposed project’s potential for resulting in an increase in the frequency or severity of an existing air quality violation or its potential for contributing to the continuation of an existing air quality violation.
● Consistency Criteria 2 refers to a proposed project’s potential for exceeding the assumptions included in the AQMP or other regional growth projections relevant to the AQMP’s implementation.
In terms of Criteria 1, the proposed project’s long-term (operational) airborne emissions will be below levels that the SCAQMD considers to be a significant adverse impact (refer to the analysis included in the next section where the long-term stationary and mobile emissions for the proposed project are summarized in Tables 3-1 and 3-2). The proposed project will also conform to Consistency Criteria 2 since it will not significantly affect any regional population, housing, and employment projections prepared for the City of La Habra. Projects that are consistent with the projections of employment and population forecasts identified in the Regional Comprehensive Plan (RCP) prepared by the Southern California Association of Governments (SCAG) are considered consistent with the AQMP growth projections, since the RCP forms the basis of the land use and transportation control portions of the AQMP.
According to the Growth Forecast Appendix prepared by SCAG for the 2016-2040 Regional Transportation Plan (RTP), the City of La Habra is projected to add a total of 7,400 new jobs through the year 2040.27 According to the State of California Employment Development Department, the City’s current unemployment rate is 5.6 percent, which means there are 400 residents actively seeking work.28 Approximately 80 new jobs will be created upon the implementation of the proposed project. The number of new jobs is well within SCAG’s employment projections for the City of La Habra and the proposed project will not violate Consistency Criteria 2. As a result, no impacts related to the implementation of the AQMP will occur.
B. Would the project violate any air quality standard or contribute substantially to an existing or projected air quality violation? ● Less Than Significant Impact with Mitigation.
The project construction period is expected to last approximately 12 months (refer to Section 2.4.10) and would include site preparation, construction of the proposed project, and the finishing of the project (e.g. painting, landscaping, paving of parking area). The analysis of daily construction and operational emissions was prepared utilizing the California Emissions Estimator Model (CalEEMod V. 2016.3.1). As shown in Table 3-1, daily construction emissions are not anticipated to exceed the SCAQMD significance thresholds.
The estimated daily construction emissions (shown in Table 3-1) assume compliance with applicable SCAQMD rules and regulations for the control of fugitive dust and architectural coating emissions, which include, but are not limited to, water active grading of the site and unpaved surfaces at least three times daily, daily clean-up of mud and dirt carried onto paved streets from the site and use of low VOC paint.
27 Southern California Association of Governments. Demographics & Growth Forecast. Regional Transportation Plan 2016-2040. April 2016.
28 State of California Employment Development Department. Current Month Unemployment Rate and Labor Force Summary. http://www.labormarketinfo.edd.ca.gov/file/lfmonth/allsubs.xls. Website accessed September 13, 2016.
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 42 INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
Long-term emissions refer to those air quality impacts that will occur once the proposed project has been constructed and is operational. These impacts will continue over the operational life of the project.
Table 3-1 Estimated Daily Construction Emissions
Construction Phase ROG NOx CO SO2 PM10 PM2.5
Site Preparation (on-site) 4.33 45.57 22.06 0.03 20.45 12.12
Site Preparation (off-site) 0.08 0.06 0.80 -- 0.20 0.05
Total Site Preparation 4.41 45.63 22.86 0.03 20.65 12.17
Building Construction (on-site) 2.36 21.07 17.16 0.02 1.28 1.21
Building Construction (off-site) 0.60 4.55 5.24 0.02 1.32 0.38
Total Building Construction 2.96 25.62 22.40 0.04 2.60 1.59
Paving (on-site) 1.56 14.06 14.65 0.02 0.75 0.69
Paving (off-site) 0.06 0.04 0.61 -- 0.16 0.04
Total Paving 1.62 14.10 15.26 0.02 0.91 0.73
Architectural Coatings (on-site) 32.08 1.68 1.83 -- 0.11 0.11
Architectural Coatings (off-site) 0.08 0.05 0.77 -- 0.21 0.05
Total Architectural Coatings 32.16 1.73 2.65 -- 0.32 0.16
Maximum Daily Emissions 32.17 45.63 22.87 0.04 20.65 12.18
Daily Thresholds 75 100 55o 150 150 55
Significant Impact? No No No No No No
Source: CalEEMod V.2016.3.1
The long-term air quality impacts associated with the proposed project include mobile emissions associated with vehicular traffic. The analysis of long-term operational impacts also used the CalEEMod V. 2016.3.1 computer model. Table 3-2 depicts the estimated operational emissions generated by the proposed project.
Table 3-2 Estimated Operational Emissions in lbs/day
Emission Source ROG NO2 CO SO2 PM10 PM2.5
Area-wide (lbs/day) 3.20 -- 0.03 ------
Energy (lbs/day) 0.17 1.57 1.32 -- 0.11 0.11
Mobile (lbs/day) 6.17 27.38 53.78 0.17 12.78 3.51
Total (lbs/day) 9.55 28.96 55.13 0.18 12.97 3.63
Daily Thresholds 55 55 55o 15o 15o 55
Significant Impact? No No No No No No
Source: CalEEMod V.2016.3.1
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 43 INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
As indicated in Table 3-2, the projected long-term emissions are below thresholds considered to represent a significant adverse impact. Since the project area is located in a non-attainment area for ozone and particulates, the following measures will be applicable to the proposed project as a means to mitigate potential construction emissions to the greatest extent possible:
● The Applicant shall have all clearing, earthmoving, or excavation activities be discontinued during periods of high winds (i.e. greater than 15 mph), so as to prevent excessive amounts of fugitive dust. A wind gage shall be located on site prior to grading operations commencing and available for inspection by City personnel.
● The Applicant shall ensure that trucks carrying demolition debris are hosed off before leaving the construction site as approved by the Chief Building Official prior to grading operations.
● The Applicant shall ensure that the grading and building contractors must adhere to the SCAQMD Rule 403 pertaining to the generation of fugitive dust during grading and/or the use of equipment on unpaved surfaces. The contractors will be responsible for being familiar with, and implementing any pertinent best available control measures. The Applicant shall have the contractor submit a plan for the implementation of Rule 403 to the Chief Building Official prior to issuance of any permits. Failure to comply with Rule 403 will result in the project being shut down.
The aforementioned mitigation will further lower the potential construction-related impacts to levels that are less than significant.
C. Would the project result in a cumulatively considerable net increase of any criteria pollutant for which the project region is in non-attainment under an applicable Federal or State ambient air quality standard (including releasing emissions which exceed quantitative thresholds for ozone precursors)? ● Less Than Significant Impact.
The potential long-term (operational) and short-term (construction) emissions associated with the proposed project are compared to the SCAQMD's daily emissions thresholds in Tables 3-1 and 3-2, respectively. As indicated in these tables, the short-term and long-term emissions will not exceed the SCAQMD's daily thresholds. The SCAB is non-attainment for ozone and particulates. The proposed project’s implementation will result in minimal construction-related emissions (refer to the discussion provided in the previous section).
Operational emissions will be limited to vehicular and truck traffic traveling to and from the proposed project. While the proposed project would result in additional vehicle trips, there would be a regional benefit in terms of a reduction in vehicle miles traveled (VMT) because it is an infill project that is consistent with the regional and the State sustainable growth objectives. Finally, the proposed project would not exceed the adopted projections used in the preparation of the Regional Transportation Plan (refer to the discussion included in Section 3.3.2.A). As a result, the potential air quality impacts related to the generation of criteria pollutants are deemed to be less than significant.
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 44 INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
D. Would the project expose sensitive receptors to substantial pollutant concentrations? ● Less than Significant Impact.
The nearest sensitive receptors to the project site include the single-family and multiple-family zones located on the south side of Imperial Highway, opposite of the project site.29 The location of the aforementioned sensitive receptors is shown in Exhibit 3-2. The SCAQMD requires that CEQA air quality analyses indicate whether a proposed project will result in an exceedance of localized emissions thresholds or LSTs. LSTs only apply to short-term (construction) and long-term (operational) emissions at a fixed location and do not include off-site or area-wide emissions. The approach used in the analysis of the proposed project utilized a number of screening tables that identified maximum allowable emissions (in pounds per day) at a specified distance to a receptor. The pollutants that are the focus of the LST analysis include the conversion of NOx to NO2; carbon monoxide (CO) emissions from construction and operations;
PM10 emissions from construction and operations; and PM2.5 emissions from construction and operations. For purposes of the LST analysis, the receptor distance used was 50 meters, since the closest point within the project site is located approximately 45 meters (150 feet) north of the aforementioned neighborhood. As indicated in the table, the project will not exceed any LSTs.
Table 3-3 Local Significance Thresholds Exceedance SRA 16 Allowable Emissions Threshold (lbs/day) and a Project Emissions Specified Distance from Receptor (in meters) Emissions Type (lbs/day) 25 5o 100 200 500
NOx 45.63 Construction 221 212 226 249 317
CO 22.87 Construction 1,311 1,731 2,274 3,605 8,754
PM10 20.65 Construction 11 34 49 78 165
PM2.5 6.12* Construction 6 9 15 34 95 Source: SCAQMD *= Denotes emissions after the implementation of the mitigation measures identified in subsection 3.3.2.B
Based on the analysis of LST impacts summarized above in Table 3-3, the potential impacts will be less than significant. As a result, the potential impacts are considered to be less than significant.
E. Would the project create objectionable odors affecting a substantial number of people? ● Less Than Significant Impact with Mitigation.
The SCAQMD has identified those land uses that are typically associated with odor complaints. These uses include activities involving livestock, rendering facilities, food processing plants, chemical plants, composting activities, refineries, landfills, and businesses involved in fiberglass molding.30 The project will include the construction and operation of two fast food restaurants.
29 Google Earth. Website accessed September 8, 2016.
30 South Coast Air Quality Management District. CEQA Air Quality Handbook. April 1993.
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 45 INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
PROJECT SITE
Non-Sensitive Receptors
Sensitive Receptors
North North
EXHIBIT 3-2 SENSITIVE RECEPTORS MAP SOURCE: QUANTUM GIS
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 46 INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
In order to control odors and emissions emanating from the vents, the following mitigation is required:
● The Applicant shall ensure that all pertinent air pollution control equipment is installed in the proposed restaurant uses and maintained at all times. All air pollution control equipment must be installed on the two fast-food restaurants prior to the issuance of a Certificate of Occupancy. The Applicant will be responsible for providing permit(s) and inspection reports to the City upon request.
The aforementioned mitigation will reduce potential impacts to levels that are less than significant.
3.3.3 CUMULATIVE IMPACTS
The proposed project’s short-term construction emissions will be well below thresholds that are considered to represent a significant impact with the adoption of the appropriate mitigation measures. As shown in Table 3-2, the project’s operational emissions are below the thresholds of significance established by the SCAQMD.
3.3.4 MITIGATION MEASURES
The following mitigation is required as part of this project to ensure that potential air quality impacts are mitigated to levels that is less than significant:
Mitigation Measure No. 3 (Air Quality). The Applicant shall have all clearing, earthmoving, or excavation activities be discontinued during periods of high winds (i.e. greater than 15 mph), so as to prevent excessive amounts of fugitive dust. A wind gage shall be located on site prior to grading operations commencing and available for inspection by City personnel.
Mitigation Measure No. 4 (Air Quality). The Applicant shall ensure that the contractors adhere to all pertinent SCAQMD protocols regarding grading, site preparation, and construction activities and as required by the Chief Building Official.
Mitigation Measure No. 5 (Air Quality). The Applicant shall ensure that the grading and building contractors must adhere to the SCAQMD Rule 403 pertaining to the generation of fugitive dust during grading and/or the use of equipment on unpaved surfaces. The contractors will be responsible for being familiar with, and implementing any pertinent best available control measures. The Applicant shall have the contractor submit a plan for the implementation of Rule 403 to the Chief Building Official prior to issuance of any permits. Failure to comply with Rule 403 will result in the project being shut down.
Mitigation Measure No. 6 (Air Quality). The Applicant shall ensure that all pertinent air pollution control equipment is installed in the proposed restaurant uses and maintained at all times. All air pollution control equipment must be installed on the two fast-food restaurants prior to the issuance of a Certificate of Occupancy. The Applicant will be responsible for providing permit(s) and inspection reports to the City upon request.
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 47 INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
3.4 BIOLOGICAL RESOURCES
3.4.1 THRESHOLDS OF SIGNIFICANCE
According to the City of La Habra, acting as Lead Agency, a project may be deemed to have a significant adverse impact on biological resources if it results in any of the following:
● A substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Wildlife or the U.S. Fish and Wildlife Service;
● A substantial adverse effect on any riparian habitat or other sensitive natural plant community identified in local or regional plans, policies, regulations, or by the California Department of Fish and Wildlife or U.S. Fish and Wildlife Service;
● A substantial adverse effect on federally protected wetlands as defined by Section 404 of the Clean Water Act through direct removal, filling, hydrological interruption, or other means;
● A substantial interference with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory life corridors, or impede the use of native wildlife nursery sites;
● A conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance; or,
● A conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or State habitat conservation plan.
3.4.2 ANALYSIS OF ENVIRONMENTAL IMPACTS
A. Would the project have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Wildlife or U.S. Fish and Wildlife Service? ● No Impact.
The project site is currently undeveloped and is currently covered over in ruderal vegetation. The five threatened and/or endangered species within the La Habra quadrangle include the following:
● The Southwestern Willow Flycatcher, is not likely to be found on-site due to the lack of dense riparian habitat.
● The Least Bell’s Vireo lives in a riparian habitat, with a majority of the species living in San Diego County. The project site does not contain any riparian habitat. A review of the U.S. Fish and Wildlife Service National Wetlands Inventory, Wetlands Mapper confirmed that there are no
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 48 INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
wetlands or riparian habitat present on-site or in the adjacent properties. Therefore, the likelihood of encountering this species on-site is considered to be remote.
● The Coastal California Gnatcatcher’s habitat within La Habra is identified in Chapter 6 (Conservation/Natural Resources) of the City’s General Plan. The coastal sage scrub found within the protected areas of the Westridge Golf Course was identified by the City’s General Plan as suitable habitat capable of supporting Coastal California Gnatcatchers. The Coastal California Gnatcatcher will be highly unlikely to be found on-site due to the amount of urbanization in the area and the lack of suitable habitat.
● The Belding’s Savannah Sparrow will not be encountered during construction activities because they are found within riparian habitat such as the Los Cerritos Marsh and the Ballona Wetland. As indicated previously, the project site does not contain any riparian habitat. Therefore, it is highly unlikely that this species will be encountered on-site.
● Finally, the Bank Swallow populations located in Southern California are extinct.31
The proposed project will not have an impact on the aforementioned species due to the lack of suitable riparian habitat within the project site. As a result, no impacts on any candidate, sensitive, or special status species will result from proposed project’s implementation.
B. Would the project have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, and regulations; or by the California Department of Fish and Wildlife or U.S. Fish and Wildlife Service? ● No Impact.
The project site is presently undeveloped and is covered over in ruderal vegetation. There is no riparian habitat present within the project site based on the most recent site visits.32 A review of the U.S. Fish and Wildlife Service National Wetlands Inventory, Wetlands Mapper confirmed that there are no wetlands or riparian habitat present on-site or in the adjacent properties. As a result, no impacts on natural or riparian habitats will result from the proposed project’s implementation.
C. Would the project have a substantial adverse effect on federally protected wetlands as defined by Section 404 of the Clean Water Act (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? ● No Impact.
As indicated in the previous subsection, the project site and the adjacent developed properties do not contain any natural wetland and/or riparian habitat. The project area is located along a major arterial roadway. As a result, the proposed project will not impact any protected wetland area or designated blue- line stream and no impacts will occur.
31 California Partners in Flight Riparian Bird Conservation Plan. BANK SWALLOW (Riparia riparia). http://www.prbo.org/calpif/htmldocs/species/riparian/bank_swallow_acct2.html
32 Blodgett Baylosis Environmental Planning. Site survey. Survey was conducted on September 9, 2016.
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 49 INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
D. Would the project interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory life corridors, or impede the use of native wildlife nursery sites? ● No Impact.
The project site is located in the midst of an urban area and no natural open space remains. The project site’s utility as a migration corridor is severely limited due to the current level of development in the surrounding area. In addition, there are no trees or bodies of water located on-site. Constant disturbance from vehicular traffic along Imperial Highway further restricts the site’s status as a potential migration corridor. Since the site does not have any utility as a migration corridor, no impacts will occur.
E. Would the project conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance? ● No Impact.
Chapter 6 (Conservation/Natural Resources) of the City’s General Plan identifies the need to “encourage the preservation of trees in existing and new development projects that are suitable nesting and roosting habitat for resident and migratory bird species”.33 There are no trees present on-site. Other than the Chapter 6 policy described above, the City does not contain any other policy or ordinance implemented to protect trees or other biological resources. As a result, no impacts will occur.
F. Would the project conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or State habitat conservation plan? ● No Impact.
The City of La Habra is fully urbanized and contains sparse amounts of native wildlife habitat. In addition, the project area is not located within an area governed by a habitat conservation or community conservation plan. The nearest Significant Ecological Area (SEA) to the project site is the Powder Canyon- Puente Hills Significant Ecological Area (SEA #17), located approximately three miles to the northeast of the project site.34 In addition, Chapter 6 (Conservation/Natural Resources) of the City’s General Plan identifies protected habitat located within the Westridge Golf Course. The Westridge Golf Course contains coastal sage scrub, which has been identified by the City as suitable habitat capable of supporting Coastal California Gnatcatchers. The proposed project will not be located within the designated area of these improvements and will not encroach or disturb the protected habitat located in the Westridge Golf Course. This golf course is located 1.51 miles to the southwest of the project site. Since the proposed project site is located outside of the designated SEA and abovementioned Golf Course, no impacts on local, regional, or State habitat conservation plans will result from the implementation of the proposed project.
3.4.3 CUMULATIVE IMPACTS
The proposed project will not involve any incremental loss or degradation of protected habitat. The analysis determined that the proposed project will not result in any impacts on protected plant and animal species. As a result, no cumulative impacts on biological resources will be associated with the proposed project’s implementation.
33 City of La Habra General Plan 2035. Chapter 6 Conservation and Natural Resources. BR. 1.8, Tree Preservation. Page 6-3.
34 Google Earth. Website Accessed September 13, 2016.
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 50 INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
3.4.4 MITIGATION MEASURES
The analysis indicated that the proposed project would not result in any impacts on biological resources. As a result, no mitigation measures are required.
3.5 CULTURAL RESOURCES
3.5.1 THRESHOLDS OF SIGNIFICANCE
According to the City of La Habra, acting as Lead Agency, a project would be deemed to have a significant adverse impact on cultural resources if it results in any of the following:
● A substantial adverse change in the significance of a historical resource, including tribal cultural resources, as defined in §15064.5 of the State CEQA Guidelines;
● A substantial adverse change in the significance of an archaeological resource, including tribal cultural resources, pursuant to §15064.5 of the State CEQA Guidelines;
● The destruction of a unique paleontological resource, site or unique geologic feature; or,
● The disturbance of any human remains, including those interred outside of formal cemeteries, including Native American Sacred Sites.
3.5.2 ANALYSIS OF ENVIRONMENTAL IMPACTS
A. Would the project cause a substantial adverse change in the significance of a historical resource, including tribal cultural resources, as defined in §15064.5 of the State CEQA Guidelines? ● No Impact.
Historic structures and sites are defined by local, State, and Federal criteria. A site or structure may be historically significant if it is locally protected through a local General Plan or historic preservation ordinance. A site or structure may be historically significant according to State or Federal criteria even if the locality does not recognize such significance. The State, through the State Historic Preservation Office (SHPO), maintains an inventory of those sites and structures that are considered to be historically significant. Finally, the U.S. Department of Interior has established specific Federal guidelines and criteria that indicate the manner in which a site, structure, or district is to be defined as having historic significance and in the determination of its eligibility for listing on the National Register of Historic Places.35 To be considered eligible for the National Register, a property’s significance may be determined if the property is associated with events, activities, or developments that were important in the past, with the lives of people who were important in the past, or represents significant architectural, landscape, or engineering elements.
35 U. S. Department of the Interior, National Park Service. National Register of Historic Places. http://focus.nps.gov/nrhp.
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 51 INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
A search through the California Office of Historic Preservation, California Historical Resources database indicated that the project site does not contain any historic structures listed in the National or California Registrar.36 Upon review of the specific criteria listed above, it was determined that the project site does not qualify for listing in either the National or California registrar. In addition, the Historic Context & Survey Report that was prepared for the City by Galvin Preservation Associates, Inc. was consulted to determine whether the project site meets the criteria set forth by the California Register of Historical Resources. There were a total of 28 listings within the City. The property was not included on the aforementioned list.37 As a result, no impacts are anticipated.
B. Would the project cause a substantial adverse change in the significance of an archaeological resource, including tribal cultural resources, pursuant to §15064.5 of the State CEQA Guidelines? ● Less than Significant Impact with Mitigation.
The greater Los Angeles Basin was previously inhabited by the Gabrieleño people, named after the San Gabriel Mission. The Gabrieleño tribe has lived in this region for around 7,000 years.38 Prior to Spanish contact, approximately 5,000 Gabrieleño people lived in villages throughout the Los Angeles Basin.39 Villages were typically located near major rivers such as the San Gabriel, Rio Hondo, or Los Angeles Rivers.40 The City of La Habra General Plan Environmental Impact Report (EIR) indicates potential archaeological sites in the City may have subsurface and/or previously unknown deposits that would be impacted by future development, redevelopment, or other soil-disturbing activities on undisturbed soil. As a result, the General Plan EIR requires an archaeological study and monitoring for ground-disturbing activities on undisturbed soil. Formal Native American consultation was provided in accordance with AB- 52. The tribal representative indicated that the project site is situated in an area of high archaeological significance. As a result, the following mitigation is required:
● The project Applicant will be required to obtain the services of a qualified Native American Monitor during construction-related ground disturbance activities. Ground disturbance is defined by the Tribal Representatives from the Gabrieleño Band of Mission Indians, Kizh Nation as activities that include, but are not limited to, pavement removal, pot-holing or auguring, boring, grading, excavation, and trenching, within the project area. The monitor(s) must be approved by the tribal representatives and the City’s Community Development Director and will be present on- site during the grading and construction phases that involve any ground disturbing activities. The on-site monitoring shall end when the project site grading and excavation activities are completed, or when the monitor has indicated that the site has a low potential for archeological resources. Documentation that the required monitoring has been completed shall be provided to the Chief Building Official.
36 California Office of Historic Preservation. California Historical Resources. http://ohp.parks.ca.gov/ ListedResources/ ?view=county&criteria=30
37 City of La Habra. Final Environmental Impact Report For: General Plan 2035. Pages 5.3-5 through 5.3-7.
38 Tongva People of Sunland-Tujunga. Introduction. http://www.lausd.k12.ca.us/Verdugo_HS/classes/multimedia/intro.html.
39 Rancho Santa Ana Botanical Garden. Tongva Village Site. http://www.rsabg.org/component/k2/item/453-tongva-village-site.
40 McCawley, William. The First Angelinos, The Gabrielino Indians of Los Angeles. 1996. SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 52 INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
In the unlikely event that remains are uncovered by construction crews and/or the Native American Monitors, all excavation and grading activities shall be halted and the City of La Habra Police Department will be contacted (the Department will then contact the County Coroner). Title 14; Chapter 3; Article 5; Section 15064.5 of CEQA will apply in terms of the identification of significant archaeological resources and their salvage. Adherence to the abovementioned mitigation will reduce potential impacts to levels that are less than significant.
C. Would the project directly or indirectly destroy a unique paleontological resource, site or unique geologic feature? ● Less Than Significant Impact with Mitigation.
The project site is underlain by the La Habra formation, which dates back to the Pleistocene age.41 The Pleistocene age spanned from 2.6 million to 11,700 years ago and contains an abundance of well-preserved fossils.42 The Geology and Oil Resources of the Western Puente Hills Area prepared by the USGS indicated the discovery of tusk fragments belonging to the Elephas Imperator along Imperial Highway in La Habra.43 A Paleontological Resource Assessment was conducted for the City and the project area was found to contain soils containing Artificial Fill, Young Alluvial Fan Deposits, Pleistocene Alluvial Fan Deposits, and the La Habra Formation. The La Habra Formation has a high paleontological sensitivity, and paleontological resources have been encountered at two nearby localities within these sediments. These sediments have the potential to be encountered during project-related excavations. The Natural History Museum of Los Angeles County (LACM) identifies the closest two localities as LACM 35538 and LACM 3528. LACM 35538 produced a fossil specimen of a mammoth (Mammuthus sp.), and LACM 3528 has produced numerous fossils including a white shark (Carcharodon arnoldi), turkey (Meleagris californica), ground sloth (Paramylodon sp.), mammoth (Mammuthus sp.), mastodon (Mammut sp.), horse (Equus sp.), camel (Camelops sp.), deer (Odocoileus sp.), and pronghorn antelope (Anilocapra sp.). Therefore, the La Habra Formation has yielded and still has the potential to contain paleontological resources of major significance.
Young Alluvial Fan Deposits from the Pleistocene, which can also contain fossil remains and have a high paleontological sensitivity beginning at depths of 40 feet or below ground surface (BGS). However, grading to a depth of approximately eight feet may also affect unknown buried paleontological resources. Therefore, there is a potential for significant fossil remains to be encountered during grading activities, and the following mitigation measure is required.
● The Applicant must retain the services of a paleontologist who is listed on the County of Orange List of Certified Paleontologists prior to commencement of any grading activity on site. The Chief Building Official and Planning Manager will verify that a paleontologist has been retained by the Applicant. The paleontologist must be on site during all rough grading and other significant ground-disturbing activities in native soils. A paleontologist shall not be required on site if excavation is only occurring in Artificial Fill. Evidence of the presence of artificial fill must be documented in the form of a geotechnical/soils report or Phase I/II report. These reports must be reviewed by the Chief Building Official and Planning Manager along with the grading plans to
41 USGS. Geology and Oil Resources of the Western Puente Hills Area, Southern California. Page C-25.
42 University of California Museum of Paleontology. The Pleistocene Epoch. http://www.ucmp.berkeley.edu/quaternary/pleistocene.php. Website accessed September 15, 2016.
43 USGS. Geology and Oil Resources of the Western Puente Hills Area, Southern California. Page C-25.
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 53 INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
ensure that grading and excavation does not extend past a layer of artificial fill (assuming the site is underlain with fill materials). Prior to the beginning of any required monitoring, the paleontologist shall prepare a Paleontological Resources Impact Mitigation Program for the proposed project pursuant to the guidelines of the Society of Vertebrate Paleontologists (SVP) (SVP, 1995 and 2010). The program needs to be reviewed and approved by the Director of Community Development prior to issuance of any permits. In the event that paleontological resources are encountered during the course of ground disturbance, the paleontological monitor shall adhere to all applicable requirements and have the authority to temporarily redirect construction away from the area of the find in order to assess its significance under the CEQA Guidelines. Collected resources shall be cleaned and stabilized, prepared to the point of identification, identified to the lowest taxonomic level possible, cataloged, and curated into the permanent collections of an accredited scientific institution as approved by the City of La Habra. At the conclusion of the monitoring program, a report of findings shall be prepared to document the results of the monitoring program and provided to the City prior to any building final. In addition, the findings of the report shall be published and made available to all reporting agencies.
The aforementioned mitigation will reduce the potential impact to levels that are less than significant.
D. Would the project disturb any human remains, including those interred outside of formal cemeteries, including Native American Sacred Sites? ● Less than Significant Impact.
There are no cemeteries located in the immediate area of the project site. The nearest cemetery to the project site is Memory Garden Memorial Park, located approximately 2.1 miles to the east in Brea.44 The proposed project will be restricted to the designated project site and will not affect the aforementioned cemetery. In addition, the proposed construction is not anticipated to neither discover nor disturb any on- site burials due to the level of urbanization present. Furthermore, the mitigation measure discussed in Section 3.5.2.B will reduce potential impacts to levels that are less than significant. Notwithstanding, in the event of an accidental discovery, Title 14; Chapter 3; Article 5; Section 15064.5 of CEQA will apply in terms of the identification of significant archaeological resources and their salvage. Due to the minor level of grading and the current level of development, the proposed project is not anticipated to disturb human remains and as a result, the impacts are less than significant.
3.5.3 CUMULATIVE IMPACTS
The potential environmental impacts related to cultural resources are site-specific. Furthermore, the analysis herein determined that the proposed project would not result in any significant impacts on cultural resources. As a result, no cumulative impacts will occur as part of the proposed project’s implementation.
44 Google Maps. Website accessed September 13, 2016. SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 54 INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
3.5.4 MITIGATION MEASURES
The following mitigation is required due to the potential for disturbance of archaeological resources:
Mitigation Measure No. 7 (Cultural Resources). The project Applicant will be required to obtain the services of a qualified Native American Monitor during construction-related ground disturbance activities. Ground disturbance is defined by the Tribal Representatives from the Gabrieleño Band of Mission Indians, Kizh Nation as activities that include, but are not limited to, pavement removal, pot- holing or auguring, boring, grading, excavation, and trenching, within the project area. The monitor(s) must be approved by the tribal representatives and the City’s Community Development Director and will be present on-site during the grading and construction phases that involve any ground disturbing activities. The on-site monitoring shall end when the project site grading and excavation activities are completed, or when the monitor has indicated that the site has a low potential for archeological resources. Documentation that the required monitoring has been completed shall be provided to the Chief Building Official.
Mitigation Measure No. 8 (Cultural Resources). The Applicant must retain the services of a paleontologist who is listed on the County of Orange List of Certified Paleontologists prior to commencement of any grading activity on site. The Chief Building Official and Planning Manager will verify that a paleontologist has been retained by the Applicant. The paleontologist must be on site during all rough grading and other significant ground-disturbing activities in native soils. A paleontologist shall not be required on site if excavation is only occurring in Artificial Fill. Evidence of the presence of artificial fill must be documented in the form of a geotechnical/soils report or Phase I/II report. These reports must be reviewed by the Chief Building Official and Planning Manager along with the grading plans to ensure that grading and excavation does not extend past a layer of artificial fill (assuming the site is underlain with fill materials). Prior to the beginning of any required monitoring, the paleontologist shall prepare a Paleontological Resources Impact Mitigation Program for the proposed project pursuant to the guidelines of the Society of Vertebrate Paleontologists (SVP) (SVP, 1995 and 2010). The program needs to be reviewed and approved by the Director of Community Development prior to issuance of any permits. In the event that paleontological resources are encountered during the course of ground disturbance, the paleontological monitor shall adhere to all applicable requirements and have the authority to temporarily redirect construction away from the area of the find in order to assess its significance under the CEQA Guidelines. Collected resources shall be cleaned and stabilized, prepared to the point of identification, identified to the lowest taxonomic level possible, cataloged, and curated into the permanent collections of an accredited scientific institution as approved by the City of La Habra. At the conclusion of the monitoring program, a report of findings shall be prepared to document the results of the monitoring program and provided to the City prior to any building final. In addition, the findings of the report shall be published and made available to all reporting agencies.
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 55 INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
3.6 GEOLOGY AND SOILS
3.6.1 THRESHOLDS OF SIGNIFICANCE
According to the City of La Habra, acting as Lead Agency, a project may be deemed to have a significant adverse impact on the environment if it results in any of the following:
● The exposure of people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving rupture of a known earthquake fault, ground shaking, liquefaction, or landslides;
● Substantial soil erosion resulting in the loss of topsoil;
● The exposure of people or structures to potential substantial adverse effects, including location on a geologic unit or a soil that is unstable, or that would become unstable as a result of the project, and potentially result in on- or off-site landslide, lateral spreading, subsidence, liquefaction, or collapse;
● Locating a project on an expansive soil, as defined in the California Building Code, creating substantial risks to life or property; or,
● Locating a project in soils that are incapable of adequately supporting the use of septic tanks or alternative wastewater disposal systems where sewers are not available for the disposal of wastewater.
3.6.2 ANALYSIS OF ENVIRONMENTAL IMPACTS
A. Would the project expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving rupture of a known earthquake fault (as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault), ground shaking, liquefaction, or landslides? ● Less Than Significant Impact.
The City of La Habra is located in a seismically active region. Many major and minor local faults traverse the entire Southern California region, posing a threat to millions of residents including those who reside in the region. Earthquakes from several active and potentially active faults in the Southern California region could affect the proposed project site. According to the City of La Habra Hazard Mitigation Plan, earthquakes pose the greatest threat to the safety of the City’s citizens and thousands of employees. Earthquakes are ranked the highest in a chart showing hazard ranks with a score of 50.45
45 City of La Habra Hazard Mitigation Plan. ES.4 Hazard Risk Assessment. Plan dated October 2007.
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 56 INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
In 1972, the Alquist-Priolo Earthquake Zoning Act was passed in response to the damage sustained in the 1971 San Fernando Earthquake. The Alquist-Priolo Earthquake Fault Zoning Act's main purpose is to prevent the construction of buildings used for human occupancy on the surface trace of active faults.46 The Act established Alquist-Priolo Special Studies Zones (APSSZ) which designated those active faults that could result in surface rupture in the event of an earthquake along the fault trace. The APSSZ’s are identified in maps prepared by the California Geological Survey (refer to Exhibit 3-3 for the map that was prepared for La Habra and the surrounding area). The APSSZ map prepared for La Habra and the surrounding area identifies two APSSZs: the Whittier-Elsinore fault and the Coyote Hills Fault. Neither fault trace extends into the project site.47 The project site is at risk for ground-shaking though the degree of impact will not be significantly different from that anticipated for the surrounding areas. The new construction will be required to conform to the most recent and pertinent building codes and standards outlined by both the City and the State. A portion of the project site is located in an area that is subject to liquefaction (refer to Exhibit 3-4).
According to the United States Geological Survey, liquefaction is the process by which water-saturated sediment temporarily loses strength and acts as a fluid. Essentially, liquefaction is the process by which the ground soil loses strength due to an increase in water pressure following seismic activity. The project will be built in accordance with the most recent and stringent building codes. Thereby reducing the potential impacts related to liquefaction. Lastly, the project site is not subject to the risk of landslides (refer to Exhibit 3-4) because there are no hills or mountains located in the vicinity of the project site. The project site is at no greater risk for ground shaking, fault rupture, and liquefaction than the rest of the City. Therefore, the impacts are expected to be less than significant.
B. Would the project result in substantial soil erosion or the loss of topsoil? ● No Impact.
According to the soil maps prepared for Orange County by the United States Department of Agriculture, the project site is underlain with soils of the Sorrento clay loam association. The United States Department of Agriculture classifies soils based on their limitations or hazard risk. The Sorrento clay loam soils association was placed into Class I, which are soils described as having few limitations. Erosion hazard is slight and the Sorrento clay loam soils are generally level. The inclusion of paved surfaces and landscaping will further minimize soil erosion.
In addition, the Applicant will be required to adhere to the construction Best Management Practices (BMPs) outlined in the Construction Runoff Guidance Manual. The construction BMPs identified in the Construction Runoff Guidance Manual are applicable for all projects located within Orange County.48 These construction BMPs are grouped into the following categories: erosion control, which focuses on preventing soil from being eroded by stormwater and potentially discharged from the construction site; sediment control, which focuses on preventing eroded soil from being discharged from the construction site; wind erosion control, which protects the soil surface and prevents the soil particles from being detached by wind; tracking control, which prevents or reduces the amount of sediment that is tracked to paved areas from unpaved areas by vehicles or construction equipment; non-stormwater management,
46 California Department of Conservation. What is the Alquist-Priolo Act http://www.conservation.ca.gov /cgs/rghm/ap/ Pages/main.aspx
47 Ibid.
48 Orange County Public Works. Construction Runoff Guidance Manual. Report dated December 2012.
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 57 INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
which limits or reduces potential pollutants at their source before they are exposed to stormwater; and waste management and materials pollution control, which practices that limit or reduce or prevent the contamination of stormwater by construction wastes and materials.49 The City’s NPDES program coordinator and inspector is responsible for ensuring compliance with the County requirements. As a result, no impacts regarding soil erosion will occur.
C. Would the project expose people or structures to potential substantial adverse effects, including location on a geologic unit or a soil that is unstable, or that would become unstable as a result of the project, and potentially result in on- or off-site landslide, lateral spreading, subsidence, liquefaction, or collapse? ● Less than Significant Impact.
The project site and the surrounding area is relatively level and is at no risk for landslides (refer to Exhibit 3-4). Lateral spreading is a phenomenon that is characterized by the horizontal, or lateral, movement of the ground. Lateral spreading could be liquefaction induced or can be the result of excess moisture within the underlying soils. Liquefaction-induced lateral spreading will not affect the proposed project since the new building will be constructed with the strict adherence to the most pertinent State and City building codes. The Sorrento clay loam soils exhibit certain shrink swell characteristics (refer to Section 3.6.2.D). These soils become sticky when wet and expand according to the moisture content present at the time. An influx of groundwater may be absorbed by the soils and could lead to lateral spreading.
A Geotechnical Report was prepared for the project by Geo-Etka, Inc. According to the report, the project area was underlain with clay-based fill soils. These fill soils were characterized as having a “low” expansion potential.50 Therefore, the Geotechnical report recommended the over-excavation and replacement of the fill soils with compacted fill. In addition, any imported fill must be non-expansive. Adherence to the design recommendations outlined in the soils report will reduce potential impacts to levels that are less than significant.
The soil that underlies the project site may be prone to subsidence due to their shrink swell characteristics. Subsidence occurs via soil shrinkage and is triggered by a significant reduction in an underlying groundwater table, thus causing the earth on top to sink.51 Grading and other construction activities are not expected to reach the depths required to encounter an underlying groundwater aquifer. Furthermore, the project will be required to be connected to the City’s water lines; therefore, the project’s operation will not affect any underlying groundwater. No groundwater will be drained to accommodate the construction of the proposed project. In addition, the Applicant will be required by the City to adhere to the design recommendations provided in the soils report. These design recommendations will address potential hazards related to subsidence. As a result, the potential impacts are anticipated to be less than significant.
49 Orange County Public Works. Construction Runoff Guidance Manual. Report dated December 2012.
50 Geo-Etka, Inc. Geotechnical Investigation Report. Report dated October 12, 2016.
51 Subsidence Support. What Causes House Subsidence? http://www.subsidencesupport.co.uk/what-causes-subsidence.html
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 58 INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
Whittier-Elsinore Fault
Project Site
Coyote Hills Fault
North North
EXHIBIT 3-3 ALQUIST-PRIOLO FAULT MAP SOURCE: CALIFORNIA GEOLOGICAL SURVEY
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 59 INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
Project Area
North
EXHIBIT 3-4 LIQUEFACTION RISK SOURCE: CALIFORNIA GEOLOGICAL SURVEY
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 60 INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
D. Would the project result in, or expose people to, potential impacts including location on expansive soil, as defined in Uniform Building Code (2012), creating substantial risks to life or property? ● Less than Significant Impact.
The Web Soil Survey, which is available on the United States Geological Survey website, was consulted to identify the soils that underlie the project site. According to the Web Soil Survey, the project site is underlain by Sorrento clay loam soils.52 Shrinking and swelling is influenced by the amount of clay present in the underlying soils. Clay and silty clay loam is present in the composition of Sorrento soils. In addition, this soils association possesses a moderate shrink-swell potential.53 If soils consist of expansive clay, damage to foundations and structures may occur.
A Geotechnical Report was prepared for the project by Geo-Etka, Inc. According to the report, the project area was underlain with clay-based fill soils. These fill soils were characterized as having a “low” expansion potential.54 Therefore, the Geotechnical report recommended the over-excavation and replacement of the fill soils with compacted fill. In addition, any imported fill must be non-expansive. Adherence to the design recommendations outlined in the soils report will reduce potential impacts to levels that are less than significant.
E. Would the project result in, or expose people to, potential impacts, including soils incapable of adequately supporting the use of septic tanks or alternative wastewater disposal systems where sewers are not available for the disposal of wastewater? ● No Impact.
The proposed project will not utilize septic tanks or other alternative wastewater disposal systems. As a result, no impacts associated with the use of septic tanks will occur as a result of the proposed project’s implementation.
3.6.3 CUMULATIVE IMPACTS
The potential cumulative impacts related to geology and soils are typically site-specific. Furthermore, the analysis herein determined that the proposed project would not result in significant adverse impacts related to ground shaking, liquefaction, landslides, soil erosion, lateral spreading, or subsidence. As a result, no cumulative impacts will occur.
3.6.4 MITIGATION MEASURES
The analysis presented above indicated that no mitigation will be required to accommodate the project. The project Applicant must adhere to the recommendations outlined in the Soils Report. Adherence to all pertinent local and State building codes will minimize the potential impacts in regards to seismic hazards.
52 United States Geological Survey. Web Soil Survey. http://websoilsurvey.sc.egov.usda.gov/App/WebSoilSurvey.aspx
53 United States Department of Agriculture, Soil Conservation Service. Soil Survey of Orange County and Western Part of Riverside County, California. September 1978.
54 Geo-Etka, Inc. Geotechnical Investigation Report. Report dated October 12, 2016.
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 61 INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
3.7 GREENHOUSE GAS EMISSIONS
3.7.1 THRESHOLDS OF SIGNIFICANCE
A project may be deemed to have a significant adverse impact on greenhouse gas emissions if it results in any of the following:
● The generation of greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the environment; and,
● The potential for conflict with an applicable plan, policy, or regulation adopted for the purpose of reducing emissions of greenhouse gases.
3.7.2 ENVIRONMENTAL ANALYSIS
A. Would the project generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the environment? ● Less Than Significant Impact.
The State of California requires CEQA documents to include an evaluation of greenhouse gas (GHG) emissions or gases that trap heat in the atmosphere. GHG are emitted by both natural processes and human activities. Examples of GHG that are produced both by natural and industrial processes include carbon dioxide (CO2), methane (CH4), and nitrous oxide (N2O). The accumulation of GHG in the atmosphere regulates the earth's temperature. Without these natural GHG, the Earth's surface would be about 61°F cooler.55 However, emissions from fossil fuel combustion have elevated the concentrations of GHG in the atmosphere to above natural levels.
Scientific evidence indicates there is a correlation between increasing global temperatures/climate change over the past century and human induced levels of GHG. These and other environmental changes have potentially negative environmental, economic, and social consequences around the globe. GHG differ from criteria or toxic air pollutants in that the GHG emissions do not cause direct adverse human health effects. Rather, the direct environmental effect of GHG emissions is the increase in global temperatures, which in turn has numerous impacts on the environment and humans. For example, some observed changes to include shrinking glaciers, thawing permafrost, later freezing and earlier break-up of ice on rivers and lakes, a lengthened growing season, shifts in plant and animal ranges, and earlier flowering of trees. Other, longer term environmental impacts of global warming may include a rise in sea level, changing weather patterns with increases in the severity of storms and droughts, changes to local and regional ecosystems including the potential loss of species, and a significant reduction in winter snow pack.
The SCAQMD has established a number of CEQA thresholds for significant GHG thresholds though only one for industrial development is a quantified threshold. This single quantified threshold is 10,000 metric tons of CO2E (MTCO2E) per year for new development. Table 3-4 summarizes annual greenhouse gas
(CO2E) emissions from build-out of the proposed project. Carbon dioxide equivalent, or CO2E, is a term
55 California, State of. OPR Technical Advisory – CEQA and Climate Change: Addressing Climate Change through the California Environmental Quality Act (CEQA) Review. June 19, 2008.
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 62 INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
that is used for describing different greenhouses gases in a common and collective unit. As indicated in
Table 3-4, the CO2E total for the project is 20,404 pounds per day or 9.24 MTCO2E per day. This
translates into an annual emission of 3,376 MTCO2E, which is below the aforementioned threshold. As indicated in the table, the great majority of the GHG emissions will be generated from mobile sources. For this reason, the project’s use of trip reduction incentives such as the use alternative forms of transportation, the installation of electric vehicle charging stations and bicycle racks, and other TDM measures, will be important.
It is important to note that the project is an “infill” development, which is seen as an important strategy in combating the release of GHG emissions. Infill development provides a regional benefit in terms of a reduction in Vehicle Miles Traveled (VMT) since the project is consistent with the regional and State sustainable growth objectives identified in the State’s Strategic Growth Council (SGC).56 Infill development reduces VMT by recycling existing undeveloped or underutilized properties located in established urban areas. When development is located in a more rural setting, such as further east in the desert areas, employees, patrons, visitors, and residents may have to travel farther since rural development is often located a significant distance from employment, entertainment, and population centers. Consequently, this distance is reduced when development is located in urban areas since employment, entertainment, and population centers tend to be set in more established communities.
Table 3-4 Greenhouse Gas Emissions Inventory GHG Emissions (Lbs/Day) Source CO2 CH4 N2O CO2E
Construction Phase - Site Preparation 3,766.45 1.19 -- 3,796.24
Construction Phase - Construction 2,591.58 0.63 -- 2,607.36
Construction Phase - Paving 2,207.73 0.71 -- 2,225.58
Construction Phase - Coatings 281.44 0.02 -- 281.99
Thresholds of Significance No No No No
Long-term Area Emissions 0.06 -- -- 0.07
Long-term Energy Emissions 1,888.67 0.03 0.03 1,899.90
Long-term Mobile Emissions 17,593.29 0.98 -- 17,617.92
Total Long-term Emissions 19,482.03 1.02 0.03 19,517.89
Total Long-term Emissions (MTCO2e) 3,376 MTCO2E
Thresholds of Significance 10,000 MTCO2E
Source: CalEEMod V.2016.3.1
56 California Strategic Growth Council. http://www.sgc.ca.gov/Initiatives/infill-development.html. Promoting and enabling sustainable infill development is a principal objective of the SGC because of its consistency with the State Planning Priorities and because infill furthers many of the goals of all of the Council’s member agencies. Focusing growth toward infill areas takes development pressure off conservation lands and working lands; it increases transit rider-ship and reduces vehicle trips; it requires less per capita energy and water use than less space-efficient development; it improves public health by promoting active transportation and active lifestyles; and it provides a more equitable mix of housing choices, among other benefits. Thus, the SGC has been investigating actions that can be taken to improve the ability of local governments and private developers to successfully plan and build good infill projects.
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 63 INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
B. Would the project conflict with an applicable plan, policy, or regulation adopted for the purpose of reducing emissions of greenhouse gases? ● Less than Significant Impact with Mitigation.
The City’s General Plan includes a Conservation Element that has an air quality focus. In this section, the following policies related to air quality are identified:
● Policy 2.1: Continue to research alternatives and pollution control measures that influence air quality, including trip reductions, carpooling, and local transit services.
● Policy 2.2: Encourage urban infill and land uses and densities that result in reduced trips and reduced trip lengths, and that support non-motorized modes of travel.
● Policy 2.3: Initiate capital improvement programs that allow for bus turnouts, traffic synchronization, and intersection channelization.
● Policy 2.4: Continue to participate and support cooperative programs between cities which will reduce trips and vehicle miles traveled.
The proposed project is an infill development that is consistent with Policy 2.2. In addition, the City has also adopted a Climate Action Plan (CAP), which provides a list of specific General Plan policies and goals that will reduce GHG emissions. The purposed of the CAP is to reduce emissions attributable to La Habra to levels at or below 1990 GHG emissions by year 2020 consistent with the target reductions of AB 32; and, to reduce emissions attributable to La Habra to levels 30 percent below 2010 GHG emissions by year 2035. According to the CAP, La Habra’s community‐wide GHG emissions for 2010, the base year, amounted to
284,089 MTCO2E. The projected business‐as‐usual emissions for the year 2020, based on population and housing growth estimates, are 316,935 MTCO2E. In order to reach the GHG reduction target, La Habra must offset this growth in emissions and reduce community‐wide emissions to 241,476 MTCO2E by the year 2020. This 2020 reduction target is a 15 percent decrease from 2010 levels.57
The proposed project would not be in conflict with adopted initiatives designed to control GHG emissions in the coming years. The project will also involve the recycling of an existing and vacant urban property and this “infill development” is seen as an important strategy in reducing regional GHG emissions. In addition, the following mitigation measures will be effective in further reducing GHG emissions through energy conservation, water conservation, and the recycling of solid waste:
● The Applicant shall submit for approval a demolition/construction waste recycling plan pursuant to the City’s C&D Waste Management Ordinance to be approved by the Director of Public Works prior to the issuance of demolition/building permits.
● The Applicant shall construct a new building so as to utilize insulation and energy saving techniques in accordance with Title 24 requirements. An Energy Savings Plan shall be submitted for approval implementing measures that at a minimum result in a 20 percent savings in energy use from the Uniform Building Code which served as the baseline for General Plan 2035, to the Chief Building Official prior to issuance of building permits.
57 Atkins. City of La Habra Climate Action Plan. Plan adopted January 21, 2016. SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 64 INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
● The Applicant shall have all plumbing fixtures employ Title 24 requirements to be documented on the building plans submitted to the Chief Building Official for approval prior to issuance of building permits.
● The Applicant shall install new landscaping adding to the appearance of the project site and greater facility as a whole, but also conforming to R3-A1 of the City’s CAP reduction measures. The improvements shall be shown on the landscape plan to be approved by the Planning Manager prior to issuance of building permits.
● The Applicant shall submit an irrigation plan for the new landscaping that employs timers and other equipment that will maximize water conservation. Plans are to be submitted to the Planning Manager and Director of Public Works for approval prior to issuance of building permits.
● The Applicant/operator shall comply with the City’s waste reduction and recycling requirements. A Waste and Reduction and Recycling Plan shall be submitted to the Public Works Director for approval prior to issuance of a Certificate of Occupancy.
● The Applicant shall design exterior lighting to avoid waste energy through the elimination of unnecessary lighting. The Exterior Lighting Plan shall be submitted to the Planning Manager and the Chief Building Official for approval prior to issuance of a building permit.
Adherence to the abovementioned mitigation will place the proposed project in conformance with the City’s Climate Action Plan and the La Habra General Plan 2035.58 The proposed project’s traffic and potential stationary emissions are below those that would be expected from light industrial uses, such as those located north of the project site. As a result, the proposed project’s impacts are less than significant with adherence to the abovementioned mitigation.
3.7.3 CUMULATIVE IMPACTS
The analysis herein determined that the proposed project would not result in any significant adverse impacts related to the emissions of greenhouse gasses. As a result, no cumulative impacts will result from the proposed project’s implementation.
3.7.4 MITIGATION MEASURES
The analysis of impacts indicated that no significant impacts would result from the proposed project’s implementation. However, in order to conform to 20 percent reduction in energy consumption outlined in the City’s General Plan, the following mitigation measures are to be implemented:
Mitigation Measure No. 9 (Greenhouse Gas Emissions). The Applicant shall submit for approval a demolition/construction waste recycling plan pursuant to the City’s C&D Waste Management Ordinance to be approved by the Director of Public Works prior to the issuance of demolition/building permits.
58 City of La Habra Climate Action Plan. Table 1-1 GHG Related La Habra 2035 General Plan Policies. Page 1-5. Adopted January 21st, 2016.
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 65 INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
Mitigation Measure No. 10 (Greenhouse Gas Emissions). The Applicant shall construct a new building so as to utilize insulation and energy saving techniques in accordance with Title 24 requirements. An Energy Savings Plan shall be submitted for approval implementing measures that at a minimum result in a 20 percent savings in energy use from the 2008 Building Code which served as the baseline for General Plan 2035, to the Chief Building Official prior to issuance of building permits.
Mitigation Measure No. 11 (Greenhouse Gas Emissions). The Applicant shall have all plumbing fixtures employ Title 24 requirements to be documented on the building plans submitted to the Chief Building Official for approval prior to issuance of building permits.
Mitigation Measure No. 12 (Greenhouse Gas Emissions). The Applicant shall install new landscaping adding to the appearance of the project site and greater facility as a whole, but also conforming to R3- A1 of the City’s CAP reduction measures. The improvements shall be shown on the landscape plan to be approved by the Planning Manager prior to issuance of building permits.
Mitigation Measure No. 13 (Greenhouse Gas Emissions). The Applicant shall submit an irrigation plan for the new landscaping that employs timers and other equipment that will maximize water conservation. Plans are to be submitted to the Planning Manager and Director of Public Works for approval prior to issuance of building permits.
Mitigation Measure No. 14 (Greenhouse Gas Emissions). The Applicant/operator shall comply with the City’s waste reduction and recycling requirements. A Waste and Reduction and Recycling Plan shall be submitted to the Public Works Director for approval prior to issuance of a Certificate of Occupancy.
Mitigation Measure No. 15 (Greenhouse Gas Emissions). The Applicant shall design exterior lighting to avoid waste energy through the elimination of unnecessary lighting. The Exterior Lighting Plan shall be submitted to the Planning Manager and the Chief Building Official for approval prior to issuance of a building permit.
3.8 HAZARDS AND HAZARDOUS MATERIALS
3.8.1 THRESHOLDS OF SIGNIFICANCE
According to the City of La Habra, acting as Lead Agency, a project may be deemed to have a significant adverse impact if it results in any of the following:
● The creation of a significant hazard to the public or the environment through the routine transport, use or disposal of hazardous materials;
● The creation of a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment;
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 66 INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
● The generation of hazardous emissions or the handling of hazardous or acutely hazardous materials, substances or waste within one-quarter mile of an existing or proposed school;
● Locating the project on a site that is included on a list of hazardous material sites compiled pursuant to Government Code Section 65962.5 resulting in a significant hazard to the public or the environment;
● Locating the project within an area governed by an airport land use plan, or where such a plan has not been adopted, within two miles of a public airport or a public use airport;
● Locating the project in the vicinity of a private airstrip that would result in a safety hazard for people residing or working in the project area;
● The impairment of the implementation of, or physical interference with, an adopted emergency response plan or emergency evacuation plan; or,
● The exposure of people or structures to a significant risk of loss, injury or death involving wild land fires, including where wild lands are adjacent to urbanized areas or where residences are intermixed with wild lands.
3.8.2 ANALYSIS OF ENVIRONMENTAL IMPACTS
A. Would the project create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials? ● No Impact.
Due to the nature of the proposed project (a hotel and two fast-food restaurants), no hazardous materials beyond what is commercially available and typically used in a household setting will be used once the project is occupied. The project site is not located on the California Department of Toxic Substances Control’s Hazardous Waste and Substances database.59 In addition, the project site is not identified on any Leaking Underground Storage Tank database (LUST). The United States Environmental Protection Agency’s multi-system search was consulted to determine whether the project site is identified on any Federal Brownfield list; Federal Comprehensive Environmental Response, Compensation and Liability Information System (CERCLIS) List; Federal Resource Conservation and Recovery Act (RCRA) Treatment, Storage, and Disposal (TSD) Facilities List; and/or Federal RCRA Generators List. The project site is not identified on any Federal or State database.60 As a result, no impacts will occur.
B. Would the project create a significant hazard to the public or the environment, or result in reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? ● Less Than Significant Impact.
Due to the nature of the proposed project, no hazardous materials will be used on-site beyond those which are used for routine cleaning and maintenance. Future on-site clean-up activities must comply with all
59 CalEPA. Cortese List Data Resources. http://www.calepa.ca.gov/sitecleanup/corteselist/.
60 United States Environmental Protection Agency. Environfacts-Multisystem Search. https://www3.epa.gov/enviro/facts/multisystem.html
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 67 INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
pertinent requirements of the Fire Department, SCAQMD, Regional Water Quality Control Board, California Department of Toxic Substances Control, and other pertinent regulatory agencies. Compliance with the regulations of these agencies will reduce the potential risk to levels that are less than significant.
C. Would the project emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school? ● No Impact.
There are no schools located within one-quarter mile from the project site. Las Lomas School, located approximately 0.52 miles northwest of the project site, is the closest school to the project site. Hazardous materials will not be handled on-site during the project’s construction and operational phases. Likewise, hazardous materials will not be transported off-site. As a result, no impacts regarding the accidental release of hazardous materials near schools will occur.
D. Would the project be located on a site that is included on a list of hazardous material sites compiled pursuant to Government Code Section 65962.5, and, as a result, would it create a significant hazard to the public or the environment? ● No Impact.
The Cortese List, also referred to as the Hazardous Waste and Substances Sites List or the California Superfund List, is a planning document used by the State and other local agencies to comply with CEQA requirements that require the provision of information regarding the location of hazardous materials release sites. California Government Code section 65962.5 requires the California Environmental Protection Agency to develop and update the Cortese List on annually basis. The list is maintained as part of the DTSC's Brownfields and Environmental Restoration Program referred to as EnviroStor. A search was conducted through the California Department of Toxic Substances Control Envirostor website to identify whether the project site is listed in the database as a Cortese site. The project site is not identified as a Cortese site.61 Therefore, no impacts will occur.
E. For a project located within an airport land use plan, or where such a plan has not been adopted, within two miles of a public airport or a public use airport, would the project result in a safety hazard for people residing or working in the project area? ● No Impact.
The project site is located approximately 3.80 miles northeast of the Fullerton Municipal Airport.62 The project site is not located within the Fullerton Airport’s Runway Protection Zone (RPZ), nor is the site located within the airport’s 60 Community Noise Equivalent Level (CNEL) boundary. The Airport Environs Land Use Plan (AELUP) prepared for the Fullerton Municipal Airport places height restrictions for an area located within a 10,000-foot radius of the airport at a 50:1 slope. In addition, according to Section 77.17 of the Federal Aviation Administration (FAA), an existing object will be an obstruction to air navigation if it exceeds heights between 200 to 499 feet above ground level.63 The project site is not located within the designated 10,000-foot radius.64 The tallest building will have a maximum height of 45
61 CalEPA. DTSC’s Hazardous Waste and Substances Site List - Site Cleanup (Cortese List). http://www.dtsc.ca.gov/SiteCleanup/Cortese_List.cfm
62 Google Earth. Website accessed April 26, 2016.
63 U.S. Government Printing Office. Electronic Code of Federal Regulations. Title 14, Chapter 1, Subchapter E Part 77 Subpart C.
64 Airport Land Use Commission/ Airport Environs Land Use Plan for Fullerton Municipal Airport. AELUP Height Restriction Zone for FMA map. Document amended November 18, 2004.
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 68 INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
feet; therefore, the proposed project will not interfere with the approach and take off of airplanes utilizing the aforementioned airport. As a result, no impacts will occur.
F. For a project within the vicinity of a private airstrip, would the project result in a safety hazard for people residing or working in the project area? ● No Impact.
The project site is not located within two miles of a private airstrip.65 As a result, the proposed project will not present a safety hazard related to aircraft and/or airport operations at a private use airstrip.
G. Would the project impair implementation of, or physically interfere with, an adopted emergency response plan or emergency evacuation plan? ● No Impact.
At no time will Imperial Highway be completely closed to traffic. All construction staging areas will be located within the project site. The construction plan must identify specific provisions for the regulation of construction vehicle ingress and egress to the site during construction as a means to provide continued through-access. As a result, no impacts are associated with the proposed project’s implementation.
H. Would the project expose people or structures to a significant risk of loss, injury or death involving wild lands fire, including where wild lands are adjacent to urbanized areas or where residences are intermixed with wild lands? ● No Impact.
The City’s Hazard Mitigation Plan identifies wildfires as a moderately high risk.66 Despite the classification, the proposed project will not be at risk for wild land fires since the surrounding areas are fully developed. As a result, there is no wildfire risk from the project site or the adjacent properties.
3.8.3 CUMULATIVE IMPACTS
The potential impacts related to hazardous materials are site-specific. Furthermore, the analysis herein determined that the implementation of the proposed project would not result in any significant adverse impacts related to hazards and/or hazardous materials with the appropriate mitigation measures. As a result, no cumulative impacts related to hazards or hazardous materials will result from the proposed project’s implementation.
3.8.4 MITIGATION MEASURES
The analysis of impacts completed for this section indicated that no significant impacts would result from the proposed project’s implementation. As a result, no mitigation measures are required.
65 Toll-Free Airline. Los Angeles County Public and Private Airports, California. http://www.tollfreeairline.com/california/losangeles.htm.
66 City of La Habra Hazard Mitigation Plan. ES.4 Hazard Risk Assessment. Plan dated October 2007.
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 69 INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
3.9 HYDROLOGY AND WATER QUALITY
3.9.1 THRESHOLDS OF SIGNIFICANCE
According to the City of La Habra, acting as Lead Agency, a project may be deemed to have a significant adverse environmental impact on water resources or water quality if it results in any of the following:
● A violation of any water quality standards or waste discharge requirements;
● A substantial depletion of groundwater supplies or interference with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level;
● A substantial alteration of the existing drainage pattern of the site or area through the alteration of the course of a stream or river in a manner that would result in substantial erosion or siltation on- or off-site;
● A substantial alteration of the existing drainage pattern of the site or area, including the alteration of the course of a stream or river in a manner that would result in flooding on- or off-site;
● The creation or contribution of water runoff that would exceed the capacity of existing or planned stormwater drainage systems or the generation of substantial additional sources of polluted runoff;
● The substantial degradation of water quality;
● The placement of housing within a 100-year flood hazard area as mapped on a Federal Flood Hazard Boundary, Flood Insurance Rate Map, or other flood hazard delineation map;
● The placement of structures within 100-year flood hazard areas that would impede or redirect flood flows;
● The exposure of people or structures to a significant risk of flooding as a result of dam or levee failure; or,
● Inundation by seiche, tsunami, or mudflow.
3.9.2 ANALYSIS OF ENVIRONMENTAL IMPACTS
A. Would the project violate any water quality standards or waste discharge requirements? ● Less Than Significant Impact.
A Water Quality Management Plan (WQMP) was prepared for the project by Land Development Design Company. According to the WQMP, the project site is located within the Coyote Creek Watershed, which then discharges into the San Gabriel River. Water runoff flows in a southwesterly direction in its existing condition, across undeveloped land with sparse vegetation. Storm flow discharges from the site by
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 70 INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
sheeting southerly across the southerly boundary of the project site. In its existing condition, the site accepts off-site run-on at the southeasterly corner of the site. An existing drainage swale flows across the easterly boundary of the site, discharging storm flows from the railroad right-of-way onto the project site. This swale then flows for approximately 112 feet in a southwesterly direction across the project site and discharges into an existing public storm drain pipe at the southerly boundary of the site.67
Due to the low infiltration rate of site soils of 0.53-in/hr, infiltration basins and permeable pavers have been selected to treat all of the DCV while also promoting partial infiltration. The project site has been divided into subareas that direct storm flows to one of these types of structural BMP. For the purposes of the WQMP, the project site has been divided into seven subareas (refer to Exhibit 3-5 provided on the following page).
Drainage Area 1 encompasses an area along the southerly and westerly boundaries of the site, and includes the southwesterly corner the southwesterly proposed building. Proposed roof drains discharge into proposed landscaping. Flows sheet across proposed AC pavement and landscaping to concrete gutters that convey flows southerly. A catch basin inlet and a trench drain intercept storm flows along the southerly boundary of the site and discharge into a proposed underground infiltration BMP: a Cudo Stormwater Infiltration System. A proposed landscape swale intercepts runoff along the southerly boundary, as well, and conveys flows westerly to the aforementioned catch basin in the southwesterly corner of the property. Overflows discharge into an existing catch basin in the public right‐of‐way of Imperial Highway.
Drainage Area 2 encompasses the southwesterly area of the site (north of Drainage Area 1), the northeasterly portion of the southwesterly proposed building, and the southerly portion of the northwesterly proposed building. Proposed roof drains discharge into proposed landscaping. Run-off sheet-flows across proposed AC pavement and landscaping to proposed permeable pavement for storage and infiltration. Overflows are intercepted by a proposed catch basin inlet with filter that discharges into the proposed on‐site storm drain system.
Drainage Area 3 consists of the northwesterly portion of the project site and the northerly portion of the northwesterly proposed building. Proposed roof drains discharge into proposed landscaping. Storm flows sheet southerly across proposed AC pavement and proposed landscape to proposed permeable pavement, located along the westerly boundary of the site, for storage and infiltration. Overflows are intercepted by a proposed catch basin inlet with filter that discharges into the proposed on‐site storm drain system.
Drainage Area 4 encompasses the northeasterly portion of the project site, and the easterly portion of the northwesterly proposed building. Proposed roof drains discharge into proposed landscaping. Run-off sheet-flows across proposed AC pavement and proposed landscaping to proposed permeable pavement for storage and infiltration. Excessive runoff is intercepted by a proposed catch basin inlet with filter at the low‐point of this BMP, and is discharged into a Cudo Stormwater Infiltration System. Overflows from this system discharge into the proposed on‐site storm drain system.
67 Land Development Design Company, LLC. Water Quality Management Plan. Report dated May 7, 2018. SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 71 INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
Drainage Area 5 encompasses the northeasterly portion of the project site, between DA 4 and DA 6. Run- off sheet-flows across proposed AC pavement and landscaping to proposed permeable pavement, for storage and infiltration. Overflows are intercepted by a proposed catch basin inlet with filter that discharges into the proposed on‐site storm drain system.
Drainage Area 6 encompasses the easterly portion of the project site, between DA 5 and DA 7, and includes the northeasterly proposed building. Proposed roof drains discharge into proposed landscaping. Run-off sheet-flows across proposed AC pavement and landscaping to proposed permeable pavement, for storage and infiltration. Overflows are intercepted by a proposed catch basin inlet with filter that discharges into the proposed on‐site storm drain system.
Drainage Area 7 consists of most the southeasterly corner of the project site. Run-off sheet-flows across proposed AC pavement and proposed landscaping, and are intercepted by proposed concrete gutters. These convey flows northerly to proposed permeable pavement, for storage and infiltration. Overflows are intercepted by a proposed catch basin inlet with filter that discharges into the proposed on‐site storm drain.
Drainage Area 8 consists of the southeasterly corner of the project site. It is entirely pervious and self- treating, and, therefore, does not drain to a structural BMP. Overflows of this drainage area sheet across the southerly boundary into the right-of-way of Imperial Highway. The proposed on-site storm drain system is designed to capture overflows of proposed structural BMPs and convey them to a proposed public storm drain located in the southeasterly corner of the project site. A proposed public storm drain pipe is to be constructed in the southeasterly corner of the project site. This will intercept off-site run-on from the railroad right-of-way and convey flows southwesterly into the right-of-way of Imperial Highway.68 Inclusion of the operational BMPs (permeable pavement and infiltration basins) identified in the WQMP will ensure that all potential impacts remain at a level that is less than significant.
B. Would the project substantially deplete groundwater supplies or interfere substantially with groundwater recharge in such a way that would cause a net deficit in aquifer volume or a lowering of the local groundwater table level (e.g., the production rate of a pre-existing nearby well would drop to a level which would not support existing land uses or planned uses for which permits have been granted)? ● Less than Significant Impact.
Grading-related activities are not anticipated to deplete groundwater supplies from any underlying aquifer or interfere with any groundwater recharge activities. Furthermore, the BMPs proposed in the WQMP will promote groundwater recharge through the percolation of filtered stormwater runoff through infiltration basins and permeable pavement. The project will be required to install Xeriscape landscaping and water efficient appliances to reduce the burden placed on the City’s water resources (refer to Section 3.18). Furthermore, the project Applicant will be required to adhere to the applicable Best Management Practices (BMPs) for the construction site. Adherence to the required BMPs will restrict the discharge of contaminated runoff into the local storm drain system. As a result, the impacts are anticipated to be less than significant.
68 Land Development Design Company, LLC. Water Quality Management Plan. Report dated May 7, 2018. SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 72 INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
North North
EXHIBIT 3-5 WQMP DRAINAGE PLAN SOURCE: LAND DEVELOPMENT DESIGN COMPANY, LLC
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 73 INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
C. Would the project substantially alter the existing drainage pattern of the site or area, including the alteration of the course of a stream or river in a manner which would result in substantial erosion or siltation on- or off-site? ● No Impact.
The closest body of water to the project site is the channelized Imperial Channel, which is located 100 feet south of the project site.69 The proposed project will be restricted to the designated site and will not alter the course of the Coyote Creek. No other bodies of water are located in and around the project site. The proposed project will utilize the existing drain pipe located on-site and add a new one too. The WQMP calls for the installation of infiltration basins and permeable pavement. These structural BMP will filter out potential contaminants of concern and will promote the percolation of filtered runoff into the ground. No excess runoff will be discharged off-site. As a result, no impacts will occur.
D. Would the project substantially alter the existing drainage pattern of the site or area, including the alteration of the course of a stream or river in a manner which would result in flooding on- or off- site? ● No Impact.
The proposed project will not alter the course of the Imperial Channel, which is located 100 feet to the south of the project site.70 No other bodies of water are located in and around the project site. The proposed project will utilize the existing drain pipe located on-site. The WQMP calls for the installation of infiltration basins and permeable pavement. These structural BMPs will filter out potential contaminants of concern and will promote the percolation of filtered runoff into the ground. No excess runoff will be discharged off-site. As a result, no impacts will occur.
E. Would the project create or contribute runoff water that would exceed the capacity of existing or planned storm water drainage systems or provide substantial additional sources of polluted runoff? ● Less Than Significant Impact.
Once constructed, the project will not introduce polluted runoff into the existing storm drain system. In addition, the project will not create excess runoff that will exceed the capacity of the existing storm water drainage system since excess runoff will be allowed to percolate into the ground through the proposed infiltration basins. The project Applicant will be required to implement the operational Best Management Practices (BMPs) identified in the Water Quality Management Plan (WQMP). Implementation of these BMPs will reduce potential impacts to levels that are less than significant.
F. Would the project otherwise substantially degrade water quality? ● No Impact.
Adherence to the BMPs discussed in Sections 3.9.2.A, 3.9.2.B, and 3.9.2.E will reduce potential water quality impacts to levels that are less than significant. As a result, no other impacts are anticipated.
69 Google Earth. Website accessed September 13, 2016.
70 Ibid.
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 74 INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
G. Would the project place housing within a 100-year flood hazard area as mapped on a Federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map? ● No Impact.
The proposed project site is located within Flood Zone X according to the Federal Emergency Management Agency (FEMA).71 This flood zone has an annual probability of flooding of less than 0.2 percent and represents areas outside the 500-year flood plain. As a result, no impacts will occur.
H. Would the project place within a 100-year flood hazard area, structures that would impede or redirect flood flows? ● No Impact.
The project site is located within Zone X, outside of the designated 100-year flood hazard area as defined by FEMA. Zone X has an annual probability of flooding of less than 0.2% and represents areas outside the 500-year flood plain. In addition, the proposed project will be confined to the project site and will not affect the Coyote Creek flood control channel. Therefore, the proposed project will not impede or redirect flood flows within the Coyote Creek channel and no impacts will occur.
I. Would the project expose people or structures to a significant risk of flooding as a result of dam or levee failure? ● No Impact.
The threat of flooding from dam or levee failure is minimal since there are no dams or levees located in the City. As a result, no impacts are likely to occur.72
J. Would the project result in inundation by seiche, tsunami or mudflow? ● No Impact.
The proposed project is not located in an area that is subject to inundation by seiche or tsunami. As indicated earlier, there are no rivers located in the vicinity that would result in a seiche. In addition, the project site is located approximately 16 miles inland from the Pacific Ocean and the project site would not be exposed to the effects of a tsunami.73 Lastly, the proposed project will not result in any mudslides since the project site is generally level. As a result, no impacts will occur.
3.9.3 CUMULATIVE IMPACTS
The potential impacts related to hydrology and storm water runoff are typically site-specific. Furthermore, the analysis determined that the implementation of the proposed project would not result in any significant adverse impacts with the adoption of the BMPs identified in the mandatory WQMP. As a result, no cumulative impacts are anticipated.
3.9.4 MITIGATION MEASURES
The implementation of the proposed project will not result in any significant adverse impacts related to hydrology and water quality. The Applicant will be required to implement the post construction BMPs
71 FEMA. Intranetix Viewer (06059C0041J.png). http://map1.msc.fema.gov/idms/IntraView.
72 City of La Habra Hazard Mitigation Plan.
73 Google Earth. Website accessed September 13, 2016.
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 75 INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
identified in the previous subsections. The BMPs will prevent the contamination of runoff once the project is occupied. As a result, no additional mitigation measures are required.
3.10 LAND USE AND PLANNING
3.10.1 THRESHOLDS OF SIGNIFICANCE
According to the City of La Habra, acting as Lead Agency, a project may be deemed to have a significant impact on land use and development if it results in any of the following:
● The disruption or division of the physical arrangement of an established community;
● A conflict with an applicable land use plan, policy or regulation of the agency with jurisdiction over the project; or,
● A conflict with any applicable conservation plan or natural community conservation plan.
3.10.2 ANALYSIS OF ENVIRONMENTAL IMPACTS
A. Would the project physically divide or disrupt an established community or otherwise result in an incompatible land use? ● No Impact.
The project will replace an undeveloped lot with a hotel, two fast-food restaurants, and an office/retail building. The project site is currently zoned as Planned Commercial-Industrial (PC-I) (refer to Exhibit 3-6 for the zoning map). The project site’s General Plan land use designation is Commercial Industrial (refer to Exhibit 3-7). The proposed project will be restricted to the project site and will not divide or disrupt the single family or multiple family residential neighborhood located south of Imperial Highway. The implementation of the proposed project will require the approval of the following discretionary actions:
● The approval of a Conditional Use Permit for a hotel use (conditionally permitted in the PC-I Zone [Planned commercial-industrial zone]);
● A Conditional Use Permit (CUP) will be required for each of the drive-thru fast food-related uses;
● The approval of a Tentative Tract Map to subdivide the existing parcel into four separate parcels;
● The approval of a Development Agreement for the proposed hotel;
● The approval of a Planned Unit Development (PUD) to permit the construction and operation of the project in the PC-I; and,
● The adoption of the Mitigation Negative Declaration and Mitigation Monitoring and Reporting Program.
The proposed project will not result in an incompatible land use with the approval of the abovementioned discretionary actions. Since the proposed project will not involve the division of an existing residential neighborhood and not result in an incompatible land use, no impacts will occur.
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 76 INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
B. Would the project conflict with an applicable land use plan, policy, or regulation of an agency with jurisdiction over the project (including but not limited to, a general plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? ● No Impact.
This proposed project is consistent with the goals of the underlying zoning and General Plan designations. The project site is currently zoned as Planned Commercial-Industrial (PC-I) (refer to Exhibit 3-6 for the zoning map). The project site’s General Plan land use designation is Commercial Industrial (refer to Exhibit 3-7).
The proposed project will not result in a conflict with any applicable land use plan, policy, or regulation with the approval of the previously mentioned discretionary actions. As a result, the proposed project will not conflict with any applicable land use plan, policy, or regulation since the proposed project is consistent with the adjacent land uses (refer to Exhibit 3-6 for the Zoning Map and Exhibit 3-7 for the General Plan Map). In conclusion, no impacts will occur.
C. Will the project conflict with any applicable habitat conservation plan or natural community conservation plan? ● No Impact.
The City of La Habra is fully urbanized and contains sparse amounts of native wildlife habitat. In addition, the project area is not located within an area governed by a habitat conservation or community conservation plan. There are no Significant Ecological Areas near the project site.74 Chapter 6 (Conservation/Natural Resources) of the City’s General Plan identifies protected habitat located within the Westridge Golf Course.
The Westridge Golf Course contains coastal sage scrub, which has been identified by the City as suitable habitat capable of supporting Coastal California Gnatcatchers. The proposed project will not be located within any significant ecological areas and will not encroach or disturb the protected habitat located in the Westridge Golf Course. Since the proposed project site is located outside of an SEA and the abovementioned Golf Course, no impacts on local, regional, or State habitat conservation plans will result from the implementation of the proposed project.
3.10.3 CUMULATIVE IMPACTS
The potential cumulative impacts with respect to land use are site-specific. Furthermore, the analysis determined that the proposed project will not result in any impacts. The project as proposed is permitted within the underlying zoning and general plan land use designations. In addition, the project complies with all pertinent development standards. As a result, no cumulative land use impacts will occur as part of the proposed project’s implementation.
3.10.4 MITIGATION MEASURES
The analysis determined that no impacts on land use and planning would result upon the implementation of the proposed project. As a result, no mitigation measures are required.
74 Google Earth. Website accessed September 13, 2016. SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 77 INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
One Family Dwelling (R-1C)
Two Family Dwelling (R-2)
Commercial Community (C-2)
Community Shopping Center High Density (C-2sH)
Light Manufacturing (M-1)
Planned Commercial- Industrial (PC-I)
Open Space (O-S)
Project Site North North
EXHIBIT 3-6 ZONING MAP SOURCE: CITY OF LA HABRA
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 78 INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
Low Density Residential
Residential Multi Family 1
Community Shopping Center 2
Commercial Highway
Light Industrial
Commercial Industrial
Parks, Flood Channels
PROJECT SITE North North
EXHIBIT 3-7 GENERAL PLAN MAP SOURCE: CITY OF LA HABRA
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 79 INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
3.11 MINERAL RESOURCES
3.11.1 THRESHOLDS OF SIGNIFICANCE
According to the City of La Habra, acting as Lead Agency, a project may be deemed to have a significant adverse impact on energy and mineral resources if it results in any of the following:
● The loss of availability of a known mineral resource that would be of value to the region and the residents of the State; or,
● The loss of availability of a locally important mineral resource recovery site delineated on a local general plan, specific plan, or other land use plan.
3.11.2 ANALYSIS OF ENVIRONMENTAL IMPACTS
A. Would the project result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the State? ● No Impact.
The project site is not located in a Significant Mineral Aggregate Resource Area (SMARA) nor is it located in an area with active mineral extraction activities. A review of California Division of Oil, Gas, and Geothermal Resources Well Finder indicates that there are no wells located on-site or in the vicinity of the project site. The nearest well is located one-quarter mile northeast of the project site along the south side of Edwards Drive and is presently buried and idle. 75
In addition, according to the Generalized Mineral Land Classification of Orange County, the project site is located in Mineral Resource Zone (MRZ) boundary number one (MRZ-1). Areas located in MRZ-1 are classified as areas with no significant resources present.76 In addition, the City’s General Plan describes La Habra’s mineral resource extraction and oil production areas as inactive. Therefore, the project’s implementation will not lead to a loss in resource materials. There are a total of five active mineral resource areas. These areas include the Santa Ana River Resource Area, the Lower Santiago Creek Resource Area, the Upper Santiago Creek Resource Area, the Arroyo Trabuco Resource Area, and the San Juan Creek Resource Area.77 None of these resource areas are located near the project site and no impacts will occur.
75 California, State of. Department of Conservation. California Oil, Gas, and Geothermal Resources Well Finder. http://maps.conservation.ca.gov/doggr/#close AND: California, State of. Department of Conservation. Well Details. https://secure.conservation.ca.gov/WellSearch/Details?api=05901189
76 California, State of. Department of Conservation. Generalized Mineral Land Classification of Orange County, California. ftp://ftp.consrv.ca.gov/pub/dmg/pubs/ofr/OFR_94-15/OFR_94-15_Plate_1.pdf
77 California, State of. Department of Conservation. Update of Mineral Land Classification of Portland Cement Concrete Aggregate in Ventura, Los Angeles, and Orange Counties, California, Part III: Orange County. Report dated 1994. ftp://ftp.consrv.ca.gov/pub/dmg/pubs/ofr/OFR_94-15/OFR_94-15_Text.pdf SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 80 INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
B. Would the project result in the loss of availability of a locally important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? ● No Impact.
As mentioned previously, there are no mineral, oil, or energy extraction and/or generation activities located within the project site. Moreover, the proposed project will not interfere with any well-extraction activities. Therefore, no impacts will result from the implementation of the proposed project.
3.11.3 CUMULATIVE IMPACTS
The potential impacts on mineral resources are site-specific. Furthermore, the analysis determined that the proposed project would not result in any impacts on mineral resources. As a result, no cumulative impacts will occur.
3.11.4 MITIGATION MEASURES
The analysis of potential impacts related to mineral resources indicated that no impacts would result from the proposed project’s implementation. As a result, no mitigation measures are required.
3.12 NOISE
3.12.1 THRESHOLDS OF SIGNIFICANCE
According to the City of La Habra, acting as Lead Agency, a project may be deemed to have a significant impact on the environment if it results in any of the following:
● The exposure of persons to, or the generation of, noise levels in excess of standards established in the local general plan, noise ordinance or applicable standards of other agencies;
● The exposure of people to, or the generation of, excessive ground-borne noise levels;
● A substantial permanent increase in ambient noise levels in the vicinity of the project above levels existing without the project;
● A substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels existing without the project;
● Locating of the project within an area governed by an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or private use airport, where the project would expose people to excessive noise levels; or,
● Locating of the project within the vicinity of a private airstrip that would result in the exposure of people residing or working in the project area to excessive noise levels.
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 81 INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
3.12.2 ANALYSIS OF ENVIRONMENTAL IMPACTS
A. Would the project result in exposure of persons to, or the generation of, noise levels in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? ● Less than Significant Impact with Mitigation.
Noise levels may be described using a number of methods designed to evaluate the “loudness” of a particular noise. The most commonly used unit for measuring the level of sound is the decibel (dB). Zero on the decibel scale represents the lowest limit of sound that can be heard by humans. The eardrum may rupture at 140 dB. In general, an increase of between 3.0 dB and 5.0 dB in the ambient noise level is considered to represent the threshold for human sensitivity. In other words, increases in ambient noise levels of 3.0 dB or less are not generally perceptible to persons with average hearing abilities.78 Noise levels that are associated with common, everyday activities are illustrated in Exhibit 3-8.
The ambient noise environment along Imperial Highway is dominated by noise emanating from vehicles traveling down the street. Future sources of noise generated on-site will include noise from vehicles traveling to and from the project site. The noise section of Chapter 7 (Community Safety) in the La Habra General Plan indicates that Imperial Highway’s average CNEL (Community Noise Equivalent Level) is 70 (refer to Table 7.3-2). The project site’s CNEL ranges from 60 on the north end to 70 on the south end (refer to Exhibit 3-9).
According to the City’s Noise and Land Use Compatibility Standards, the hotel (located in the 60-65 CNEL boundaries) is located in Noise Zone B, which means the use is compatible with mitigation; the tentative medical office (located in the 60-65 CNEL boundaries) is located in Noise Zone B; and the two fast food restaurants are located in Zone A, which means the specific land use will not require any special noise insulation requirements.79 Since two of the four potential uses are located in Noise Zone B, the following mitigation is required:
● Security and door alarms that are audible in the exterior areas will not be permitted. The businesses will be required to employ “silent alarms.”
● Lot maintenance and sweeping activities that use mechanical devices must adhere to the City’s Noise Control Ordinance.
Noise sensitive land uses occupy frontage along the south side of Imperial Highway, opposite the project site. These sensitive receptors are located 150 feet south of the site’s southern property line. In addition, both fast-food restaurants will be set back at least 31 feet from the southern property line. Essentially, the fast-food restaurants will be located at least 181 feet north of the existing residential neighborhoods. Operational noise emanating from the drive-thru speaker boxes will not be audible to the aforementioned residential land uses. Two factors contribute to the reduction in noise. The first factor is the phenomena known as spreading loss, which is when noise levels decrease in intensity the farther they deviate from the source.
78 Bugliarello, et. al. The Impact of Noise Pollution, Chapter 127, 1975.
79 City of La Habra General Plan. Chapter 7 Community Safety, Section C. Noise. Table 7-1. SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 82 INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
Noise Levels – in dBA 165 160 Serious 155 Injury 150 145 140 sonic boom 135 Pain 130 125 jet take off at 200 ft. 120 115 music in night club interior 110 motorcycle at 20 ft. 105 power mower
Discomfort 100 95 freight train at 50 ft. 90 food blender 85 electric mixer, light rail train horn 80 75 70 portable fan, roadway traffic at 50 ft. 65 Range of 60 dishwasher, air conditioner Typical 55 Noise 50 normal conversation Levels 45 refrigerator, light traffic at 100 ft. 40 35 library interior (quiet study area) 30 25 20 15 Threshold 10 rustling leaves of 5 Hearing 0
EXHIBIT 3-8 YPICAL OISE OURCES AND OUDNESS CALE T N S L S Source: Blodgett Baylosis Environmental Planning
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 83
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
North
Project Site
EXHIBIT 3-9 NOISE CONTOUR MAP Source: City of La Habra General Plan
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 84
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
In general, the noise level adjustment that takes the spreading loss into account calls for a 6.0 dBA reduction for every doubling of the distance.80 The second factor that will contribute to the difference in noise between the project site and the nearby sensitive receptors is the presence of the existing sound wall. Structures that obstruct the line-of-sight between a noise source and a sensitive land use will result in a reduction of noise, as is the case with the existing conditions. The noise section of Chapter 7 (Community Safety) in the La Habra General Plan indicates that Imperial Highway’s average CNEL (Community Noise Equivalent Level) is 70 (refer to Table 7.3-2). The project site’s CNEL ranges from 60 on the north end to 70 on the south end (refer to Exhibit 3-9).
According to the City’s Noise and Land Use Compatibility Standards, the hotel (located in the 60-65 CNEL boundaries) is located in Noise Zone B, which means the use is compatible with mitigation; the tentative medical office (located in the 60-65 CNEL boundaries) is located in Noise Zone B; and the two fast food restaurants are located in Zone A, which means the specific land use will not require any special noise insulation requirements.81 Since two of the four potential uses are located in Noise Zone B, the following mitigation is required:
● Security and door alarms that are audible in the exterior areas will not be permitted. The businesses will be required to employ “silent alarms.”
● Lot maintenance and sweeping activities that use mechanical devices must adhere to the City’s Noise Control Ordinance.
Noise sensitive land uses occupy frontage along the south side of Imperial Highway, opposite the project site. These sensitive receptors are located 150 feet south of the site’s southern property line. In addition, both fast-food restaurants will be set back at least 31 feet from the southern property line. Essentially, the fast-food restaurants will be located at least 181 feet north of the existing residential neighborhoods. Operational noise emanating from the drive-thru speaker boxes will not be audible to the aforementioned residential land uses. Noise emanating from a typical drive-thru speaker box will average 84 dBA within one foot of the speaker.82 Average noise levels further diminish to 54 dBA at a distance of 32 feet from the speaker box.83 Therefore, noise generated by the speaker boxes will be significantly weaker due to the principle of spreading loss. Noise generated by the drive-thru speaker boxes will also be attenuated by the existing sound wall, which obstructs the line-of-sight between the project site and the nearby residential development. Adherence to the noise mitigation provided earlier in this subsection will reduce potential impacts to levels that are less than significant.
80 Bugliarello, et. al., The Impact of Noise Pollution, Chapter 127, 1975
81 City of La Habra General Plan. Chapter 7 Community Safety, Section C. Noise. Table 7-1.
82 HME, Inc. Memorandum: Drive-Thru Sound Pressure Levels from the Menu Board or Speaker Box. This memorandum was received by the City of Morro Bay on May 7, 2015. http://www.morro-bay.ca.us/DocumentCenter/View/9561
83 Ibid.
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 85
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
B. Would the project result in exposure of people to, or the generation of, excessive ground-borne noise levels? ● Less Than Significant Impact.
Adherence to the mitigation provided in the previous subsection will reduce potential impacts to levels that are less than significant. The nearest land uses that may potentially be impacted from ground-borne vibration and noise (primarily from the use of heavy construction equipment) are the multiple-family residential units 184 feet south of the project site. As noted in Subsection 3.12.2.D, the noisiest phases of construction are anticipated to be 89 dBA as measured at a distance of 50 feet from the construction activity. The construction noise levels will decline as one shifts away from the noise source. This effect is known as spreading loss. In general, the noise level adjustment that takes the spreading loss into account calls for a 6.0 dBA reduction for every doubling of the distance beginning with the initial 50-foot distance. As a result, the traffic noise impacts resulting from the proposed project’s occupancy are deemed to be less than significant.
C. Would the project result in a substantial permanent increase in ambient noise levels in the project vicinity above levels existing without the project? ● Less Than Significant Impact.
The proposed project’s traffic generation will lead to an increase in the permanent ambient traffic noise levels along Imperial Highway, though the anticipated increase will not be significant enough to result in a perceptible increase in the ambient noise levels. It typically requires a doubling in traffic volumes to register an increase in noise levels that are perceptible to persons with average hearing. The proposed project will generate approximately 2,769 daily trips, with 166 trips produced in the AM peak hour and 152 trips produced in the PM peak hour on a “typical” weekday. This generation represents an increase in traffic volumes of far less than the double. As a result, the traffic noise impacts resulting from the proposed project’s occupancy are deemed to be less than significant.
D. Would the project result in a substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels existing without the project? ● Less Than Significant Impact with Mitigation.
Noise levels associated with various types of construction equipment are summarized in Exhibit 3-10. The noise levels are those that would be expected at a distance of 50 feet from the noise source. Composite construction noise is best characterized in a study prepared by Bolt, Beranek, and Newman. In the study, the noisiest phases of construction are anticipated to be 89 dBA as measured at a distance of 50 feet from the construction activity. In later phases during building erection, noise levels are typically reduced from these values and the physical structures further break up line-of-sight noise. However, as a worst-case scenario, the 89 dBA value was used as an average noise level for the construction activities at 50 feet from the noise sources. As indicated previously, the nearest noise sensitive receptor is the multiple-family residential complex located 184 feet south of the project site. Assuming a maximum worst case of 89 dBA within the project site, noise levels are anticipated to decrease to 68 dBA at the aforementioned multiple-family residential building (refer to Exhibit 3-11). It is important to note these estimated noise levels do not reflect the presence of the sound wall located 50 feet north of the multiple- family residences, which will further attenuate construction noise generated within the project site.
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 86
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
Typical noise levels 50-ft. from source 70 80 90 100
Compactors (Rollers) Front Loaders Backhoes Tractors
Equipment Scrapers, Graders Earth Moving Pavers Trucks
Concrete Mixers
Concrete Pumps
Combustion Engines Cranes (Movable) Handling Handling Materials Equipment Cranes (Derrick) Equipment Powered by Internal Powered Equipment
Pumps Generators
Compressors
Stationary Stationary Equipment
Pneumatic Wrenches Impact Equipment Jack Hammers Pile Drivers
Other Vibrators Equipment Saws
EXHIBIT 3-10 TYPICAL CONSTRUCTION NOISE LEVELS Source: Blodgett Baylosis Environmental Planning
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 87
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
Multiple-Family Residential North North
EXHIBIT 3-11 CONSTRUCTION NOISE CONTOUR MAP Source: Google Earth
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 88
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
Despite the presence of a sound wall along the south side of Imperial Highway, the following mitigation is required:
● The Applicant must obtain written approval from the City Engineer should the use of any such equipment which is capable of causing ground-shaking be required. If ground-shaking vibratory equipment is requested and approved, the Contractor shall be responsible for making any repairs or replacements to facilities damaged due to nearby soils settling or other impacts of vibrating. The Contractor shall install vibratory monitoring equipment to monitor for any settlement/damage caused by ground-shaking vibratory equipment. Repairs to any damaged properties shall be completed prior to building permits being issued.
● The Applicant shall ensure that the Contractors conduct grading and construction activities between the hours of 7:00 AM and 7:00 PM on weekdays and 8:00 AM to 5:00 PM on Saturdays, with no construction permitted on Sundays or Federal holidays.
● The Applicant shall notify in writing, the residents along Village Drive and Parkwood Avenue as to the times and duration of construction activities. The notice shall include the name and phone number of the contact person local residents may call to complain about noise and must be completed prior to the issuance of any permits. In addition to the notification of the individual residences, signage must be placed on the site’s main access gate at Imperial Highway clearly identifying a contact person (and the phone number) that local residents may call to complain about noise related to construction and/or operations. Upon receipt of a complaint, the contractor must respond immediately by reducing noise to meet Code requirements. In addition, copies of all complaints and subsequent communication between the affected residents and contractors must be forwarded to the City’s Community Development Director.
Adherence to the above-mentioned mitigation will reduce potential impacts to levels that are less than significant.
E. For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? ● No Impact.
The project site is located approximately 3.80 miles to the northeast of the Fullerton Municipal Airport.84 The project site is not located within the Fullerton Airport’s Runway Protection Zone (RPZ), nor is the site located within the airport’s Community Noise Equivalent Level (CNEL) boundary.85 Thus, the project will not expose future employees and patrons to excessive noise levels and no impacts will occur.
84 Google Earth. Website accessed August 25, 2016.
85 Airport Land Use Commission/ Airport Environs Land Use Plan for Fullerton Municipal Airport. AELUP Height Restriction Zone for FMA map. Document amended November 18, 2004.
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 89
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
F. For a project within the vicinity of a private airstrip, would the project expose people residing or working in the project area to excessive noise levels? ● No Impact.
The project site is not located within two miles of a private airstrip.86 As a result, the project will not expose people working in and/or visiting the project area to excessive noise levels and no impacts will occur.
3.12.3 CUMULATIVE IMPACTS
The analysis indicated that the proposed project would not result in any significant adverse noise impacts. As a result, no cumulative noise impacts will occur with the implementation of the proposed project.
3.12.4 MITIGATION MEASURES
The following measures will further ensure that on-site construction and operational activities do not adversely impact noise sensitive land uses located nearby:
Mitigation Measure No. 16 (Noise). Security and door alarms that are audible in the exterior areas will not be permitted. The businesses will be required to employ “silent alarms.”
Mitigation Measure No. 17 (Noise). Lot maintenance and sweeping activities that use mechanical devices must adhere to the City’s Noise Control Ordinance.
Mitigation Measure No. 18 (Noise). The Applicant must obtain written approval from the City Engineer should the use of any such equipment which is capable of causing ground-shaking be required. If ground-shaking vibratory equipment is requested and approved, the Contractor shall be responsible for making any repairs or replacements to facilities damaged due to nearby soils settling or other impacts of vibrating. The Contractor shall install vibratory monitoring equipment to monitor for any settlement/damage caused by ground-shaking vibratory equipment. Repairs to any damaged properties shall be completed prior to building permits being issued.
Mitigation Measure No. 19 (Noise). The Applicant shall ensure that the contractors conduct demolition and construction activities between the hours of 7:00 AM and 7:00 PM on weekdays and 8:00 AM to 5:00 PM on Saturdays, with no construction permitted on Sundays or Federal holidays.
Mitigation Measure No. 20 (Noise). The Applicant shall notify in writing, the residents along Village Drive and Parkwood Avenue as to the times and duration of construction activities. The notice shall include the name and phone number of the contact person local residents may call to complain about noise and must be completed prior to the issuance of any permits. In addition to the notification of the individual residences, signage must be placed on the site’s main access gate at Imperial Highway clearly identifying a contact person (and the phone number) that local residents may call to complain about noise related to construction and/or operations. Upon receipt of a complaint, the contractor must respond immediately by reducing noise to meet Code requirements. In addition, copies of all
86 Toll-Free Airline. Los Angeles County Public and Private Airports, California. http://www.tollfreeairline.com/california/losangeles.htm.
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 90
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
complaints and subsequent communication between the affected residents and contractors must be forwarded to the City’s Community Development Director.
3.13 POPULATION AND HOUSING
3.13.1 THRESHOLDS OF SIGNIFICANCE
According to the City of La Habra, acting as Lead Agency, a project may be deemed to have a significant impact on housing and population if it results in any of the following:
● A substantial growth in the population within an area, either directly or indirectly related to a project;
● The displacement of a substantial number of existing housing units, necessitating the construction of replacement housing; or,
● The displacement of substantial numbers of people, necessitating the construction of replacement housing.
3.13.2 ANALYSIS OF ENVIRONMENTAL IMPACTS
A. Would the project induce substantial population growth in an area, either directly or indirectly (e.g., through projects in an undeveloped area or extension of major infrastructure)? ● No Impact.
Growth-inducing impacts are generally associated with the provision of urban services to an undeveloped or rural area. The variables that typically contribute to growth-inducing impacts, and the project’s potential growth-inducing impacts, are identified in Table 3-6. As indicated in Table 3-6, the proposed development would not result in any growth-inducing impacts related to potential population growth. In addition, the jobs that are expected to be added are well within the employment projections contemplated by SCAG (refer to Section 3.3.2.A) since this area was designated for commercial/industrial growth by the General Plan. As a result, no impacts are anticipated to occur.
Table 3-6 Potential Growth-Inducing Impacts
Factor Contributing to Growth Project’s Potential Contribution Basis for Determination Inducement
New development in an area presently The proposed project will be located on The project will promote development undeveloped. an existing undeveloped parcel. consistent with the City’s land use policy.
Off-site improvements will include a left- Extension of roadways and other The project will not involve the extension turn signal, curb cuts and a public transportation facilities. of any off-site roadways. walkway.
Extension of infrastructure and other No off-site water, sewer, and other The only infrastructure improvements improvements. infrastructure are anticipated. will serve the proposed project site only.
Major off-site public projects (treatment No off-site facilities will be required to No major facilities are proposed. plants, etc). accommodate the projected demand.
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 91
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
No affordable housing will be affected by Removal of housing requiring The project does not involve the removal the proposed project since no housing replacement housing elsewhere. of existing affordable or subsidized units. units are located on-site.
The proposed project will provide long- Long-term employment will be provided Additional population growth leading to term growth in employment protected by by the proposed development but will not increased demand for services. the General Plan. lead to a significant demand for services.
The proposed project will result in the Short-term growth-inducing impacts Short-term increases in construction creation of new construction related to the project’s construction. employment are a beneficial impact. employment.
B. Would the project displace substantial numbers of existing housing, necessitating the construction of replacement housing elsewhere? ● No Impact.
The project site is currently undeveloped and there are no housing units located on-site. Since the project will not displace any existing housing units, no impacts will occur.
C. Would the project displace substantial numbers of people, necessitating the construction of replacement housing elsewhere? ● No Impact.
The project site is currently undeveloped and there are no housing units located on-site. Since the project will not displace any residents, no impacts will occur.
3.13.3 CUMULATIVE IMPACTS
The analysis of potential population and housing impacts indicated that no impacts would result upon the proposed project’s implementation. As a result, no cumulative impacts will occur.
3.13.4 MITIGATION MEASURES
The analysis of potential population and housing impacts indicated that no impacts would result from the proposed project’s approval and subsequent implementation and no mitigation measures are required.
3.14 PUBLIC SERVICES
3.14.1 THRESHOLDS OF SIGNIFICANCE
According to the City of La Habra, acting as Lead Agency, a project may be deemed to have a significant adverse impact on public services if it results in any of the following:
● A substantial adverse physical impact associated with the provision of new or physically altered governmental facilities, the construction of which would cause a significant environmental impact in order to maintain acceptable service ratios, response times, or other performance objectives relative to fire protection services;
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 92
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
● A substantial adverse physical impact associated with the provision of new or physically altered governmental facilities, the construction of which would cause a significant environmental impact in order to maintain acceptable service ratios, response times, or other performance objectives relative to police protection services;
● A substantial adverse physical impact associated with the provision of new or physically altered governmental facilities, the construction of which would cause a significant environmental impact in order to maintain acceptable service ratios, response times, or other performance objectives relative to school services; or,
● A substantial adverse physical impact associated with the provision of new or physically altered governmental facilities, the construction of which would cause a significant environmental impact in order to maintain acceptable service ratios, response times, or other performance objectives relative to other government services.
3.14.2 ANALYSIS OF ENVIRONMENTAL IMPACTS
A. Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, the construction of which would cause significant environmental impacts in order to maintain acceptable service ratios, response times, or other performance objectives relative to fire protection services? ● Less Than Significant Impact.
The proposed project will receive emergency services from the Los Angeles County Fire Department (LACFD) under contract with the City of La Habra. The City is served by the LACFD’s Battalion 21 which also serves the cities of Whittier and Norwalk. The LACFD maintains and operates three stations located within the City and an additional station located in La Mirada on property owned by the City of La Habra (Stations #191, #192, #193, and #194).
● Station #191 is located at 850 West La Habra Boulevard and is staffed with one assessment engine, which is an engine company with some limited paramedic capabilities and one paramedic squad.
● Station #192 is located at 520 South Harbor Boulevard and is staffed with one assessment engine. Station #192 is the first response station for the site.
● Station #193 is located at 1000 West Risner Way and is staffed with one assessment engine.
● Station #194 is staffed with one assessment engine and also serves the City of La Mirada.87
The approximate response time to the project site would be well under the five-minute average for the City. In addition to the aforementioned local resources, the LACFD is able to draw on those resources from other LACFD stations and other jurisdictions where mutual aid agreements are in place. The new construction will be required to conform to current fire safety standards and regulations (including the
87 County of Los Angeles Fire Department. Hometown Fire Stations. http://fire.lacounty.gov/HometownFireStations/ HometownFireStations.asp
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 93
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA installation of interior sprinkler systems). The new development will also be subject to review and approval by the LACFD to ensure that safety and fire prevention measures are incorporated into the project. Compliance with fire code requirements will reduce potential impacts to levels that are less than significant.
B. Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, the construction of which would cause significant environmental impacts in order to maintain acceptable service ratios, response times, or other performance objectives relative to police protection? ● Less than Significant Impact with Mitigation.
The La Habra Police Department (LHPD) provides law enforcement services in the City of La Habra. The Police Department headquarters is located in the Civic Center complex located at 150 North Euclid Street. The LHPD is authorized to staff 71 sworn and 37 non-sworn or civilian staff. At present, the LHPD has 65 sworn employees, one employee in the police academy, and is recruiting to fill the remaining open positions.88 The City’s 2016 population of 62,064 residents and La Habra’s 71 currently sworn staff and 37 non-sworn staff totals 108 staff members. The LHPD provides approximately 1.05 officers per 1,000 residents. The LHPD does not have an established officer per population standard, but has indicated that the current ratio of 1.1 officers per 1,000 residents is sufficient to provide basic law enforcement services to the community.89 In addition to the mitigation indicated later in this section, the proposed project must comply with the following standard City conditions:
● Construction traffic must not interfere with the normal traffic flow on Imperial Highway.
● The property must remain clean at all times.
● The owner/builder must provide the police department watch commander and communications division the names and contact phone numbers of those responsible for the site who can physically respond to the site at the request of the police department.
● The property owner/builder must comply with the La Habra Security Ordinance.
The proposed project will place an incremental demand on local law enforcement services. As a result, the following mitigation measures are required:
● The Applicant shall ensure that all exterior lighting (i.e., parking areas, building areas, and entries) shall employ illumination in a manner that meets the approval of the Chief Building Official and Police Chief before Building Permits are issued.
● The Applicant’s building and site improvements shall conform to the City of La Habra Security Ordinance standards as required by the Police Chief and the Chief Building Official before Building Permits are issued.
88 County of Los Angeles Fire Department. Hometown Fire Stations. http://fire.lacounty.gov/HometownFireStations/ HometownFireStations.asp
89 City of La Habra. City of La Habra General Plan Update. Technical Background Report. Chapter 4, Community Services. Section 4.4. March 2012.
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 94
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
With compliance to the aforementioned mitigation measures, the project’s potential law enforcement impacts will be less than significant.
C. Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, the construction of which would cause significant environmental impacts in order to maintain acceptable service ratios, or other performance objectives relative to school services? ● Less than Significant Impact with Mitigation.
The proposed project site is located within the La Habra City School District (LHCSD), which serves nine schools consisting of elementary and middle schools.90 The Fullerton Joint Union High School District provides educational services for students in grades 9 through 12.91 The site is also located within the service boundaries of the North Orange County Community College District.92 In order to conform to AB 2926, the following mitigation will be applicable to the project:
● The Applicant will be required to pay school impact fees for construction of new facilities in accordance with AB 2926 to mitigate school impacts prior to issuance of Building Permits. Evidence of payment of the school fees shall be submitted to the Chief Building Official.
The payment of these fees will reduce the potential impacts to levels considered less than significant.
D. Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, the construction of which would cause significant environmental impacts in order to maintain acceptable service ratios, response times, or other performance objectives relative to other governmental services? ● No Impact.
The proposed project’s implementation is not expected to have an impact on the existing governmental services other than those identified in the preceding sections. As a result, no impacts associated with the proposed project’s implementation are anticipated.
3.14.3 CUMULATIVE IMPACTS
The future development contemplated as part of the proposed project’s implementation will not result in a significant incremental increase in the demand for public services since the Applicant must adhere to the mitigation measures identified below. As a result, no cumulative impacts are anticipated.
3.14.4 MITIGATION MEASURES
The analysis of public service impacts indicated that no significant impacts are anticipated; however, to ensure the proposed project meets the City’s Fire and Police department standards and conforms to AB 2926, the following mitigation is required:
90 La Habra City School District/Home Page. http://www.lahabraschools.org/site/default.aspx?PageID=1
91 Fullerton Joint Union High School District. About Us. http://www.fjuhsd.net/apps/pages/index.jsp?uREC_ID=140585&type=d&pREC_ID=273356
92 North Orange County Community College District. Local Government Links, Local Community Links. http://www.nocccd.edu/Serv2BusCom/LocalGovLinks.htm
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 95
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
Mitigation Measure No. 21 (Public Services). The Applicant shall ensure that all exterior lighting (i.e., parking areas, building areas, and entries) shall employ illumination in a manner that meets the approval of the Chief Building Official and Police Chief before Building Permits are issued.
Mitigation Measure No. 22 (Public Services). The Applicant’s building and site improvements shall conform to the City of La Habra Security Ordinance standards as required by the Police Chief and the Chief Building Official before Building Permits are issued.
Mitigation Measure No. 23 (Public Services). The Applicant will be required to pay school impact fees for construction of new facilities in accordance with AB 2926 to mitigate school impacts prior to issuance of Building Permits. Evidence of payment of the school fees shall be submitted to the Chief Building Official.
3.15 RECREATION
3.15.1 THRESHOLDS OF SIGNIFICANCE
According to the City of La Habra, acting as Lead Agency, a project may be deemed to have a significant adverse impact on the environment if it results in any of the following:
● The use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated; or,
● The construction or expansion of recreational facilities, which might have an adverse physical effect on the environment.
3.15.2 ANALYSIS OF ENVIRONMENTAL IMPACTS
A. Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? ● Less than Significant Impact.
The City of La Habra contains a total of 24 parks encompassing approximately 135.6 acres. These parks are divided into three categories—Mini Parks, Neighborhood Parks, and Community Parks—based on usage and not on size. La Habra’s five Mini Parks are defined as special use facilities. These parks are designed to provide passive open space with emphasis on aesthetics rather than formal recreational facilities. The City also has 14 Neighborhood Parks located within or near the City’s residential neighborhoods. La Habra’s five Community Parks serve several residential neighborhoods and offer a wide range of indoor and outdoor recreational opportunities.93 The nearest park to the proposed project site is Leslie Park, located approximately 525 feet west of the project site.94 Due to the nature of the proposed project (hotel, fast food restaurants, and an office/retail building), no significant increase in the usage of City parks and recreational facilities is anticipated to occur. The proposed hotel will include
93 City of La Habra. City of La Habra General Plan Update. Technical Background Report. Chapter 4, Community Services. Section 4.1. March 2012.
94 Google Maps. Website accessed August 25, 2016.
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 96
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA various amenities, including a pool area and a lounge area. In addition, the proposed project will not result in a development that could potentially physically alter any public park facility or service. As a result, less than significant impacts will result.
B. Would the project affect existing recreational facilities or require the construction or expansion of recreational facilities that might have an adverse physical effect on the environment? ● No Impact.
The proposed commercial development will not place an incremental demand on parks and recreational facilities and there will not be any construction or expansion of recreational facilities. Therefore, no impacts on park facilities will result.
3.15.3 CUMULATIVE IMPACTS
The analysis determined that the proposed project would not result in any significant impact on recreational facilities and services. As a result, no cumulative impacts on recreational facilities would result from the proposed project’s implementation.
3.15.4 MITIGATION MEASURES
The analysis of potential impacts related to parks and recreation indicated that no significant adverse impacts would result from the proposed project’s approval and subsequent implementation. As a result, no mitigation measures are required.
3.16 TRANSPORTATION AND CIRCULATION
3.16.1 THRESHOLDS OF SIGNIFICANCE
According to the City of La Habra, acting as Lead Agency, a project may have a significant adverse impact on traffic and circulation if it results in any of the following:
● A conflict with an applicable plan, ordinance, or policy establishing measures of effectiveness for the performance of the circulation system, taking into account all modes of transportation including mass transit and non-motorized travel and relevant components of the circulation system, including, but not limited to, intersections, streets, highways and freeways, pedestrian and bicycle paths, and mass transit;
● A conflict with an applicable congestion management program, including but not limited to, level of service standards and travel demand measures, or other standards established by the County Congestion Management Agency for designated roads or highways;
● Results in a change in air traffic patterns, including either an increase in traffic levels or a change in the location that results in substantial safety risks;
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 97
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
● A substantial increase in hazards due to a design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment);
● Inadequate emergency access; or,
● A conflict with adopted policies, plans, or programs regarding public transit, bicycle, or pedestrian facilities, or otherwise decrease the performance or safety of such facilities.
This traffic report is an addendum to the Revised Traffic Impact Analysis for the 701 E. Imperial Highway Mixed-Use Development Project, prepared by Linscott, Law & Greenspan, Engineers (LLG) dated May 19, 2016 (May 2016 Approved TIA). This traffic impact analysis addendum evaluates the potential traffic impacts and circulation needs associated with change in development/project description for the proposed 701 East Imperial Highway Development project (hereinafter referred to as project) as evaluated in the May 2016 approved TIA, and also includes updated traffic counts collected in October 2017 in response to City staff comments/requirements. The project now proposed includes the development of approximately 60,440 square-feet of floor area within four buildings that will consist of a 50,744 square foot hotel with 91 rooms, two fast-food restaurant pads with a total floor area of 4,896 square foot and a 4,800 square foot office/retail building and up to 205 parking spaces. The project site is a 4.24±acre vacant parcel of land located north of Imperial Highway at Village Drive.
The traffic report the findings and recommendations of a traffic impact analysis conducted by LLG to determine the potential impacts associated with the proposed project. The traffic analysis evaluates the existing operating conditions at thirteen key study intersections within the project vicinity, based on data collected in October 2017, and two project driveways, estimates the trip generation potential of the proposed project, and forecasts future operating conditions without and with the proposed project. Where necessary, intersection improvements/mitigation measures are identified.95
This traffic report addendum satisfies the traffic impact requirements of the City of La Habra and is consistent with the most current Congestion Management Program (CMP) for Orange County. The Scope of Work for this traffic study, which is included in Appendix A of the TIA, was developed in conjunction with City of La Habra Engineering Division staff. Appendix A also includes the comments letters from both the City of La Habra Engineering Division and the State of California Department of Transportation’s (CALTRANS) District 12 summarizing their review and approval of the May 2016 Approved TIA), as well as a Supplemental Traffic Assessment that was prepared in November 2017 that compares prior Year 2015 traffic data to current Year 2017 traffic volumes.
The project site has been visited and an inventory of adjacent area roadways and intersections was performed. In response to City comments, updated existing peak hour traffic count volumes data were was collected in October 2017 at the thirteen key study intersections for use in the preparation of intersection level of service calculations in this revised traffic addendum. Information concerning cumulative projects (planned and/or approved) in the vicinity of the proposed project has been researched at the City of La Habra, the City of Brea, and the City of Fullerton. Based on our contact with
95 Linscott, Law & Greenspan Engineers. Revised Traffic Impact Analysis Addendum for 701 E. Imperial Highway Mixed Use Development. Updated on December 14, 2017.
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 98
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA the three cities, there are thirteen cumulative projects in the City of La Habra, one cumulative project in the City of Fullerton, and two cumulative projects in the City of Brea within the vicinity of the subject site. These sixteen planned and/or approved cumulative projects were considered in the cumulative traffic analysis for this project.
This traffic report addendum analyzes existing and future weekday AM peak hour and PM peak hour traffic conditions for a near-term (Year 2019) traffic setting upon completion of the proposed project. Peak hour traffic forecasts for the Year 2019 horizon year have been projected by increasing existing traffic volumes by an annual growth rate of 1.0% per year and adding traffic volumes generated by sixteen cumulative projects.96
The thirteen key study intersections selected for evaluation were determined based on discussions with City of La Habra Engineering Division staff. The thirteen key study intersections listed below provide local access to the study area and define the extent of the boundaries for this traffic impact investigation. The study intersections consist of the following:
● Intersection #1. Euclid Street at Imperial Highway (La Habra/Caltrans); ● Intersection #2. Cypress Street at Imperial Highway (La Habra/Caltrans); ● Intersection #3. Leslie Street at Imperial Highway (La Habra/Caltrans); ● Intersection #4. Village Drive at Imperial Highway (La Habra/Caltrans); ● Intersection #5. Wal-Mart Signal at Imperial Highway (La Habra/Caltrans); ● Intersection #6. Harbor Boulevard at Imperial Highway (La Habra/Fullerton/Caltrans); ● Intersection #7. Palm Street at Imperial Highway (Fullerton/Caltrans); ● Intersection #8. Euclid Street at Lambert Road (La Habra); ● Intersection #9. Cypress Street at Lambert Road (La Habra); ● Intersection #10. Harbor Boulevard at Lambert Road (La Habra/Fullerton); ● Intersection #11. Harbor Boulevard at Las Palmas Drive (La Habra/Fullerton); ● Intersection #12. Euclid Street at La Habra Boulevard (La Habra); and, ● Intersection #13. Harbor Boulevard at La Habra Boulevard (La Habra).97
Exhibit 3-12 presents a Vicinity Map, which illustrates the general location of the proposed project and depicts the study locations and surrounding street system. The Level of Service (LOS) investigations at these key locations were used to evaluate the potential traffic impacts associated with area growth, cumulative projects, and the proposed project. When necessary, this analysis makes recommendations regarding intersection improvements that may be required to accommodate future traffic volumes and restore/maintain an acceptable Level of Service and/or mitigate the impacts of the project.
96 Linscott, Law & Greenspan Engineers. Revised Traffic Impact Analysis Addendum for 701 E. Imperial Highway Mixed Use Development. Updated on December 14, 2017.
97 Ibid.
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 99
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
North
NTERSECTIONS I
TUDY S 3-12 XHIBIT E OCATION OF OCATION L Source: Linscott, Law & Greenspan ITE AND S ROJECT ROJECT P
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 100
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
3.16.2 ANALYSIS OF ENVIRONMENTAL IMPACTS
A. Would the project cause a conflict with an applicable plan, ordinance, or policy establishing measures of effectiveness for the performance of the circulation system, taking into account all modes of transportation including mass transit and non-motorized travel and relevant components of the circulation system, including but not limited to, intersections, streets, highways and freeways, pedestrian and bicycle paths, and mass transit? ● Less Than Significant Impact.
Access to the proposed project will be provided via a “right-turn only” driveway on Imperial Highway and a proposed full access driveway to be constructed opposite the signalized intersection of Village Drive at Imperial Highway. The “right-turn only” driveway along Imperial Highway is referred to as Project Driveway A. The driveway opposite of Village Drive is referred to as Project Driveway B. Reciprocal access to and from the property on the west (Kaiser Permanente Medical Office Building site) is in place to provide motorists to ability to access Leslie Street. Proposed improvements to be completed as a part of the project at the Imperial Highway/Village Drive-Project Driveway B intersection to provide access to the site, subject to the approval of the City of La Habra and Caltrans include the following:
● Construction of the new site driveway to align opposite Village Drive to minimize off set of lanes through the intersection with a paved width of 56-feet to provide a 14-foot wide southbound (outbound) left-turn lane and a 14-foot wide southbound (outbound) through/right-turn lane, 8- foot median, and one 20-foot wide northbound (inbound) lane with curb return radii of 35-feet and 50-feet on the northwest corner and northeast corner, respectively (lane dimensions to be reviewed and approved by City staff).
● Modification/removal of the existing median on Imperial Highway and restriping to provide a dedicated eastbound left-turn lane with up to 200 feet of storage/stacking with a 90-foot transition,
● Restriping the northbound approach to provide a left-turn lane and an option through/right-turn lane; and
● Modification of the existing traffic signal, to include permissive operation on Village Drive, subject to the approval of the City of La Habra and Caltrans.98
The principal local network of streets serving the proposed project includes La Habra Boulevard, Lambert Road, Imperial Highway, Euclid Street, Cypress Street, Harbor Boulevard, Palm Street, Leslie Street, and Las Palmas Drive. The following discussion provides a brief synopsis of these key area streets. The descriptions are based on an inventory of existing roadway conditions.
● La Habra Boulevard is generally a four-lane, divided roadway west of Harbor Boulevard, and a un-divided roadway east of Harbor Boulevard, oriented in the east-west direction. Parking is generally not permitted along this roadway in the vicinity of the proposed project. The posted speed limit on La Habra Boulevard is 35 miles per hour west of Harbor Boulevard and 40 mph
98 Linscott, Law & Greenspan Engineers. Revised Traffic Impact Analysis Addendum for 701 E. Imperial Highway Mixed Use Development. Updated on December 14, 2017.
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 101
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
east of Harbor Boulevard. Traffic signals control the study intersections of La Habra Boulevard at Euclid Street and at Harbor Boulevard
● Lambert Road is generally a four-lane, divided roadway, and an undivided roadway between Euclid Street and Cypress Street, oriented in the east-west direction. Lambert Road is undivided both east and west of Harbor Boulevard. Parking is generally permitted along this roadway; however parking is generally not permitted surrounding Harbor Boulevard. The posted speed limit along Lambert Street is 40 mph. A traffic signal controls the study intersection of Lambert Road at Euclid Street, Cypress Street, and at Harbor Boulevard.
● Imperial Highway (State Route 90) is generally a six-lane, divided roadway oriented in the east- west direction. Imperial Highway borders the project site to the south and will provide access to the project site via a signalized driveway at Village Drive. Parking is not permitted along this roadway in the vicinity of the proposed project. The posted speed limit along Imperial Highway is 45 mph. Traffic signals control the study intersections of Imperial Highway at Euclid Street, Cypress Street, Leslie Street, Village Drive, Wal-Mart Signal, Harbor Boulevard, and Palm Street. In the Orange County Master Plan of Arterial Highways (MPAH), Imperial Highway is designated as a smart street. Imperial Highway is part of the Orange County Congestion Management Program Highway System (CMPHS).
● Euclid Street is generally a four-lane roadway south of Lambert Road, and undivided roadway north of Lambert Road; however it is generally a two-lane, undivided roadway north of La Habra Boulevard. It is oriented in the north-south direction. Parking is generally not permitted north of Imperial Highway, while it is permitted south of Imperial Highway. The posted speed limit on Euclid Street is 35 mph north of Imperial Highway and 45 mph south of Imperial Highway. Traffic signals control the study intersections of Euclid Street at Imperial Highway, Lambert Road and at La Habra Boulevard.
● Cypress Street is a two-lane, undivided roadway, oriented in the north-south direction. Parking is generally not permitted south of Lambert Street, while it is permitted north of Lambert Road. The posted speed limit on Cypress Street is 30 mph. Traffic signals control the study intersections of Cypress Street at Imperial Highway and at Lambert Road.99
● Harbor Boulevard is generally a four-lane, divided roadway; however it is a six-lane, divided roadway between La Habra Boulevard and Imperial Highway, oriented in the north-south direction. Parking is generally not permitted along this roadway in the vicinity of the proposed project. The posted speed limit on Harbor Boulevard is 40 mph north of Lambert Road and 45 mph south of Lambert Road. Traffic signals control the study intersections of Harbor Boulevard at Las Palmas Drive, Imperial Highway, Lambert Road, and at La Habra Boulevard.
99 Linscott, Law & Greenspan Engineers. Revised Traffic Impact Analysis Addendum for 701 E. Imperial Highway Mixed Use Development. Updated on December 14, 2017.
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 102
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
● Palm Street is a two-lane, undivided roadway north of La Habra Boulevard, a four-lane, undivided roadway between La Habra Boulevard and Lambert Road, and a four-lane, divided roadway south of Lambert Road. It is oriented in the north-south direction. Parking is generally permitted south and north of La Habra Boulevard. The posted speed limit on Palm Street is 30 mph north of La Habra Boulevard, 35 mph between La Habra Boulevard and Lambert Road, and 40 mph south of Lambert Road. Traffic signals control the study intersection of Palm Street and Imperial Highway.
● Las Palmas Drive is generally a two-lane, undivided roadway, oriented in the east-west direction. Parking is generally permitted in the vicinity of the project. The posted speed limit on Las Palmas Drive is 25 mph. Traffic signals control the study intersection of Las Palmas Drive and Harbor Boulevard.
● Leslie Street is generally a two-lane, undivided roadway, oriented in the north-south direction. Parking is generally permitted in the vicinity of the project. The posted speed limit on Leslie Street is 25 mph. Traffic signal controls the study intersection of Leslie Street and Imperial Highway. 100
Exhibit 3-13 presents an inventory of the existing roadway conditions for the arterials and intersections evaluated in this report. Thirteen key study intersections have been identified as the locations at which to evaluate existing and future traffic operating conditions. Some portion of potential project-related traffic will pass through each of these intersections, and their analysis will reveal the expected relative impacts of the project. These key intersections were selected for evaluation based on discussions with City of La Habra Engineering Division staff. Existing AM and PM peak hour traffic volumes for the thirteen key study intersections evaluated in this addendum report were obtained from recent manual peak hour turning movement counts conducted by National Data & Surveying Services in October 2017. Exhibits 3- 14 and 3-15 illustrate the existing AM and PM peak hour traffic volumes at the study intersections evaluated, respectively.
In conformance with the City of La Habra General Plan and the City’s traffic study requirements, existing AM and PM peak hour operating conditions for the key signalized study intersections were evaluated using the Intersection Capacity Utilization (ICU) method. The ICU technique is intended for signalized intersection analysis and estimates the volume to capacity (V/C) relationship for an intersection based on the individual V/C ratios for key conflicting traffic movements.
The ICU numerical value represents the percent signal (green) time, and thus capacity, required by existing and/or future traffic. It should be noted that the ICU methodology assumes uniform traffic distribution per intersection approach lane and optimal signal timing. Per City of La Habra requirements, the ICU calculations use a lane capacity of 1,700 vehicles per hour (vph) for through and all turn lanes. A clearance adjustment factor of 0.05 was added to each Level of Service calculation.101
100 Linscott, Law & Greenspan Engineers. Revised Traffic Impact Analysis Addendum for 701 E. Imperial Highway Mixed Use Development. Updated on December 14, 2017
101 Ibid.
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 103
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
North
EXHIBIT 3-13 E XISTING ROADWAY CONDITIONS AND INTERSECTION CONTROLS Source: Linscott, Law & Greenspan
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 104
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
North
EXHIBIT 3-14 EXISTING AM PEAK HOUR TRAFFIC VOLUMES Source: Linscott, Law & Greenspan
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 105
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
North
EXHIBIT 3-15 EXISTING PM PEAK HOUR TRAFFIC VOLUMES Source: Linscott, Law & Greenspan
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 106
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
The ICU value translates to a Level of Service (LOS) estimate, which is a relative measure of the intersection performance. The ICU value is the sum of the critical volume to capacity ratios at an intersection; it is not intended to be indicative of the LOS of each of the individual turning movements. The six qualitative categories of Level of Service have been defined along with the corresponding ICU value range and are shown in Table 3-7.
Table 3-7 Level of Service Criteria for Signalized Intersections
Signalized Level of Intersection Service Volume to Level of Service Description (LOS) Capacity Ratio (ICU/CMA)
EXCELLENT. No vehicle waits longer than one red light, and no approach phase is fully A ≤ 0.600 used. VERY GOOD. An occasional approach phase is fully utilized; many drivers begin to feel B 0.601 – 0.700 somewhat restricted within groups of vehicles. GOOD. Occasionally drivers may have to wait through more than one red light; backups C 0.701 – 0.800 may develop behind turning vehicles. FAIR. Delays may be substantial during portions of the rush hours, but enough lower D 0.801 – 0.900 volume periods occur to permit clearing of developing lines, preventing excessive backups. POOR. Represents the most vehicles intersection approaches can accommodate; E 0.901 – 1.000 may be long lines of waiting vehicles through several signal cycles. FAILURE. Backups from nearby locations or on cross streets may restrict or F > 1.000 prevent movement of vehicles out of the intersection approaches. Potentially very long delays with continuously increasing queue lengths.
The HCM unsignalized methodology for stop-controlled intersections was utilized for the analysis of the unsignalized intersections (i.e. proposed project driveways). This methodology estimates the average control delay for each of the subject movements and determines the level of service for each movement.
For all-way stop controlled intersections, the overall average control delay measured in seconds per vehicle, and level of service is then calculated for the entire intersection. For one-way and two-way stop- controlled (minor street stop-controlled) intersections, this methodology estimates the worst side street delay, measured in seconds per vehicle and determines the level of service for that approach.
The HCM unsignalized methodology for stop-controlled intersections was utilized for the analysis of the unsignalized intersections (i.e. proposed project driveways). This methodology estimates the average control delay for each of the subject movements and determines the level of service for each movement. For all-way stop controlled intersections, the overall average control delay measured in seconds per vehicle, and level of service is then calculated for the entire intersection. For one-way and two-way stop- controlled (minor street stop-controlled) intersections, this methodology estimates the worst side street delay, measured in seconds per vehicle and determines the level of service for that approach.
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 107
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
The HCM control delay value translates to a Level of Service (LOS) estimate, which is a relative measure of the intersection performance. The six qualitative categories of Level of Service have been defined along with the corresponding HCM control delay value range, as shown in Table 3-8. It is noted that the City of Fullerton and Caltrans both utilize the HCM method of analysis when evaluating intersection service levels for unsignalized as well as signalized locations.102
Table 3-8 Level of Service Criteria For Unsignalized Intersections
Level of Service Highway Capacity Manual Level of Service Description (LOS) Delay Value (sec/veh)
A 10.0 Little or no delay
B > 10.0 and 15.0 Short traffic delays
C > 15.0 and 25.0 Average traffic delays
D > 25.0 and 35.0 Long traffic delays
E > 35.0 and 50.0 Very long traffic delays
F > 50.0 Severe congestion
According to City of La Habra criteria, LOS D is the minimum acceptable condition that should be maintained during the morning and evening peak commute hours on all intersections within the City, except those on the CMPHS of Orange County, where LOS E is defined in the CMP for Orange County as the acceptable limit and is acceptable for State Highway intersections. Within the project study area, Imperial Highway is part of the CMPHS for Orange County. Based on the LOS criteria stated above, LOS E is considered acceptable for intersections located along the CMP network.103
Table 3-9 summarizes the existing peak hour service level calculations for the 13 study intersections based on existing traffic volumes and current street geometry. Review of Table 3-9 indicates that all of the study intersections currently operate at an acceptable level of service during the AM and PM peak hours. Appendix C of the traffic study contains the ICU/LOS calculations for the 13 study intersections for the AM peak hour and PM peak hour.104
102 Linscott, Law & Greenspan Engineers. Revised Traffic Impact Analysis Addendum for 701 E. Imperial Highway Mixed Use Development. Updated on December 14, 2017.
103 Ibid.
104 Ibid.
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 108
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
Table 3-9 Existing Peak Hour Intersection Capacity Analysis
Time Key Intersections Control Type ICU LOS Period
AM Eight-phase 0.809 D 1. Euclid Street at Imperial Highway PM signal 0.749 C
AM Three-phase 0.565 A 2. Cypress Street at Imperial Highway PM signal 0.705 C
AM Five-phase 0.482 A 3. Leslie Street at Imperial Highway PM signal 0.557 A
AM Three-phase 0.435 A 4. Village Drive at Imperial Highway PM signal 0.474 A 5. Wal-Mart Signal at Imperial AM Five-phase 0.438 A Highway PM signal 0.522 A 6. Harbor Boulevard at Imperial AM Eight-phase 0.817 D Highway PM signal 0.727 C AM Five-phase 0.537 A 7. Palm Street at Imperial Highway PM signal 0.652 B AM Three-phase 0.822 D 8. Euclid Street at Lambert Road PM signal 0.783 C AM 0.839 D 9. Cypress Street at Lambert Road Six-phase signal PM 0.831 D 10. Harbor Boulevard at Lambert AM Eight-phase 0.753 C Road PM signal 0.797 C 11. Harbor Boulevard at Las Palmas AM Five-phase 0.795 C Drive PM signal 0.621 B 12. Euclid Street at La Habra AM Two-phase 0.594 A Boulevard PM signal 0.673 B 13. Harbor Boulevard at La Habra AM Eight-phase 0.649 B Boulevard PM signal 0.707 C
In order to estimate the traffic impact characteristics of the proposed project, a multi-step process has been utilized. The first step is trip generation, which estimates the total arriving and departing traffic on a peak hour and daily basis. The traffic generation potential is forecast by applying the appropriate vehicle trip generation equations or rates to the project development tabulation. The second step of the forecasting process is trip distribution, which identifies the origins and destinations of inbound and outbound project traffic. These origins and destinations are typically based on demographics and existing/anticipated travel patterns in the study area. The third step is traffic assignment, which involves the allocation of project traffic to study area streets and intersections.
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 109
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
Traffic assignment is typically based on minimization of travel time, which may or may not involve the shortest route, depending on prevailing operating conditions and travel speeds. Traffic distribution patterns are indicated by general percentage orientation, while traffic assignment allocates specific volume forecasts to individual roadway links and intersection turning movements throughout the study area. With the forecasting process complete and project traffic assignments developed, the impact of the proposed project is isolated by comparing operational (LOS) conditions at selected key intersections using expected future traffic volumes with and without forecast project traffic. The need for site specific and/or cumulative local area traffic improvements can then be evaluated and the significance of the project’s impacts identified.105
Traffic generation is expressed in vehicle trip ends, defined as one-way vehicular movements, either entering or exiting the generating land use. Generation equations and/or rates used in the traffic forecasting procedure are found in the 9th Edition of Trip Generation, published by the Institute of Transportation Engineers (ITE).
Table 3-10 summarizes the trip generation rates used in forecasting the vehicular trips generated by the proposed project and also presents the project’s forecast peak hour and daily traffic volumes. As shown, the trip generation potential of the proposed mixed of land uses of the project was estimated using trip rates for ITE Land Use 310: Hotel, ITE Land Use 820: Shopping Center, and ITE Land Use 934: Fast- Food Restaurant with Drive-thru Window. Review of Table 3-10 indicates that the proposed project is forecast to generate approximately 2,769 daily trips, with 166 trips produced in the AM peak hour and 152 trips produced in the PM peak hour on a “typical” weekday.106
Pass-by trips are trips generated to the project site by vehicles that are traveling to a different end destination. An example of a pass-by trip to a fast-food restaurant would be a resident leaving their house and stopping at a fast-food restaurant on their way to an office or retail establishment without originally intending to visit the fast-food restaurant. Since pass-by trips are trips made en route to an end destination, they are not considered a full trip. Uses that generate a large number of pass-by trips are typically not end destinations (car washes, convenience stores, gas stations, ATMs, certain drive-thru establishments, etc.).
For this analysis, a 25 percent pass-by reduction was used for daily trips, a 49 percent pass-by reduction was used for AM peak hour trips, and a 50 percent pass-by reduction was used for the PM peak hours. These pass-by reductions are consistent with the pass-by rates established in the ITE trip generation manual for fast-food restaurants.107
105 Linscott, Law & Greenspan Engineers. Revised Traffic Impact Analysis Addendum for 701 E. Imperial Highway Mixed Use Development. Updated on December 14, 2017.
106 Ibid.
107 Ibid.
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 110
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
Table 3-10 Project Traffic Generation Forecast
AM Peak Hour PM Peak Hour ITE Land Use Code/ Daily Project Description Enter Exit Total Enter Exit Total
Trip Generation Rates:
● 310: Hotel (TE/RM) 8.17 0.31 0.22 0.53 0.31 0.29 0.60
● 820: Shopping Center (TE/1000 SF) 42.70 0.60 0.36 0.96 1.78 1.93 3.71
● 934: Fast-Food Restaurant with Drive- 496.12 23.16 22.26 45.42 16.98 15.67 32.65 thru Window (TE/1000 SF)
Trip Generation Forecast:
● 310: Hotel (91 Rooms) 743 28 20 48 28 27 55
● 934: Fast-Food Restaurant with Drive- 1,354 63 61 124 46 43 89 thru Window (2,730 SF)
Less Pass-By Trips -339 -31 -30 -61 -23 -22 -45
Subtotal 1,015 32 31 63 23 21 44
● 934: Fast-Food Restaurant with Drive- 1,075 50 48 98 37 34 71 thru Window (2,166 SF)
Less Pass-By Trips -269 -25 -23 -48 -19 -17 -36
Subtotal 806 25 25 50 18 17 35
● 820: General Office/Retail (4,800 SF) 205 3 2 5 9 9 18
Total Project Trip Generation 3,377 144 131 275 120 113 233
Less Total Pass-By Trips -608 -56 -53 -109 -42 -39 -81
Total Project Net Trip Generation 2,769 88 78 166 78 74 152
Source: Trip Generation, 9th Edition. Institute of Transportation Engineers (ITE). Washington D.C. (2012).
Table 3-11 displays the trip generation potential of the project development as evaluated in the May 2016 Approved TIA. As shown the prior project was forecast to generate approximately 3,273 daily trips, with 282 trips (152 inbound, 130 outbound) produced in the AM peak hour and 258 trips (128 inbound, 130 outbound) produced in the PM peak hour on a “typical” weekday.108
108 Linscott, Law & Greenspan Engineers. Revised Traffic Impact Analysis Addendum for 701 E. Imperial Highway Mixed Use Development. Updated on December 14, 2017.
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 111
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
Table 3-11 Prior Project Traffic Generation Forecast
AM Peak Hour PM Peak Hour ITE Land Use Code/ Daily Project Description Enter Exit Total Enter Exit Total
Trip Generation Rates:
● 310: Hotel (TE/RM) 8.17 0.31 0.22 0.53 0.31 0.29 0.60
● 565: Day Care Center (TE/1000 SF) 74.06 6.46 5.72 12.18 5.80 6.54 12.34
● 934: Fast-Food Restaurant with Drive- 496.12 23.16 22.26 45.42 16.98 15.67 32.65 thru Window (TE/1000 SF)
Trip Generation Forecast:
● 310: Hotel (105 Rooms) 858 33 23 56 32 31 63
● 934: Fast-Food Restaurant with Drive- 1,116 52 50 102 38 35 73 thru Window (2,250 SF)
Less Pass-By Trips -279 -25 -25 -50 -19 -18 -37
Subtotal 837 27 25 52 19 17 36
● 934: Fast-Food Restaurant with Drive- 1,116 52 50 102 38 35 73 thru Window (2,250 SF)
Less Pass-By Trips -279 -25 -25 -50 -19 -18 -37
Subtotal 837 27 25 52 19 17 36
● 565: Day Care Center (10,000 SF) 741 65 57 122 58 65 123
Total Project Trip Generation 3,831 202 180 382 166 166 332
Less Total Pass-By Trips -558 -50 -50 -100 -38 -36 -74
Total Project Net Trip Generation 3,273 152 130 282 128 130 258
Source: Trip Generation, 9th Edition. Institute of Transportation Engineers (ITE). Washington D.C. (2012).
Comparison of the trips generated by the proposed project (See last row of Table 3-10) to the trip generation potential of the prior project development (see last row of Table 3-11) shows that the proposed Project will result in 504 fewer trips on a daily basis, 116 fewer AM peak hour trips, and 106 fewer PM peak hour trips.
Given the results of the trip generation forecast comparisons, the proposed project trips would result in similar or less traffic impacts than the prior project development as evaluated in the Revised Traffic Impact Analysis for the 701 E. Imperial Highway Mixed-Use Development, prepared by LLG, dated May 19, 2016. Further yet, the implementation of the proposed project would not create any new significant traffic impacts in the opening year. Nevertheless, the following sections of the traffic report evaluate the potential traffic impacts of the new development tabulation of the proposed project, as required by the City of La Habra Engineering Division.109
109 Linscott, Law & Greenspan Engineers. Revised Traffic Impact Analysis Addendum for 701 E. Imperial Highway Mixed Use Development. Updated on December 14, 2017.
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 112
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
Exhibit 3-16 illustrates the general, directional traffic distribution pattern for the proposed project. Project traffic volumes both entering and exiting the project site have been distributed and assigned to the adjacent street system based on the following considerations:
● The site's proximity to major traffic carriers (i.e. Imperial Hwy, Euclid St, Harbor Blvd, etc.);
● Expected localized traffic flow patterns based on adjacent street channelization and presence of traffic signals;
● Existing intersection traffic volumes;
● Ingress/egress availability at the project site; and,
● Input from City staff.
The anticipated AM and PM peak hour traffic volumes associated with the proposed project are presented in Exhibits 3-17 and 3-18, respectively. The traffic volume assignments presented in Exhibits 3-17 and 3- 18 reflect the traffic distribution characteristics shown in Exhibit 3-16 and the traffic generation forecast presented in Table 3-10.110
The existing plus project traffic conditions have been generated based upon existing conditions and the estimated project traffic. These forecast traffic conditions have been prepared pursuant to the California Environmental Quality Act (CEQA) guidelines, which require that the potential impacts of a project be evaluated upon the circulation system as it currently exists. This traffic volume scenario and the related intersection capacity analyses will identify the roadway improvements necessary to mitigate the direct traffic impacts of the project, if any. Exhibits 3-19 and 3-20 present projected AM and PM peak hour traffic volumes at the 13 key study intersections with the addition of the trips generated by the proposed project to existing traffic volumes, respectively.
Horizon year, background traffic growth estimates have been calculated using an ambient growth factor. The ambient traffic growth factor is intended to include unknown and future cumulative projects in the study area, as well as account for regular growth in traffic volumes due to the development of projects outside the study area. The future growth in traffic volumes has been calculated at one percent (1.0%) per year. When, applied to the Year 2015 existing traffic volumes, this factor results in a 3.0 percent growth in existing volumes to the near-term horizon year 2019.111
110 Linscott, Law & Greenspan Engineers. Revised Traffic Impact Analysis Addendum for 701 E. Imperial Highway Mixed Use Development. Updated on December 14, 2017.
111 Ibid.
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 113
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
North
EXHIBIT 3-16 PROJECT TRAFFIC DISTRIBUTION PATTERN Source: Linscott, Law & Greenspan
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 114
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
North
EXHIBIT 3-17 AM PEAK HOUR PROJECT TRAFFIC VOLUMES Source: Linscott, Law & Greenspan
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 115
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
North
EXHIBIT 3-18 PM PEAK HOUR PROJECT TRAFFIC VOLUMES Source: Linscott, Law & Greenspan
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 116
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
North
EXHIBIT 3-19 YEAR 2019 CUMULATIVE PLUS PROJECT AM PEAK HOUR TRAFFIC VOLUMES Source: Linscott, Law & Greenspan
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 117
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
North
EXHIBIT 3-20 YEAR 2019 CUMULATIVE PLUS PROJECT PM PEAK HOUR TRAFFIC VOLUMES Source: Linscott, Law & Greenspan
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 118
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
The relative impact of the proposed project during the AM peak hour/PM peak hour was evaluated based on analysis of future operating conditions at the thirteen key study intersections without, then with the proposed project. The previously discussed capacity analysis procedures were utilized to investigate the future volume-to-capacity relationships and service level characteristics at each study intersection. The significance of the potential impacts of the project at each key intersection was then evaluated using the following traffic impact criteria.
Per City of La Habra criteria, impacts to local and regional transportation systems are considered significant if:
● An undesirable peak hour Level of Service (LOS) at any of the key signalized intersections is projected. LOS D is the minimum acceptable condition that should be maintained during the morning and evening peak commute hours on all intersections within the City of La Habra, except those on the CMPHS of Orange County, where LOS E is defined in the CMP for Orange County as the acceptable limit and is acceptable for State Highway intersections. The following State Highway intersections require a LOS above an E in accordance with the Orange County CMP: Euclid Street at Imperial Highway; Cypress Street at Imperial Highway; Leslie Street at Imperial Highway; Village Drive at Imperial Highway; Wal-Mart Signal at Imperial Highway; and Harbor Boulevard at Imperial Highway. A LOS D is the minimum acceptable condition that should be maintained during the peak commute hours for the following intersections: Euclid Street at Lambert Road; Cypress Street at Lambert Road; Harbor Boulevard at Lambert Road; Harbor Boulevard at Las Palmas Drive; Euclid Street at La Habra Boulevard; Harbor Boulevard at La Habra Boulevard; and Palm Street at Imperial Highway.
● A project’s impact is considered significant if the project increases traffic demand at a key signalized study intersection by 0.010 or greater, where the current LOS is unacceptable.
● Note, any incremental traffic impact (ICU increase) at intersections operating at LOS E or F within the City of La Habra are considered and addressed through the City’s Citywide Fee and Phasing Ordinances. “Fair Share” contributions can be required, even if the impacts are less than significant (0.010). These fair share contributions are based on the recommended methodology contained in the Orange County CMP TIA procedures.112
Per the requirements of the City of La Habra, the following scenarios are those for which volume/capacity calculations have been performed at the 13 study intersections for existing plus project and near-term (Year 2018) traffic conditions:
● Scenario a. Existing Traffic Conditions; ● Scenario b. Existing Plus Project Traffic Conditions; ● Scenario c. Existing Plus Project with Improvements (if necessary); ● Scenario d. Near-Term (Year 2019) Cumulative Traffic Conditions; ● Scenario e. Near-Term (Year 2019) Cumulative plus Project Traffic Conditions; and,
112 Linscott, Law & Greenspan Engineers. Revised Traffic Impact Analysis Addendum for 701 E. Imperial Highway Mixed Use Development. Updated on December 14, 2017.
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 119
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
● Scenario f. Scenario E with Improvements, if necessary.
Table 3-12 summarizes the peak hour level of service results at the 13 key study intersections for Existing plus Project traffic conditions. The first column (1) of ICU/LOS values in Table 3-12 presents a summary of existing AM and PM peak hour traffic conditions (which were also presented in Table 3-9).113
Review of columns 2 and 3 of Table 3-12 indicates that traffic associated with the proposed project will not significantly impact any of the 13 study intersections, when compared to the LOS standards and significant impact criteria specified in this report. All 13 study intersections, inclusive of Imperial Highway at Village Drive/Project Driveway B, are expected to operate at an acceptable LOS with the addition of project generated traffic during the AM and PM peak hours. Appendix C included in the Traffic Study presents the existing plus project ICU/LOS calculations for the 13 key study intersections for the AM peak hour and PM peak hour.
Table 3-12 Existing Plus Project Peak Hour Intersection Capacity Analysis
(4) Existing plus (1) Existing (2) Existing Plus Project plus (3) Significant Traffic Project Traffic Mitigation Impact Key Time Conditions Conditions With Planned Intersections Per. Improvements
ICU LOS ICU LOS Increase Yes/No ICU LOS
1. Euclid Street at AM 0.809 D 0.814 D 0.005 No -- -- Imperial Highway PM 0.749 C 0.755 C 0.006 No -- --
2. Cypress Street at AM 0.565 A 0.567 A 0.011 No -- -- Imperial Highway PM 0.705 C 0.714 C 0.009 No -- --
3. Leslie Street at AM 0.482 A 0.491 A 0.009 No -- -- Imperial Highway PM 0.557 A 0.565 A 0.008 No -- --
4. Village Drive at AM 0.435 A 0.467 A 0.032 No -- -- Imperial Highway PM 0.474 A 0.548 A 0.074 No -- --
5. Wal-Mart Signal AM 0.438 A 0.445 A 0.007 No -- -- at Imperial Highway PM 0.522 A 0.529 A 0.007 No -- --
6. Harbor AM 0.817 D 0.823 D 0.006 No -- -- Boulevard at Imperial Highway PM 0.727 C 0.731 C 0.004 No -- --
7. Palm Street at AM 0.537 A 0.576 A 0.003 No -- -- Imperial Highway PM 0.652 B 0.654 B 0.002 No -- --
8. Euclid Street at AM 0.822 D 0.830 D 0.008 No -- -- Lambert Road PM 0.783 C 0.786 C 0.003 No -- --
113 Linscott, Law & Greenspan Engineers. Revised Traffic Impact Analysis Addendum for 701 E. Imperial Highway Mixed Use Development. Updated on December 14, 2017.
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 120
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
Table 3-12 Existing Plus Project Peak Hour Intersection Capacity Analysis
(4) Existing plus (1) Existing (2) Existing Plus Project plus (3) Significant Traffic Project Traffic Mitigation Key Time Impact Conditions Conditions With Planned Intersections Per. Improvements ICU LOS ICU LOS Increase Yes/No ICU LOS
9. Cypress Street at AM 0.839 D 0.841 D 0.002 No -- -- Lambert Road PM 0.831 D 0.834 D 0.003 No -- --
10. Harbor AM 0.753 C 0.759 C 0.006 No -- -- Boulevard at Lambert Road PM 0.797 C 0.800 C 0.003 No -- --
11. Harbor AM 0.795 C 0.797 C 0.002 No -- -- Boulevard at Las Palmas Drive PM 0.621 B 0.623 B 0.002 No -- --
12. Euclid Street at AM 0.795 C 0.600 A 0.006 No -- -- La Habra Boulevard PM 0.621 B 0.675 B 0.002 No -- --
13. Harbor AM 0.594 A 0.653 B 0.004 No -- -- Boulevard at La Habra Boulevard PM 0.673 B 0.710 C 0.003 No -- --
Table 3-13 summarizes the peak hour level of service results at the 13 study intersections for the Year 2019. The first column (1) of ICU/LOS values in Table 3-13 presents a summary of existing AM and PM peak hour traffic conditions (which were also presented in Table 3-9). The second column (2) lists forecast 2019 cumulative conditions (existing traffic plus ambient growth traffic plus cumulative project traffic) based on existing intersection geometry, but without any traffic generated from the proposed project. The third column (3) presents future forecast traffic conditions with the addition of traffic generated by the proposed project. The fourth column (4) shows the increase in ICU value due to the added peak hour project trips and indicates whether the traffic associated with the project will have a significant impact based on the LOS standards and significant impact criteria defined in this report. The fifth column (5) indicates the anticipated level of service with planned City improvements, if any.
An analysis of future (Year 2019) cumulative traffic conditions indicates that the addition of ambient traffic growth and cumulative project traffic will not cumulatively impact any of the 13 key study intersections. All 13 study intersections will continue to operate at acceptable levels of service during the AM and PM peak hours with the addition of ambient traffic growth and cumulative project traffic.
Review of columns 3 and 4 of Table 3-13 indicates that traffic associated with the proposed project will not significantly impact any of the 13 study intersections, when compared to the LOS standards and significant impact criteria specified in this report. All 13 study intersections, inclusive of Imperial Highway at Village Drive/Project Driveway B, are expected to operate at an acceptable LOS with the addition of Project generated traffic in the Year 2019. Appendix C Traffic Study presents the Year 2019 plus project ICU/LOS calculations for the 13 key study intersections for the AM peak hour and PM peak hour.
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 121
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
Table 3-13 Year 2019 Peak Hour Intersection Capacity Analysis (5) Year 2019 (3) Year 2019 (2) Year 2019 Cumulative (1) Existing Cumulative Cumulative (4) Significant plus Project Traffic Plus Project Traffic Impact plus Mitigation Time Conditions Traffic Key Int. Conditions With Planned Per. Conditions Improvements
ICU LOS ICU LOS ICU LOS Increase Yes/No ICU LOS
1. Euclid Street AM 0.809 D 0.814 D 0.864 D 0.005 No -- -- at Imperial Highway PM 0.749 C 0.755 C 0.809 D 0.007 No -- --
2. Cypress AM 0.565 A 0.567 A 0.625 B 0.010 No -- -- Street at Imperial Highway PM 0.705 C 0.714 C 0.768 C 0.008 No -- --
3. Leslie Street AM 0.482 A 0.491 A 0.536 A 0.009 No -- -- at Imperial Highway PM 0.557 A 0.565 A 0.628 B 0.007 No -- --
4. Village Drive AM 0.435 A 0.467 A 0.508 A 0.032 No -- -- at Imperial Highway PM 0.474 A 0.548 A 0.591 A 0.074 No -- --
5. Wal-Mart AM 0.438 A 0.445 A 0.483 A 0.008 No -- -- Signal at Imperial Highway PM 0.522 A 0.529 A 0.617 B 0.007 No -- -- 6. Harbor AM 0.817 D 0.823 D 0.856 D 0.007 No -- -- Boulevard at Imperial Highway PM 0.727 C 0.731 C 0.820 D 0.018 No -- --
7. Palm Street AM 0.537 A 0.576 A 0.631 B 0.003 No -- -- at Imperial Highway PM 0.652 B 0.654 B 0.686 B 0.002 No -- --
8. Euclid Street AM 0.822 D 0.830 D 0.870 D 0.008 No -- -- at Lambert Road PM 0.783 C 0.786 C 0.831 D 0.003 No -- --
9. Cypress AM 0.839 D 0.841 D 0.879 D 0.003 No -- -- Street at Lambert Road PM 0.831 D 0.834 D 0.875 D 0.003 No -- --
10. Harbor AM 0.753 C 0.759 C 0.814 D 0.005 No -- -- Boulevard at Lambert Road PM 0.797 C 0.800 C 0.845 D 0.003 No -- --
11. Harbor AM 0.795 C 0.797 C 0.823 D 0.002 No -- -- Boulevard at Las Palmas Drive PM 0.621 B 0.623 B 0.651 B 0.002 No -- --
12. Euclid AM 0.795 C 0.600 A 0.637 B 0.006 No -- -- Street at La Habra Boulevard PM 0.621 B 0.675 B 0.703 C 0.002 No -- --
13. Harbor AM 0.594 A 0.653 B 0.691 B 0.004 No -- -- Boulevard at La Habra Boulevard PM 0.673 B 0.710 C 0.751 C 0.003 No -- --
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 122
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
In conformance with the current Caltrans Guide for the Preparation of Traffic Impact Studies, existing and projected peak hour operating conditions at the seven state-controlled study intersections within the study area have been evaluated using the Highway Capacity Manual (HCM for signalized intersections) operations method of analysis. These state-controlled locations include the following seven of 13 study intersections:
● Intersection #1. Euclid Street at Imperial Highway; ● Intersection #2. Cypress Street at Imperial Highway; ● Intersection #3. Leslie Street at Imperial Highway; ● Intersection #4. Village Drive at Imperial Highway; ● Intersection #5. Wal-Mart Signal at Imperial Highway; ● Intersection #6. Harbor Boulevard at Imperial Highway; and, ● Intersection #7. Palm Street at Imperial Highway.114
Caltrans “endeavors to maintain a target LOS at the transition between LOS “C” and LOS “D” on State highway facilities”; it does not require that LOS “D” (shall) be maintained. However, Caltrans acknowledges that this may not always be feasible and recommends that the lead agency consult with Caltrans to determine the appropriate target LOS. Since the intersections within Caltrans right-of-way are under the jurisdiction of the City of La Habra, the City is the lead agency and the City’s level of service standard should be used. The City acknowledges that it may be difficult and expensive to maintain LOS “D” on State facilities, such as Imperial Highway, since their primary function is to serve regional traffic due to the lack of nearby freeways.
According to City of La Habra criteria, LOS D is the minimum acceptable condition that should be maintained during the morning and evening peak commute hours on all City intersections, except those on the Congestion Management Program Highway System (CMPHS) of Orange County, where LOS E is defined in the CMP for Orange County as the acceptable limit and is acceptable for State Highway intersections. Within the project study area, Imperial Highway and Harbor Boulevard are part of the CMPHS for Orange County. In addition, per the City of Fullerton requirements, the following two (2) intersections were also evaluated using the HCM operations method of analysis for signalized intersections:
● Intersection #10. Harbor Boulevard at Lambert Road; and ● Intersection #11. Harbor Boulevard at Las Palmas Drive.
Based on the HCM operations method of analysis, level of service for signalized intersections is defined in terms of control delay, which is a measure of driver discomfort, frustration, fuel consumption, and lost travel time. The delay experienced by a motorist is made up of a number of factors that relate to control, geometries, traffic, and incidents. Total delay is the difference between the travel time actually experienced and the reference travel time that would result during ideal conditions: in the absence of
114 Linscott, Law & Greenspan Engineers. Revised Traffic Impact Analysis Addendum for 701 E. Imperial Highway Mixed Use Development. Updated on December 14, 2017.
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 123
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA traffic control, in the absence of geometric delay, in the absence of any incidents, and when there are no other vehicles on the road.115
In Chapter 16 of the HCM, only the portion of total delay attributed to the control facility is quantified. This delay is called control delay. Control delay includes initial deceleration delay, queue move-up time, stopped delay, and final acceleration delay. Specifically, LOS criteria for traffic signals are stated in terms of the average control delay per vehicle. The six qualitative categories of Level of Service that have been defined along with the corresponding HCM control delay value range for signalized intersections are shown in Table 3-14. It is noted that the City of Fullerton also utilizes the HCM method of analysis when evaluating intersection service levels.
Table 3-14 Level of Service Criteria for Signalized Intersections (HCM Methodology)
Level of (LOS) Control Delay Per Vehicle Service
This level of service occurs when progression is extremely favorable and most vehicles arrive during the A < 10.0 green phase. Most vehicles do not stop at all. Short cycle lengths may also contribute to low delay.
> 10.0 and This level generally occurs with good progression, short cycle lengths, or both. More vehicles stop than B < 20.0 with LOS A, causing higher levels of average delay.
Average traffic delays. These higher delays may result from fair progression, longer cycle lengths, or > 20.0 and C both. Individual cycle failures may begin to appear at this level. The number of vehicles stopping is < 35.0 significant at this level, though many still pass through the intersection without stopping.
Long traffic delays. At level D, the influence of congestion becomes more noticeable. Longer delays may > 35.0 and result from some combination of unfavorable progression, long cycle lengths, or high v/c ratios. Many D < 55.0 vehicles stop, and the proportion of vehicles not stopping declines. Individual cycle failures are noticeable.
Very long traffic delays. This level is considered by many agencies (i.e. SANBAG) to be the limit of > 55.0 and E acceptable delay. These high delay values generally indicate poor progression, long cycle lengths, and < 80.0 high v/c ratios. Individual cycle failures are frequent occurrences.
Severe congestion. This level, considered to be unacceptable to most drivers, often occurs with over saturation, that is, when arrival flow rates exceed the capacity of the intersection. It may also occur at F > 80.0 high v/c ratios below 1.0 with many individual cycle failures. Poor progression and long cycle lengths may also be major contributing factors to such delay levels.
Table 3-15 summarizes the peak hour Highway Capacity Manual level of service results at the seven state-controlled study intersections within the study area and the two intersections also partially located within Fullerton for the 2019 horizon year. The first column (1) of HCM/LOS values in Table 3-15 presents a summary of existing traffic conditions. The second column (2) presents existing plus project traffic conditions based on existing intersection geometry. The third column (3) indicates whether added peak hour project trips will have a significant impact based on the significant impact criteria defined in this report.
115 Linscott, Law & Greenspan Engineers. Revised Traffic Impact Analysis Addendum for 701 E. Imperial Highway Mixed Use Development. Updated on December 14, 2017.
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 124
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
All seven (7) state-controlled study intersections on Imperial Highway as well as Harbor Boulevard at Lambert Road and Harbor Boulevard at Las Palmas Drive currently operate at an acceptable LOS during the AM and PM peak hours. Review of Columns 2 and 3 of Table 3-15 indicates that traffic associated with the proposed project will not significantly impact any of the seven state-controlled study intersections or the two intersections partially located within Fullerton, when compared to the LOS standards and significant impact criteria specified in this report. The seven state-controlled study intersections, inclusive of Imperial Highway at Village Drive/Project Driveway B, and the two intersections also partially located within Fullerton are forecast to continue to operate at an acceptable LOS with the addition of project generated traffic to existing traffic.116
Table 3-15 Existing Plus Project Peak Hour Intersection Capacity Analysis - Caltrans
(2) Existing Plus (1) Existing Traffic (3) Significant Project Traffic Time Conditions Impact Key Intersections Conditions Per. HCM LOS ICU LOS Yes/No
AM 44.2 sec/veh D 50.3 sec/veh D No 1. Euclid Street at Imperial Highway PM 43.2 sec/veh D 61.3 sec/veh E No
AM 10.9 sec/veh B 19.2 sec/veh B No 2. Cypress Street at Imperial Highway PM 9.1 sec/veh A 9.1 sec/veh A No
AM 17.0 sec/veh B 17.2 sec/veh B No 3. Leslie Street at Imperial Highway PM 20.1 sec/veh C 21.1 sec/veh C No
AM 1.9 sec/veh A 13.6 sec/veh B No 4. Village Drive at Imperial Highway PM 2.3 sec/veh A 4.5 sec/veh A No
AM 24.0 sec/veh C 25.4 sec/veh C No 5. Wal-Mart Signal at Imperial Highway PM 25.0 sec/veh C 26.4 sec/veh C No
AM 66.1 sec/veh E* 67.9 sec/veh E* No 6. Harbor Boulevard at Imperial Highway PM 55.7 sec/veh E* 57.5 sec/veh E* No
AM 34.4 sec/veh C 37.7 sec/veh D No 7. Palm Street at Imperial Highway PM 36.5 sec/veh D 37.1 sec/veh D No
AM 41.7 sec/veh D 42.0 sec/veh D No 10. Harbor Boulevard at Lambert Road PM 44.4 sec/veh D 45.3 sec/veh D No
AM 52.1 sec/veh D 52.7 sec/veh D No 11. Harbor Boulevard at Las Palmas Drive PM 37.8 sec/veh D 37.9 sec/veh D No
*Note: Although this intersection is located in La Habra, it is a State Highway intersection. Therefore, the minimum level of service of E outlined in the Orange County CMP was used.
116 Linscott, Law & Greenspan Engineers. Revised Traffic Impact Analysis Addendum for 701 E. Imperial Highway Mixed Use Development. Updated on December 14, 2017.
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 125
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
Table 3-16 summarizes the peak hour Highway Capacity Manual level of service results at the seven state-controlled study intersections within the study area and the two intersections also partially located within Fullerton for the 2019 horizon year. The first column (1) of HCM/LOS values in Table 3-16 presents a summary of existing traffic conditions. The second column presents Year 2019 cumulative traffic conditions based on existing intersection geometry, but without any project generated traffic. The third column presents future forecast traffic conditions with the addition of project traffic. The fourth column indicates whether added peak hour project trips will have a significant impact based on the significant impact criteria defined in this report.117
Table 3-16 Existing Plus Project Peak Hour Intersection Capacity Analysis
(3) Year 2019 (2) Year 2019 (1) Existing Traffic Cumulative Plus (4) Cumulative Traffic Conditions Project Traffic Impact Key Time Conditions Intersections Per. Conditions
HCM LOS HCM LOS HCM LOS Yes/No
AM 44.2 sec/veh D 56.3 sec/veh E 61.1 sec/veh E No 1. Euclid Street at Imperial Highway PM 43.2 sec/veh D 47.1 sec/veh D 76.3 sec/veh E No
AM 10.9 sec/veh B 18.5 sec/veh B 19.0 sec/veh B No 2. Cypress Street at Imperial Highway PM 9.1 sec/veh A 18.4 sec/veh B 18.7 sec/veh B No
AM 17.0 sec/veh B 19.8 sec/veh B 23.4 sec/veh C No 3. Leslie Street at Imperial Highway PM 20.1 sec/veh C 22.2 sec/veh C 22.8 sec/veh C No
AM 1.9 sec/veh A 3.6 sec/veh A 14.7 sec/veh B No 4. Village Drive at Imperial Highway PM 2.3 sec/veh A 3.6 sec/veh A 5.9 sec/veh A No
5. Wal-Mart Signal AM 24.0 sec/veh C 33.0 sec/veh C 36.9 sec/veh D No at Imperial Highway PM 25.0 sec/veh C 33.6 sec/veh C 36.1 sec/veh D No
6. Harbor AM 66.1 sec/veh E* 69.1 sec/veh E* 72.1 sec/veh E* No Boulevard at Imperial Highway PM 55.7 sec/veh E* 57.9 sec/veh E* 58.7 sec/veh E* No
AM 34.4 sec/veh C 34.5 sec/veh C 39.2 sec/veh D No 7. Palm Street at Imperial Highway PM 36.5 sec/veh D 37.5 sec/veh D 38.1 sec/veh D No
10. Harbor AM 41.7 sec/veh D 42.5 sec/veh D 43.3 sec/veh D No Boulevard at Lambert Road PM 44.4 sec/veh D 52.6 sec/veh D 53.7 sec/veh D No
11. Harbor AM 52.1 sec/veh D 53.8 sec/veh D 54.3 sec/veh D No Boulevard at Las Palmas Drive PM 37.8 sec/veh D 42.6 sec/veh D 43.5 sec/veh D No *Note: Although this intersection is located in La Habra, it is a State Highway intersection. Therefore, the minimum level of service of E outlined in the Orange County CMP was used.
117 Linscott, Law & Greenspan Engineers. Revised Traffic Impact Analysis Addendum for 701 E. Imperial Highway Mixed Use Development. Updated on December 14, 2017.
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 126
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
An analysis of future (Year 2019) cumulative traffic conditions indicates that the addition of ambient traffic growth and cumulative projects traffic will not adversely impact any of the seven state controlled study intersections or the two intersections also partially located within Fullerton. The seven state- controlled study intersections and the two intersections also partially located within Fullerton are forecast to operate at an acceptable LOS during the AM and PM peak hours with the addition of ambient traffic growth and cumulative projects traffic.
Review of Columns 3 and 4 of Table 3-16 indicates that traffic associated with the proposed project will not significantly impact any of the seven state-controlled study intersections or the two intersections also partially located within Fullerton, when compared to the LOS standards and significant impact criteria specified in this report. The seven state-controlled study intersections, inclusive of Imperial Highway at Village Drive/Project Driveway B, and the two intersections also partially located within Fullerton are forecast to operate at an acceptable LOS with the addition of project generated traffic in Year 2019.118
For those intersections where projected traffic volumes are expected to result in poor operating conditions, this report identifies roadway improvements that change the intersection geometry to increase capacity. These capacity improvements involve roadway widening and/or restriping to reconfigure (add lanes) to specific approaches of a key intersection. The identified improvements are expected to: mitigate the impact of area-wide deficiencies and/or improve Levels of Service to an acceptable range.
The results of the analyses indicate that the proposed project is not expected to have an impact on any of the 13 key study intersections. As there are no significant impacts, no traffic mitigation measures are required or recommended for these locations. Therefore, the impacts are anticipated to be less than significant.
B. Would the project result in a conflict with an applicable congestions management program, including but not limited to, level of service standards and travel demand measures, or other standards established by the County Congestion Management Agency for designated roads or highways? ● No Impact.
This analysis is consistent with the requirements and procedures outlined in the current Orange County Congestion Management Program (CMP). The CMP requires that a traffic impact analysis be conducted for any project generating 2,400 or more daily trips, or 1,600 or more daily trips for projects that directly access the CMP Highway System (HS). It should be noted that the two thresholds described above are intended for establishing the CMP based study scope, and are not the CMP’s criteria for determining significant traffic impacts of a development project. Per the CMP, a significant impact is identified if the project causes the CMP facility to operate worse than a LOS E, and increases the ICU value by more than 0.10 if the CMP facility operates at LOS F with the project.119
118 Linscott, Law & Greenspan Engineers. Revised Traffic Impact Analysis Addendum for 701 E. Imperial Highway Mixed Use Development. Updated on December 14, 2017.
119 Ibid.
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 127
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
The proposed project has access driveways to Imperial Highway, which are part of the CMPHS. As noted in the traffic study, the proposed project is forecast to generate approximately 2,769 daily trip-ends and thus meets the criteria requiring a CMP TIA. The CMPHS includes specific roadways, which include State Highways and Super Streets, which are now known as Smart Streets. Therefore, the CMP TIA analysis requirements relate to the potential impacts only on the specified CMPHS. As described in the "Radius of Development Influence" section of the CMP TIA, the study area (i.e. CMP intersections) is recommended to be defined by the CMP links which have a project impact of three percent, or more, of their daily LOS "E" capacity. The study area included these 14 roadway segments:
● Imperial Highway between Euclid Street and Cypress Street; ● Imperial Highway between Cypress Street and Leslie Street; ● Imperial Highway between Leslie Street and Village Drive; ● Imperial Highway between Village Drive and Harbor Boulevard; ● Imperial Highway between Harbor Boulevard and Palm Street; ● Lambert Road between Euclid Street and Cypress Street; ● Lambert Road between Cypress Street and Harbor Boulevard; ● La Habra Boulevard between Euclid Street and Harbor Boulevard; ● Euclid Street between La Habra Boulevard and Lambert Road; ● Euclid Street between Lambert Road and Imperial Highway; ● Cypress Street between Lambert Road and Imperial Highway; ● Harbor Boulevard between La Habra Boulevard and Lambert Road; ● Harbor Boulevard between Lambert Road and Imperial Highway; and, ● Harbor Boulevard between Imperial Highway and Las Palmas Drive.
According to the traffic study, the three percent limit is not exceeded on any of the fourteen (14) key roadway segments; therefore a CMP TIA analysis is not required for the proposed project and any further analysis beyond that which is summarized in Section 8.0 of this report is not necessary.120 As a result, no impacts will occur.
C. Would the project result in a change in air traffic patterns, including either an increase in traffic levels or a change in the location that results in substantial safety risks? ● No Impact.
The proposed project will not result in any changes in air traffic patterns. Fullerton Airport is the nearest airport to the project site and is located approximately 3.80 miles to the southwest. As a result, no impacts will occur with the implementation of the proposed project.
D. Would the project substantially increase hazards due to a design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? ● Less than Significant Impact with Mitigation.
120 Linscott, Law & Greenspan Engineers. Revised Traffic Impact Analysis Addendum for 701 E. Imperial Highway Mixed Use Development. Updated on December 14, 2017.
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 128
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
As noted earlier, potential improvements to be completed as a part of the project at the Imperial Highway/Village Drive intersection are subject to the approval of the City of La Habra and Caltrans include:
● Construction of the new site driveway to align opposite Village Drive to minimize off set of lanes through the intersection with a paved width of 56-feet to provide a 14-foot wide southbound (outbound) left-turn lane and a 14-foot wide southbound (outbound) through/right-turn lane and one 20-foot wide northbound (inbound) lane with curb return radii of 35-feet and 50-feet on the northwest corner and northeast corner, respectively (lane dimensions to be reviewed and approved by City staff and Caltrans);
● Modification/removal of the existing median on Imperial Highway and restriping to provide a dedicated eastbound left-turn lane with up to 200 feet of storage/stacking with a 90-foot transition;
● Restriping the northbound approach to provide a left-turn lane and an option through/right-turn lane; and,
● Modification of the existing traffic signal, to include permissive operation on Village Drive.
This analysis evaluates future near-term (Year 2019) traffic conditions for both the AM and PM peak hours. Further, this operations analysis for the intersection of Imperial Highway at Village Drive/Project Driveway B has been prepared to determine the operating impact and potential queues, assuming a five- phase traffic signal at the intersection of Imperial Highway and Village Drive with the inclusion of exclusive northbound and southbound left-turn lanes on Village Drive to provide permissive phasing and to eliminate the left-turn “negative” offset.
Synchro 10.0 analyzes intersection capacity, as well as progression/coordination operations along an arterial street. Synchro 10.0 provides an alternative method for calculating intersection delays called the Percentile Delay Method. This method provides key benefits over Webster’s formula, used by the Highway Capacity Manual, as it is able to model the following situations:
● Signals in coordination
● Actuated and semi-actuated signals
● Near saturation and super saturated signals. In a coordinated arterial network, Synchro 10.0 optimizes traffic progression along an arterial street,
Synchro 10.0 optimizes splits and offsets to reduce vehicular delays. As such, utilizing the calculated green splits, phase sequences, and coordination offsets, Synchro 10.0 produces generated solutions with minimal delays and good arterial progression for the given geometric, traffic, and signal control conditions. Table 3-17 summarizes the results of the queuing analysis for all turning movements along Village Drive/Project Driveway B at Imperial Highway for near-term (Year 2018) traffic conditions. This queuing analysis is based on the Synchro 10.0 Percentile Delay Methodology and was conducted to ensure
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 129
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA that adequate turn pocket storage lengths are provided and that impacts to through traffic on Imperial Highway are minimal. 121
Table 3-17 Year 2018 Peak Hour Intersection Queuing Analysis
Village Drive/Project Driveway B at Imperial Highway
Key AM Peak Hour PM Peak Hour Intersections Max Storage Adequate Max Storage Adequate Queue Provided Storage Queue Provided Storage (ft) (ft) Yes/No (ft) (ft) Yes/No
Imperial Highway at Village Drive/Project Driveway NB Left-Turn 62 100 Yes 34 100 Yes NB Thru/Right 60 -- Yes 41 -- Yes SB Left-Turn 108 140 Yes 102 140 Yes SB Thru/Right 55 140 Yes 58 140 Yes EB Left-Turn 91 200 Yes 85 200 Yes
WB Left-Turn 79 100122 Yes 157 100 Yes123
Review of Table 3-17 shows that adequate storage is provided for all movements at Village Drive/Project Driveway B at Imperial Highway intersection and that adequate storage is provided for all northbound/southbound/eastbound/westbound movements at the project entrance. Although the projected westbound left-turn queue is expected to exceed the provided storage length by 38 feet, the 90- foot transition is able to accommodate the spillover queue. Based on the above, adequate storage lengths will be provided and impacts to through traffic on Imperial Highway will be minimal. Motorists entering and exiting the project site along Imperial Highway will be able to do so comfortably, safely, and without undue congestion.
Access to the proposed project will be provided via one right-turn in/right-turn out only driveway (Project Driveway A) located along Imperial Highway west of Village Drive and a full access driveway (Project Driveway B) proposed opposite of Village Drive. Table 3-18 summarizes the intersection operations for the two project driveways for Year 2019 traffic conditions with the project. Review of Table 3-18 shows that project driveways are forecast to operate at an acceptable LOS B or better during the AM and PM peak hours in the Year 2019. As such, motorists entering and exiting the project site will be able to do so comfortably, safely, and without undue congestion.124
121 Linscott, Law & Greenspan Engineers. Revised Traffic Impact Analysis Addendum for 701 E. Imperial Highway Mixed Use Development. Updated on December 14, 2017.
122 The existing left-turn pocket consists of a 100 foot striped pocket and a 90 foot transition.
123 Although the projected queue length exceeds the provided storage by 38 feet, the 90-foot transition can accommodate the spillover queue.
124 Linscott, Law & Greenspan Engineers. Revised Traffic Impact Analysis Addendum for 701 E. Imperial Highway Mixed Use Development. Updated on December 14, 2017.
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 130
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
Table 3-18 Year 2019 Peak Hour Levels of Service Summary at the Project Driveways
Village Drive/Project Driveway B Time and Imperial Highway Project Driveways Period HCM LOS
4. Village Drive/Project AM 14.7 sec/veh B Driveway B at PM 5.9 sec/veh A Imperial Highway
5. Project Driveway A AM 9.0 sec/veh A at Imperial Highway PM 9.6 sec/veh A
The on-site circulation layout of the proposed project, based upon review of the conceptual site plan prepared by JLCC Design Construction, on an overall basis is generally adequate. Our evaluation of the on-site circulation shown on the preliminary site plans was performed using the Turning Vehicle Templates, developed by Jack E. Leisch & Associates and AutoTURN for AutoCAD computer software that simulates turning maneuvers for various types of vehicles. The turning templates were utilized to ensure that full-sized trucks, small service/delivery trucks (i.e., UPS, FedEx, and trash trucks), fire trucks, and passenger vehicles could properly access and circulate through the project site. A fire truck turning template, small truck (SU-30) turning template, and large truck (WB-40) turning template was utilized in this evaluation.125
To accommodate the turning requirements for small service/delivery trucks (Fedex and UPS), trash trucks, large delivery trucks and fire trucks, it is recommended that a curb return radii of 15 feet and 25 feet be implemented at Project Driveway A and 35 feet and 50-feet, on the northwest corner and northeast corner, respectively, of Project Driveway B, prior to finalization of the project site plan. Exhibits 3-21 through 3-25 present the turning movements required of a small truck (SU-30), a fire truck, and a large truck (WB-40) as they circulate throughout the site, respectively.126 The following improvements, as illustrated in Exhibit 3-24, are recommended to ensure that adequate ingress and egress to the project site from Imperial Highway is provided. These improvements are mitigation measures that are required for this project:
● The Applicant must construct Project Driveway B to align opposite Village Drive with a paved width of 56-feet to provide a 14-foot wide southbound (outbound) left-turn lane and a 14-foot wide southbound (outbound) through/right-turn lane, an 8-foot median, and one 20-foot wide northbound (inbound) lane with curb return radii of 35-feet and 50-feet, on the northwest corner and northeast corner, respectively (lane dimensions to be reviewed and approved by the City Engineer and Caltrans) prior to the issuance of grading permits.
125 Linscott, Law & Greenspan Engineers. Revised Traffic Impact Analysis Addendum for 701 E. Imperial Highway Mixed Use Development. Updated on December 14, 2017.
126 Ibid.
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 131
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
North
NALYSIS A 3-21 URNING T XHIBIT E RUCK Source: Linscott, Law & Greenspan T
SU-30
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 132
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
North
NALYSIS A 3-22 URNING T XHIBIT E RUCK Source: Linscott, Law & Greenspan T IRE F
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 133
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
North
NALYSIS A LOCKWISE C 3-23 OUNTER OUNTER C XHIBIT E Source: Linscott, Law & Greenspan URNING T RUCK T
WB-40
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 134
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
North
OVEMENTS M 3-24 LOCKWISE LOCKWISE C XHIBIT E URNING Source: Linscott, Law & Greenspan T RUCK T
WB-40
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 135
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
North
CCESS A ITE S IGHWAY AND IGHWAY H 3-25 MPERIAL I XHIBIT E LAN ON LAN ON P Source: Linscott, Law & Greenspan MPROVEMENT MPROVEMENT I ONCEPTUAL ONCEPTUAL C
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 136
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
● The Applicant must modify/remove the existing median on Imperial Highway and restripe the eastbound approach to provide a dedicated left-turn lane with a storage of up to 200-feet with a 90-foot transition as approved by the City Engineer and Caltrans prior to the issuance of grading permits.
● The Applicant must restripe the northbound approach to provide a left-turn lane and an option through/right-turn lane approved by the City Engineer and Caltrans prior to the issuance of grading permits.
● The Applicant must modify the existing traffic signal, to include permissive operation on Village Drive approved by the City Engineer and Caltrans prior to the issuance of grading permits. Install all necessary striping, pavement markings, and signs per the City of La Habra/Caltrans Standard Design Guidelines and/or CA MUTCD approved by the City Engineer and Caltrans prior to the issuance of the first Certificate of Occupancy.
● The Applicant must install a “STOP” sign and stop bar at Project Driveway A and design this driveway to include a minimum curb return radii of 15-feet and 25-feet, on the northwest corner and the northeast corner, respectively approved by the City Engineer and Caltrans prior to the issuance of the first Certificate of Occupancy.
● The Applicant must prohibit WB-65 full-sized trucks from accessing the project site once the project becomes operational. Trucks this large have the potential to jut into the proposed curbs and planters. The Applicant must also place signs at the project driveways prohibiting these trucks. The signs must be approved by the City Engineer prior to the issuance of the first Certificate of Occupancy.
Adherence to the above-mentioned mitigation will reduce potential impacts to levels that are less than significant.
E. Would the project result in inadequate emergency access? ● No Impact.
The proposed project will not affect emergency access to any adjacent parcels. At no time will any local streets or parcels be closed to traffic. As a result, the proposed project’s implementation will not result in any impacts.
F. Would the project result in a conflict with adopted policies, plans, or programs regarding public transit, bicycle, or pedestrian facilities, or otherwise decrease the performance or safety of such facilities? ● No Impact.
The proposed project involves a commercial infill development within a mixed commercial and industrial corridor along Imperial Highway. No conflict with adopted policies, plans, or programs regarding public transit, bicycle, or pedestrian facilities will occur as part of the proposed project’s implementation. No existing bus stops will be removed as part of the proposed project’s implementation. As a result, the proposed project’s implementation will not result in any impacts.
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 137
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
3.16.3 CUMULATIVE IMPACTS
Horizon year, background traffic growth estimates have been calculated using an ambient growth factor. The ambient traffic growth factor is intended to include unknown and future cumulative projects in the study area, as well as account for regular growth in traffic volumes due to the development of projects outside the study area. The future growth in traffic volumes has been calculated at one percent (1.0%) per year. Applied to the Year 2015 existing traffic volumes, this factor results in a 3.0 percent growth in existing volumes to the near-term horizon year 2019. In order to make a realistic estimate of future on- street conditions prior to implementation of the proposed Project, the status of other known development projects (cumulative projects) in the vicinity of the proposed project has been researched at the City of La Habra, City of Fullerton, and the City of Brea.
With this information, the potential impact of the proposed project can be evaluated within the context of the cumulative impact of all ongoing development. Based on our research, there are 13 cumulative projects in the City of La Habra, one cumulative project in the City of Fullerton, and two cumulative projects in the City of Brea within the vicinity of the subject site that have either been built, but not yet fully occupied, or are being processed for approval. These 16 cumulative projects have been included as part of the cumulative background setting. Table 3-19 provides the location and a brief description for each of the 16 cumulative projects. Exhibit 3-26 graphically illustrates the location of the cumulative projects. These cumulative projects are expected to generate vehicular traffic, which may affect the operating conditions of the key study intersections.
Table 3-19 Location and Description of Cumulative Projects
No. Description Location/Address Size
City of La Habra
28,257 SF Medical-Dental Office Building (although MOB recently 1. Kaiser Permanente MOB 601 E. Imperial Highway opened, this project was assumed in cumulative analysis to provide conservative)
2. 951 S. Beach Blvd Residential 951 South Beach Boulevard 335 DU Apartments
Whittier Boulevard/Hacienda 1707-1901 W. Whittier 3. 22,945 SF Commercial Road Commercial Boulevard Southwest corner of Euclid 9 DU Single Family Homes 4. City Hall Relocation/Residential Street and La Habra Boulevard 62 DU Condominium/ Townhomes 5. Self Storage 999 East Lambert Road 133,512 SF Self Storage 1220-1240 W. La Habra 6. Urban Village 32 DU Condominiums Boulevard 7. Cervetto Village Project 1001 E. Whittier Boulevard 32 DU SFDR
13,830 SF CVS Pharmacy with 2,173 SF mezzanine space La Habra Towne Center North of Whittier Boulevard and 8. 12,514 SF CVS retail shop Modernization Project West of Idaho Street 2,540 SF Fast-food with Drive-Thru 48,593 SF Northgate Market
North of Imperial Highway at 9. Aldi Food Market 18,783 SF Supermarket Wal-mart Driveway
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 138
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
Table 3-19 Location and Description of Cumulative Projects
No. Description Location/Address Size
10. Condominiums 306 South Monte Vista Street 12 DU Condominiums
1,000 SF Convenience Store and 11. G&M Oil 110 South Harbor Boulevard Pump Islands 12. La Habra Memory Care 121 E. Whittier Boulevard 17,330 SF Care Facility with 25 Units 13. Pinnacle Residential 1101 N. Harbor Boulevard 8 DU SFDR City of Fullerton 166,185 SF general light industrial, 248,230 SF manufacturing, 522,250 14. Beckman Business Center 4300 N. Harbor Boulevard SF warehousing, and 42,000 SF office City of Brea 37 DU live/work 15. South Brea Lofts 500 S. Brea Boulevard 10 DU condominiums 7,500 SF commercial 83 DU townhomes 369 DU apartments 16. Central Park Village 340-420 W. Central Avenue 31,000 SF retail 35,000 SF MOB
The cumulative projects are forecast to generate a total of 21,884 daily trips, with 1,773 trips (1,029 inbound and 744 outbound) forecast during the AM peak hour and 2,260 trips (1,009 inbound and 1,251 outbound) forecast during the PM peak hour.127
Distribution patterns for each of the cumulative projects were developed based on the location of the trip attractors, type of land use, the site's proximity to major traffic carriers and freeways and previously completed traffic studies. Exhibits 3-27 and 3-28 present the Year 2019 AM and PM peak hour cumulative with project traffic volumes at the 13 study intersections, respectively. The cumulative traffic volumes represent the accumulation of existing traffic, ambient growth traffic, cumulative projects traffic, and project traffic.
As indicated previously, an analysis of future (Year 2019) cumulative traffic conditions indicates that the addition of ambient traffic growth and cumulative project traffic will not cumulatively impact any of the 13 key study intersections. All 13 key study intersections will continue to operate at acceptable levels of service during the AM and PM peak hours with the addition of ambient traffic growth and cumulative project traffic. Furthermore, the traffic associated with the proposed project will not significantly impact any of the 13 key study intersections, when compared to the LOS standards and significant impact criteria specified in this report. All 13 key study intersections, inclusive of Imperial Highway at Village Drive/Project Driveway B, are expected to operate at an acceptable LOS with the addition of project generated traffic in the Year 2019.128
127 Linscott, Law & Greenspan Engineers. Revised Traffic Impact Analysis Addendum for 701 E. Imperial Highway Mixed Use Development. Updated on December 14, 2017.
128 Ibid.
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 139
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
North
EXHIBIT 3-26 CUMULATIVE PROJECT LOCATION MAP
Source: Linscott, Law & Greenspan
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 140
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
North
EXHIBIT 3-27 YEAR 2019 CUMULATIVE WITH PROJECT AM PEAK HOUR TRAFFIC VOLUMES Source: Linscott, Law & Greenspan
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 141
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
North
EXHIBIT 3-28 YEAR 2019 CUMULATIVE WITH PROJECT PM PEAK HOUR TRAFFIC VOLUMES Source: Linscott, Law & Greenspan
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 142
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
3.16.4 MITIGATION MEASURES
As indicated in the traffic analysis, the following mitigation is required:
Mitigation Measure No. 24 (Transportation and Circulation). The Applicant must construct Project Driveway B to align opposite Village Drive with a paved width of 56-feet to provide a 14-foot wide southbound (outbound) left-turn lane and a 14-foot wide southbound (outbound) through/right-turn lane, an 8-foot median, and one 20-foot wide northbound (inbound) lane with curb return radii of 35- feet and 50-feet, on the northwest corner and northeast corner, respectively (lane dimensions to be reviewed and approved by the City Engineer and Caltrans) prior to the issuance of grading permits.
Mitigation Measure No. 25 (Transportation and Circulation). The Applicant must modify/remove the existing median on Imperial Highway and restripe the eastbound approach to provide a dedicated left-turn lane with a storage of up to 200-feet with a 90-foot transition as approved by the City Engineer and Caltrans prior to the issuance of grading permits.
Mitigation Measure No. 26 (Transportation and Circulation). The Applicant must restripe the northbound approach to provide a left-turn lane and an option through/right-turn lane approved by the City Engineer and Caltrans prior to the issuance of grading permits.
Mitigation Measure No. 27 (Transportation and Circulation). The Applicant must modify the existing traffic signal, to include permissive operation on Village Drive approved by the City Engineer and Caltrans prior to the issuance of grading permits. Install all necessary striping, pavement markings, and signs per the City of La Habra/Caltrans Standard Design Guidelines and/or CA MUTCD approved by the City Engineer and Caltrans prior to the issuance of the first Certificate of Occupancy.
Mitigation Measure No. 28 (Transportation and Circulation). The Applicant must install a “STOP” sign and stop bar at Project Driveway A and design this driveway to include a minimum curb return radii of 15-feet and 25-feet, on the northwest corner and the northeast corner, respectively approved by the City Engineer and Caltrans prior to the issuance of the first Certificate of Occupancy.
Mitigation Measure No. 29 (Transportation and Circulation). The Applicant must prohibit WB-65 full-sized trucks from accessing the project site once the project becomes operational. Trucks this large have the potential to jut into the proposed curbs and planters. The Applicant must also place signs at the project driveways prohibiting these trucks. The signs must be approved by the City Engineer prior to the issuance of the first Certificate of Occupancy.
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 143
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
3.17 TRIBAL CULTURAL RESOURCES
3.17.1 THRESHOLDS OF SIGNIFICANCE
According to Appendix G of the CEQA Guidelines, a project may be deemed to have a significant adverse impact on Tribal Cultural Resources if it results in any of the following:
● A substantial adverse change in the significance of a tribal cultural resources, defined in Public Resources Code section 21074 as either a site, feature, place, cultural landscape that is geographically defined in terms of the size and scope of the landscape, sacred place, or object with cultural value to a California Native American Tribe, and that is listed or eligible for listing in the California Register of Historical Resources, or in a local register of historical resources as defined in Public Resources Code section 5020.1(k).
● A substantial adverse change in the significance of a tribal cultural resources, defined in Public Resources Code section 21074 as either a site, feature, place, cultural landscape that is geographically defined in terms of the size and scope of the landscape, sacred place, or object with cultural value to a California Native American Tribe, and that is a resource determined by the Lead Agency, in its discretion and supported by substantial evidence, to be significant pursuant to criteria set forth in subdivision (c) of Public Resources Code Section 5024.1. In applying the criteria set forth in subdivision (c) of Public Resource Code Section 5024.1, the Lead Agency shall consider the significance of the resource to a California Native tribe.
3.17.2 ANALYSIS OF ENVIRONMENTAL IMPACTS
A. Would the project cause a substantial adverse change in the significance of a tribal cultural resources, defined in Public Resources Code section 21074 as either a site, feature, place, cultural landscape that is geographically defined in terms of the size and scope of the landscape, sacred place, or object with cultural value to a California Native American Tribe, and that is listed or eligible for listing in the California Register of Historical Resources, or in a local register of historical resources as defined in Public Resources Code section 5020.1(k)? ● Less than Significant Impact.
A Tribal Resource is defined in Public Resources Code section 21074 and includes the following:
● Sites, features, places, cultural landscapes, sacred places, and objects with cultural value to a California Native American tribe that are either of the following: included or determined to be eligible for inclusion in the California Register of Historical Resources or included in a local register of historical resources as defined in subdivision (k) of Section 5020.1.
● A resource determined by the lead agency, in its discretion and supported by substantial evidence, to be significant pursuant to criteria set forth in subdivision (c) of Section 5024.1. In applying the criteria set forth in subdivision (c) of Section 5024.1 for the purposes of this paragraph, the lead agency shall consider the significance of the resource to a California Native American tribe.
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 144
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
● A cultural landscape that meets the criteria of subdivision (a) is a tribal cultural resource to the extent that the landscape is geographically defined in terms of the size and scope of the landscape.
● A historical resource described in Section 21084.1, a unique archaeological resource as defined in subdivision (g) of Section 21083.2, or a “non-unique archaeological resource” as defined in subdivision (h) of Section 21083.2 may also be a tribal cultural resource if it conforms with the criteria of subdivision (a).
As part of the AB-52 consultation with the tribal representatives, review of the project was completed. As part of this review and consultation, the tribal representatives indicated that the project site may have cultural significance with the tribe due to the site’s location. Adherence to the mitigation provided in Subsection 3.5.2.B will minimize the potential impacts to levels that are less than significant.
B. Would the project cause a substantial adverse change in the significance of a tribal cultural resources, defined in Public Resources Code section 21074 as either a site, feature, place, cultural landscape that is geographically defined in terms of the size and scope of the landscape, sacred place, or object with cultural value to a California Native American Tribe, and that is a resource determined by the Lead Agency, in its discretion and supported by substantial evidence, to be significant pursuant to criteria set forth in subdivision (c) of Public Resources Code Section 5024.1. In applying the criteria set forth in subdivision (c) of Public Resource Code Section 5024.1, the Lead Agency shall consider the significance of the resource to a California Native tribe? ● Less than Significant Impact.
As part of the AB-52 consultation with the tribal representatives, review of the project was completed. As part of this review and consultation, the tribal representatives indicated that the project site may have cultural significance with the tribe due to the site’s location. Adherence to the mitigation provided in Subsection 3.5.2.B will minimize the potential impacts to levels that are less than significant.
3.17.3 CUMULATIVE IMPACTS
The potential impacts related to tribal cultural resources are site specific. Furthermore, the analysis also determined that the implementation of the proposed project would not result in any impacts on cultural resources. As a result, no cumulative impacts will occur as part of the implementation of the proposed project.
3.17.4 MITIGATION MEASURES
According to the tribal representative for the Gabrielino-Kizh, the project site is located in an area of tribal significance. The representative indicated the need to have a monitor present during the project’s construction phase. This requirement was reiterated as a mitigation measure identified in Section 3.5. No additional mitigation is required.
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 145
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
3.18 UTILITIES
3.18.1 THRESHOLDS OF SIGNIFICANCE
According to the City of La Habra, acting as Lead Agency, a project may be deemed to have a significant adverse impact on utilities if it results in any of the following:
● An exceedance of the wastewater treatment requirements of the applicable Regional Water Quality Control Board;
● The construction of new water or wastewater treatment facilities or expansion of existing facilities, the construction of which could cause significant environmental impacts;
● The construction of new storm water drainage facilities or expansion of existing facilities, the construction of which could cause significant environmental effects;
● An overcapacity of the storm drain system causing area flooding;
● A determination by the wastewater treatment provider that serves or may serve the project that it has inadequate capacity to serve the project’s projected demand;
● The project will be served by a landfill with insufficient permitted capacity to accommodate the project’s solid waste disposal needs;
● Non-compliance with Federal, State, and local statutes and regulations relative to solid waste;
● A need for new systems, or substantial alterations in power or natural gas facilities; or,
● A need for new systems, or substantial alterations in communications systems.
3.18.2 ANALYSIS OF ENVIRONMENTAL IMPACTS
A. Would the project exceed wastewater treatment requirements of the applicable Regional Water Quality Control Board? ● Less than Significant Impact with Mitigation.
The City’s existing sewer collection system is comprised of a network of gravity sewers. This gravity system consists of approximately 125 miles (662,485 linear feet) of pipe and 2,680 manholes and cleanouts. There are approximately 13,505 lateral connections to the existing system. The general direction of flow is from north to south and east to west. The majority of the local sewers connect into the Orange County Sanitation District (OCSD) trunk system in Imperial Highway and Beach Boulevard. The sewage is then conveyed out of the City to the southwest.129 The majority of the system was constructed in
129 One small portion of the City located west of Beach Boulevard and south of Imperial Highway, is tributary to the City of La Mirada and the Los Angeles County Sanitation District (LACSD). Another small area (i.e., approximately five homes) located at the City’s western boundary along Valley Home Avenue in Los Angeles County is tributary to La Habra’s sewer collection system.
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 146
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA the 1950’s and 1960’s as the City experienced a rapid increase in housing development. Approximately 43 percent of the sewers were constructed from 1950 to 1959, and 27 percent were constructed from 1960 to 1969. The City of La Habra service area is located at the northern end of OCSD’s Revenue District 3. The OCSD sewer system collects wastewater through an extensive system of gravity flow sewers, pump stations, and pressurized sewers (i.e., force mains). The sewer system consists of a series of trunk lines ranging in size from 12 to 96 inches in diameter and collectively measures over 500 miles in length. Additionally, there are 39 sewer interconnections and 87 diversions to maximize conveyance of flows through the system. Twenty pump stations are used to pump sewage from lower lying areas to the treatment plants. The majority of the sewage generated in the City of La Habra is conveyed to one of two OCSD trunk sewers: the Imperial Relief Interceptor in Imperial Highway or the Miller Holder Trunk Sewer.
Reclamation Plant No. 2 located in the City of Huntington Beach serves the City and provides a mix of advanced primary and secondary treatment. The plant receives raw wastewater through five major sewers. Approximately 33 percent of the effluent receives secondary treatment through an activated sludge system, and all of the effluent is discharged into the ocean disposal system. The current capacity for Reclamation Plant No. 2 is 168 million gallons per day (mgd) of primary treated wastewater and 90 mgd of secondary treated wastewater. The current average flow is 151 mgd; thus, remaining capacity at this plant is approximately 24 mgd. Expansion plans by OCSD are ongoing and designed to address the incremental increase in sewage generation as a result of new development. The secondary treatment capacity at this plant is currently being increased by 60 mgd for a future total capacity of 150 mgd.130 The proposed project will generate approximately 10,515 gallons of wastewater on a daily basis (refer to Appendix C for Utility Consumption Calculations). The local sewer lines will connect with an existing sewer line in Imperial Highway. Contact with the City of La Habra Public Works Department indicated the existing mains have sufficient capacity to accommodate the project’s sewer system requirements.131 All water line sizes and connections are subject to review by the City. The following measures have been incorporated into the project as a means to reduce effluent generation and water consumption:
● The Applicant shall install ultra-low flow water fixtures to reduce the volume of sewage to the system as required by the Chief Building Official prior to the issuance of a Certificate of Occupancy. The proposed project must also comply with the City’s Green Building Code.
● The Applicant shall review the California Department of Water Resources recommendations for water conservation and develop an implementation plan that incorporate appropriate recommendations into the structural improvement plans to the Chief Building Official for review and approval prior to the issuance of Building Permits.
The project’s impacts will be less than significant with adherence to the aforementioned mitigation measures.
130 City of La Habra. City of La Habra General Plan Update. Technical Background Report. Chapter 4, Community Services. Section 3.2. March 2012.
131 Brian K. Jones, City of La Habra Water and Sewer Manager. Conditional Will Serve Letter for 701 East Imperial Highway. Letter dated January 17, 2018.
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 147
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
B. Would the project require or result in the construction of new water or wastewater treatment facilities or expansion of existing facilities, the construction of which could cause significant environmental impacts? ● Less than Significant Impact.
The City’s imported water from the MWD is treated at either the Diemer Treatment Plant. The Diemer Filtration Plant has an operating capacity of 550 million gallons per day (mgd) and at times delivers up to 400 mgd. The Diemer Plant is currently treating approximately 213 mgd. The City manages and operates its domestic water system within the 7.6-square-mile planning area, which includes the land within the City’s corporate boundary and several Orange County island areas. As part of its water system, the City maintains 140 miles of pipelines within its service area along with three existing storage reservoirs, three groundwater wells, six booster pump stations, and fifty-six pressure-regulating stations. The distribution and transmission pipelines range in size from 4 to 24 inches in diameter. The older pipelines are primarily made of mortar lined cast-iron materials. Ductile iron and PVC pipelines make up the newer materials used in the City. The transmission pipelines, pipes 12 inches and larger in diameter, consist mainly of cement-mortar lined, coated steel pipe, and/or concrete cylinder pipe.132
The California Domestic Water Company (CDWC) currently delivers approximately 60 percent of the City’s water supply. The maximum available water to La Habra is 7,200 AFY. Implementation of an upsizing project that is part of CDWC’s ongoing Capital Improvement Program is likely to increase CDWC supply from 32,000 to 48,000 AFY. This CIP project will increase the availability of additional water supply to La Habra, Brea, and the Southwest Suburban Water Company. The City of La Habra currently owns 2,346.25 shares of CDWC stock and typically leases additional water rights on an annual basis. However, with the additional supply, the annual entitlement is expected to increase proportionately.133
The City estimates a range of different future water demands, such as average-day demands and other adjusted demands, in order to adequately plan for anticipated growth for water supply and sizing of pipes, respectively. In the City, water demand is not dissimilar from other municipal water providers, insofar as demand occurs as a result of consumptive uses by consumers.134 The project is expected to consume approximately 13,030 gallons of water per day. As stated above, the amount of water consumed per day will be within the capacity of either water treatment plant. Therefore, the project will not require the construction or expansion of new or existing water treatment facilities since these facilities are presently operating below capacity. The City of La Habra Water and Sewer Division issued a will serve letter indicating that there is sufficient capacity and resources available to accommodate the increase in water demand resulting from the project’s implementation.135
132 City of La Habra. City of La Habra General Plan Update. Technical Background Report. Chapter 4, Community Services. Section 3.1. March 2012.
133 Ibid.
134 Ibid.
135 Brian K. Jones, City of La Habra Water and Sewer Manager. Conditional Will Serve Letter for 701 East Imperial Highway. Letter dated January 17, 2018.
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 148
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
Reclamation Plant No. 2 located in the City of Huntington Beach serves the City and provides a mix of advanced primary and secondary treatment. The plant receives raw wastewater through five major sewers. Approximately 33 percent of the effluent receives secondary treatment through an activated sludge system, and all of the effluent is discharged into the ocean disposal system. The current capacity for Reclamation Plant No. 2 is 168 million gallons per day (mgd) of primary treated wastewater and 90 mgd of secondary treated wastewater. The current average flow is 151 mgd; thus, remaining capacity at this plant is approximately 24 mgd. Expansion plans by OCSD are ongoing and designed to address the incremental increase in sewage generation as a result of a new development. The secondary treatment capacity at this plant is currently being increased by 60 mgd for a future total capacity of 150 mgd.136 The project is expected to generate an estimated 10,515 gallons of effluent per day. The amount of sewage produced by the project will be adequately handled by Reclamation Plant No.2. As a result, the potential impacts are considered to be less than significant.
C. Would the project require or result in the construction of new stormwater drainage facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? ● Less Than Significant Impact.
The City of La Habra is situated within the Southern Coastal Hydrologic Study Area as defined by the State Department of Water Resources (DWR). The general pattern of drainage flow in the City is from the north and south towards the center of the City until it reaches the channels and creeks, which then collect and transport the surface water flows in westerly and southwesterly directions. The local topography consists of a gentle rolling terrain with elevations varying from 560 feet above sea level in the northeast corner to 200 feet above sea level in the southwest corner of the City. La Mirada Creek and Coyote Creek are the two major drainage channels that collect and convey surface water through the City. La Mirada Creek and Coyote Creek, in addition to the Imperial Channel, are also major flood control facilities within La Habra.137 The project’s implementation will require the construction of new stormwater drainage facilities. Once constructed, the project will not introduce polluted runoff into the existing storm drain system. In addition, the project will not create excess runoff that will exceed the capacity of the existing storm water drainage system. The project Applicant will be required to implement the operational Best Management Practices (BMPs) identified in the Water Quality Management Plan (WQMP). These operational BMPs will reduce the amount of stormwater runoff discharged into the streets. As a result, the impacts will be less than significant.
D. Would the project have sufficient water supplies available to serve the project from existing entitlements and resources, or are new or expanded entitlements needed? ● Less Than Significant Impact.
The proposed project is projected to consume approximately 13,030 gallons of water on a daily basis (refer to Appendix C for Utility Consumption Calculations). The local water line will connect with an existing water main located in Imperial Highway. As indicated in Section 3.17.2.B, the City of La Habra
136 City of La Habra. City of La Habra General Plan Update. Technical Background Report. Chapter 4, Community Services. Section 3.1. March 2012.
137 Ibid.
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 149
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA has an adequate supply of water to serve the proposed project assuming the entire City complies with the 10 percent reduction in water consumption. As a result, the potential impacts are considered to be less than significant.
E. Would the project result in a determination by the wastewater treatment provider that serves or may serve the project that it has inadequate capacity to serve the project’s projected demand in addition to the provider’s existing commitments? ● No Impact.
The new buildings will generate approximately 10,515 gallons of effluent on a daily basis (refer to Appendix C for Utility Consumption Calculations). The local sewer line will then connect with an existing sewer main in Imperial Highway. Contact with the City of La Habra Public Works Department indicated the existing mains have sufficient capacity to accommodate the project’s sewer system requirements.138 All internal sewer line sizes and connections are subject to review by the City. No new treatment facilities or expanded entitlements will be required. In addition, no upgrades to the existing off-site sewer lines would be required to accommodate the proposed use. As a result, no impacts are anticipated.
F. Would the project be served by a landfill with sufficient permitted capacity to accommodate the project’s solid waste disposal needs? ● Less than Significant Impact with Mitigation.
The City of La Habra contracts waste removal services with CR&R Incorporated. Solid waste generated by the project will be transferred to the Olinda Alpha Landfill near Brea or to the Puente Hills Transfer Station/Materials Recovery Facility (MRF).139 The Olinda Landfill has a maximum permitted daily refuse of 8,000 tons and is expected to be closed by the year 2030.140 An estimated 7,200 to 7,300 tons of solid waste is disposed at the Olinda landfill on a daily basis.141 The remaining daily capacity is approximately 700 tons (1,400,000 pounds). The Puente Hills Transfer Station/MRF is able to accept 4,440 tons per day of solid waste.
The proposed project is anticipated to generate 4,056 pounds of solid waste on a daily basis (refer to Appendix C for Utility Consumption Calculations). The remaining daily capacity is approximately 700 tons (1,400,000 pounds). As a result, the landfill will have sufficient capacity to handle solid waste generated by the proposed project. The following measures are recommended in order to further mitigate impacts to disposal of waste:
● The Applicant shall comply with all programs adopted by the City for the reduction of solid waste as required by the Director of Public Works.
138 Brian K. Jones, City of La Habra Water and Sewer Manager. Conditional Will Serve Letter for 701 East Imperial Highway. Letter dated January 17, 2018
139 Phone correspondence with a representative from CR&R. Phone Call dated November 20, 2017.
140 Orange County. County of Orange Waste and Recycling, Olinda Fact sheet. http://oclandfills.com/civicax/filebank/blobdload.aspx?blobid=30447
141 Ibid.
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 150
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
● The Applicant shall require the contractors to recycle materials during construction. A recycling report shall be submitted to the Director of Public Works regarding on-site demolition and construction operations prior to the issuance of building permits. A final demolition and construction recycling report is to be submitted to the Director of Public Works prior to the issuance of a Certificate of Occupancy.
Aforementioned measures have been recommended as a means to further reduce solid waste. As a result, the impacts on solid waste generation are considered to be less than significant with mitigation.
G. Would the project comply with Federal, State, and local statutes and regulations related to solid waste? ● No Impact.
The proposed use, like all other development in the City, will be required to adhere to all pertinent ordinances related to waste reduction and recycling. As a result, no impacts on the existing regulations pertaining to solid waste generation will result from the proposed project’s implementation.
3.18.3 CUMULATIVE IMPACTS
The potential impacts related to utility capacities are site-specific. Furthermore, the analysis herein also determined that the proposed project would not result in any significant adverse impacts on local utilities. The ability of the existing sewer lines, water lines, and other utilities to accommodate the projected demand from future related projects will require evaluation on a case-by-case basis. As a result, no cumulative impacts on utilities will occur.
3.18.4 MITIGATION MEASURES
This mitigation will help the project reduce its water consumption and waste generation:
Mitigation Measure No. 30 (Utilities). The Applicant shall install ultra-low flow water fixtures to reduce the volume of sewage to the system as required by the Chief Building Official prior to the issuance of a Certificate of Occupancy. The proposed project must also comply with the City’s Green Building Code.
Mitigation Measure No. 31 (Utilities). The Applicant shall review the California Department of Water Resources recommendations for water conservation and incorporate the recommendations into the structural improvement plans prior to the issuance of Building Permits.
Mitigation Measure No. 32 (Utilities). The Applicant shall comply with all programs adopted by the City for the reduction of solid waste as required by the Director of Public Works.
Mitigation Measure No. 33 (Utilities). The Applicant shall require the contractors to recycle materials during construction. A recycling report shall be submitted to the Director of Public Works regarding on-site demolition and construction operations prior to the issuance of building permits. A
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 151
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
final demolition and construction recycling report is to be submitted to the Director of Public Works prior to the issuance of a Certificate of Occupancy.
3.19 MANDATORY FINDINGS OF SIGNIFICANCE
The following findings can be made regarding the Mandatory Findings of Significance set forth in Section 15065 of the CEQA Guidelines based on the results of this environmental assessment:
● The approval and subsequent implementation of the proposed project will not have the potential to degrade the quality of the environment.
● The approval and subsequent implementation of the proposed project will not have the potential to achieve short-term goals to the disadvantage of long-term environmental goals.
● The approval and subsequent implementation of the proposed project will not have impacts that are individually limited, but cumulatively considerable, when considering planned or proposed development in the immediate vicinity.
● The approval and subsequent implementation of the proposed project will not have environmental effects that will adversely affect humans, either directly or indirectly.
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 152
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
SECTION 4 - CONCLUSIONS
4.1 FINDINGS
The Initial Study determined that the proposed project is not expected to have any significant adverse environmental impacts. The following findings can be made regarding the Mandatory Findings of Significance set forth in Section 15065 of the CEQA Guidelines based on the results of this Initial Study:
● The proposed project will not have the potential to degrade the quality of the environment.
● The proposed project will not have the potential to achieve short-term goals to the disadvantage of long-term environmental goals.
● The proposed project will not have impacts that are individually limited, but cumulatively considerable, when considering planned or proposed development in the immediate vicinity.
● The proposed project will not have environmental effects that will adversely affect humans, either directly or indirectly.
4.2 MITIGATION MONITORING & REPORTING PROGRAM
4.2.1. OVERVIEW OF THE PROJECT
The proposed project will consist of a hotel, two drive-thru restaurants, and a office/retail building. The proposed project’s legal address is 701 East Imperial Highway, and it is located north of Imperial Highway and west of the Union Pacific Railroad right-of-way (ROW). The proposed hotel will have a total of 91 guest rooms. The hotel will have a total floor area of 50,744 square feet. In addition, a pool will be included as a part of the hotel. The first drive-thru restaurant will have a total floor area of 2,730 square feet and will be located on the southwestern portion of the project site. The second drive-thru restaurant will have a total floor area of 2,166 square feet and will be located on the southeastern portion of the project site. Finally, office/retail building will have a total floor area of 4,800 square feet and will be located on the northeastern portion of the project site.
4.2.2. FINDINGS RELATED TO MITIGATION MONITORING
Section 21081(a) of the Public Resources Code states that findings must be adopted by the decision- makers coincidental to the approval of a Mitigated Negative Declaration. These findings shall be incorporated as part of the decision-maker’s findings of fact, in response to AB-3180. In accordance with the requirements of Section 21081(a) and 21081.6 of the Public Resources Code, the following additional findings may be made:
● A mitigation reporting or monitoring program will be required;
SECTION 4 ● CONCLUSIONS PAGE 153 INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
● Site plans and/or building plans, submitted for approval by the responsible monitoring agency, shall include the required standard conditions; and,
● An accountable enforcement agency or monitoring agency shall be identified for the mitigations adopted as part of the decision-maker’s final determination.
4.2.3. MITIGATION MEASURES
The following mitigation will be required to ensure that all unwanted light trespass is minimized to the fullest extent:
Mitigation Measure No. 1 (Aesthetic Impacts). The Applicant shall ensure that appropriate light shielding is provided for the parking area lighting, the new building, and security lighting as a means to limit glare and light trespass. The site lighting plan must be submitted to the Chief Building Official for review and approval prior to the issuance of any building permits to ensure that the proposed project does not become visible throughout the community.
Mitigation Measure No. 2 (Aesthetic Impacts). The Applicant shall prepare an interior parking and street lighting plan and an exterior photometric plan indicating the location, size, and type of existing and proposed lighting to be submitted for review and approval to the Chief Building Official and Planning Manager before building permits are issued. A reading of “0” foot candles shall be identified at property lines.
The following mitigation is required as part of this project to ensure that potential air quality impacts are mitigated to levels that is less than significant:
Mitigation Measure No. 3 (Air Quality). The Applicant shall have all clearing, earthmoving, or excavation activities be discontinued during periods of high winds (i.e. greater than 15 mph), so as to prevent excessive amounts of fugitive dust. A wind gage shall be located on site prior to grading operations commencing and available for inspection by City personnel.
Mitigation Measure No. 4 (Air Quality). The Applicant shall ensure that the contractors adhere to all pertinent SCAQMD protocols regarding grading, site preparation, and construction activities and as required by the Chief Building Official.
Mitigation Measure No. 5 (Air Quality). The Applicant shall ensure that the grading and building contractors must adhere to the SCAQMD Rule 403 pertaining to the generation of fugitive dust during grading and/or the use of equipment on unpaved surfaces. The contractors will be responsible for being familiar with, and implementing any pertinent best available control measures. The Applicant shall have the contractor submit a plan for the implementation of Rule 403 to the Chief Building Official prior to issuance of any permits. Failure to comply with Rule 403 will result in the project being shut down.
SECTION 4 ● CONCLUSIONS PAGE 154 INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
Mitigation Measure No. 6 (Air Quality). The Applicant shall ensure that all pertinent air pollution control equipment is installed in the proposed restaurant uses and maintained at all times. All air pollution control equipment must be installed on the two fast-food restaurants prior to the issuance of a Certificate of Occupancy. The Applicant will be responsible for providing permit(s) and inspection reports to the City upon request.
The following mitigation is required due to the potential for disturbance of archaeological resources:
Mitigation Measure No. 7 (Cultural Resources). The project Applicant will be required to obtain the services of a qualified Native American Monitor during construction-related ground disturbance activities. Ground disturbance is defined by the Tribal Representatives from the Gabrieleño Band of Mission Indians, Kizh Nation as activities that include, but are not limited to, pavement removal, pot- holing or auguring, boring, grading, excavation, and trenching, within the project area. The monitor(s) must be approved by the tribal representatives and the City’s Community Development Director and will be present on-site during the grading and construction phases that involve any ground disturbing activities. The on-site monitoring shall end when the project site grading and excavation activities are completed, or when the monitor has indicated that the site has a low potential for archeological resources. Documentation that the required monitoring has been completed shall be provided to the Chief Building Official.
Mitigation Measure No. 8 (Cultural Resources). The Applicant must retain the services of a paleontologist who is listed on the County of Orange List of Certified Paleontologists prior to commencement of any grading activity on site. The Chief Building Official and Planning Manager will verify that a paleontologist has been retained by the Applicant. The paleontologist must be on site during all rough grading and other significant ground-disturbing activities in native soils. A paleontologist shall not be required on site if excavation is only occurring in Artificial Fill. Evidence of the presence of artificial fill must be documented in the form of a geotechnical/soils report or Phase I/II report. These reports must be reviewed by the Chief Building Official and Planning Manager along with the grading plans to ensure that grading and excavation does not extend past a layer of artificial fill (assuming the site is underlain with fill materials). Prior to the beginning of any required monitoring, the paleontologist shall prepare a Paleontological Resources Impact Mitigation Program for the proposed project pursuant to the guidelines of the Society of Vertebrate Paleontologists (SVP) (SVP, 1995 and 2010). The program needs to be reviewed and approved by the Director of Community Development prior to issuance of any permits. In the event that paleontological resources are encountered during the course of ground disturbance, the paleontological monitor shall adhere to all applicable requirements and have the authority to temporarily redirect construction away from the area of the find in order to assess its significance under the CEQA Guidelines. Collected resources shall be cleaned and stabilized, prepared to the point of identification, identified to the lowest taxonomic level possible, cataloged, and curated into the permanent collections of an accredited scientific institution as approved by the City of La Habra. At the conclusion of the monitoring program, a report of findings shall be prepared to document the results of the monitoring program and provided to the City prior to any building final. In addition, the findings of the report shall be published and made available to all reporting agencies.
SECTION 4 ● CONCLUSIONS PAGE 155 INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
The analysis of impacts indicated that no significant impacts would result from the proposed project’s implementation. However, in order to conform to 20 percent reduction in energy consumption outlined in the City’s General Plan, the following mitigation measures are to be implemented:
Mitigation Measure No. 9 (Greenhouse Gas Emissions). The Applicant shall submit for approval a demolition/construction waste recycling plan pursuant to the City’s C&D Waste Management Ordinance to be approved by the Director of Public Works prior to the issuance of demolition/building permits.
Mitigation Measure No. 10 (Greenhouse Gas Emissions). The Applicant shall construct a new building so as to utilize insulation and energy saving techniques in accordance with Title 24 requirements. An Energy Savings Plan shall be submitted for approval implementing measures that at a minimum result in a 20 percent savings in energy use from the 2008 Building Code which served as the baseline for General Plan 2035, to the Chief Building Official prior to issuance of building permits.
Mitigation Measure No. 11 (Greenhouse Gas Emissions). The Applicant shall have all plumbing fixtures employ Title 24 requirements to be documented on the building plans submitted to the Chief Building Official for approval prior to issuance of building permits.
Mitigation Measure No. 12 (Greenhouse Gas Emissions). The Applicant shall install new landscaping adding to the appearance of the project site and greater facility as a whole, but also conforming to R3- A1 of the City’s CAP reduction measures. The improvements shall be shown on the landscape plan to be approved by the Planning Manager prior to issuance of building permits.
Mitigation Measure No. 13 (Greenhouse Gas Emissions). The Applicant shall submit an irrigation plan for the new landscaping that employs timers and other equipment that will maximize water conservation. Plans are to be submitted to the Planning Manager and Director of Public Works for approval prior to issuance of building permits.
Mitigation Measure No. 14 (Greenhouse Gas Emissions). The Applicant/operator shall comply with the City’s waste reduction and recycling requirements. A Waste and Reduction and Recycling Plan shall be submitted to the Public Works Director for approval prior to issuance of a Certificate of Occupancy.
Mitigation Measure No. 15 (Greenhouse Gas Emissions). The Applicant shall design exterior lighting to avoid waste energy through the elimination of unnecessary lighting. The Exterior Lighting Plan shall be submitted to the Planning Manager and the Chief Building Official for approval prior to issuance of a building permit.
The following measures will further ensure that on-site construction and operational activities do not adversely impact noise sensitive land uses located nearby:
Mitigation Measure No. 16 (Noise). Security and door alarms that are audible in the exterior areas will not be permitted. The businesses will be required to employ “silent alarms.”
SECTION 4 ● CONCLUSIONS PAGE 156 INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
Mitigation Measure No. 17 (Noise). Lot maintenance and sweeping activities that use mechanical devices must adhere to the City’s Noise Control Ordinance.
Mitigation Measure No. 18 (Noise). The Applicant must obtain written approval from the City Engineer should the use of any such equipment which is capable of causing ground-shaking be required. If ground-shaking vibratory equipment is requested and approved, the Contractor shall be responsible for making any repairs or replacements to facilities damaged due to nearby soils settling or other impacts of vibrating. The Contractor shall install vibratory monitoring equipment to monitor for any settlement/damage caused by ground-shaking vibratory equipment. Repairs to any damaged properties shall be completed prior to building permits being issued.
Mitigation Measure No. 19 (Noise). The Applicant shall ensure that the contractors conduct demolition and construction activities between the hours of 7:00 AM and 7:00 PM on weekdays and 8:00 AM to 5:00 PM on Saturdays, with no construction permitted on Sundays or Federal holidays.
Mitigation Measure No. 20 (Noise). The Applicant shall notify in writing, the residents along Village Drive and Parkwood Avenue as to the times and duration of construction activities. The notice shall include the name and phone number of the contact person local residents may call to complain about noise and must be completed prior to the issuance of any permits. In addition to the notification of the individual residences, signage must be placed on the site’s main access gate at Imperial Highway clearly identifying a contact person (and the phone number) that local residents may call to complain about noise related to construction and/or operations. Upon receipt of a complaint, the contractor must respond immediately by reducing noise to meet Code requirements. In addition, copies of all complaints and subsequent communication between the affected residents and contractors must be forwarded to the City’s Community Development Director.
The analysis of public service impacts indicated that no significant impacts are anticipated; however, to ensure the proposed project meets the City’s Fire and Police department standards and conforms to AB 2926, the following mitigation is required:
Mitigation Measure No. 21 (Public Services). The Applicant shall ensure that all exterior lighting (i.e., parking areas, building areas, and entries) shall employ illumination in a manner that meets the approval of the Chief Building Official and Police Chief before Building Permits are issued.
Mitigation Measure No. 22 (Public Services). The Applicant’s building and site improvements shall conform to the City of La Habra Security Ordinance standards as required by the Police Chief and the Chief Building Official before Building Permits are issued.
Mitigation Measure No. 23 (Public Services). The Applicant will be required to pay school impact fees for construction of new facilities in accordance with AB 2926 to mitigate school impacts prior to issuance of Building Permits. Evidence of payment of the school fees shall be submitted to the Chief Building Official.
SECTION 4 ● CONCLUSIONS PAGE 157 INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
As indicated in the traffic analysis, the following mitigation is required:
Mitigation Measure No. 24 (Transportation and Circulation). The Applicant must construct Project Driveway B to align opposite Village Drive with a paved width of 56-feet to provide a 14-foot wide southbound (outbound) left-turn lane and a 14-foot wide southbound (outbound) through/right-turn lane, an 8-foot median, and one 20-foot wide northbound (inbound) lane with curb return radii of 35- feet and 50-feet, on the northwest corner and northeast corner, respectively (lane dimensions to be reviewed and approved by the City Engineer and Caltrans) prior to the issuance of grading permits.
Mitigation Measure No. 25 (Transportation and Circulation). The Applicant must modify/remove the existing median on Imperial Highway and restripe the eastbound approach to provide a dedicated left-turn lane with a storage of up to 200-feet with a 90-foot transition as approved by the City Engineer and Caltrans prior to the issuance of grading permits.
Mitigation Measure No. 26 (Transportation and Circulation). The Applicant must restripe the northbound approach to provide a left-turn lane and an option through/right-turn lane approved by the City Engineer and Caltrans prior to the issuance of grading permits.
Mitigation Measure No. 27 (Transportation and Circulation). The Applicant must modify the existing traffic signal, to include permissive operation on Village Drive approved by the City Engineer and Caltrans prior to the issuance of grading permits. Install all necessary striping, pavement markings, and signs per the City of La Habra/Caltrans Standard Design Guidelines and/or CA MUTCD approved by the City Engineer and Caltrans prior to the issuance of the first Certificate of Occupancy.
Mitigation Measure No. 28 (Transportation and Circulation). The Applicant must install a “STOP” sign and stop bar at Project Driveway A and design this driveway to include a minimum curb return radii of 15-feet and 25-feet, on the northwest corner and the northeast corner, respectively approved by the City Engineer and Caltrans prior to the issuance of the first Certificate of Occupancy.
Mitigation Measure No. 29 (Transportation and Circulation). The Applicant must prohibit WB-65 full-sized trucks from accessing the project site once the project becomes operational. Trucks this large have the potential to jut into the proposed curbs and planters. The Applicant must also place signs at the project driveways prohibiting these trucks. The signs must be approved by the City Engineer prior to the issuance of the first Certificate of Occupancy.
This mitigation will help the project reduce its water consumption and waste generation:
Mitigation Measure No. 30 (Utilities). The Applicant shall install ultra-low flow water fixtures to reduce the volume of sewage to the system as required by the Chief Building Official prior to the issuance of a Certificate of Occupancy. The proposed project must also comply with the City’s Green Building Code.
Mitigation Measure No. 31 (Utilities). The Applicant shall review the California Department of Water Resources recommendations for water conservation and incorporate the recommendations into the
SECTION 4 ● CONCLUSIONS PAGE 158 INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
structural improvement plans prior to the issuance of Building Permits. The Applicant shall install a new storm drain at the southeast corner of the property.
Mitigation Measure No. 32 (Utilities). The Applicant shall comply with all programs adopted by the City for the reduction of solid waste as required by the Director of Public Works.
Mitigation Measure No. 33 (Utilities). The Applicant shall require the contractors to recycle materials during construction. A recycling report shall be submitted to the Director of Public Works regarding on-site demolition and construction operations prior to the issuance of building permits. A final demolition and construction recycling report is to be submitted to the Director of Public Works prior to the issuance of a Certificate of Occupancy.
4.2.4. MITIGATION MONITORING
The monitoring and reporting on the implementation of these measures, including the period for implementation, monitoring agency, and the monitoring action, are identified in Table 4.1 provided below and on the following pages.
TABLE 4.1 MITIGATION-MONITORING PROGRAM
Enforcement Monitoring Verification Measure Agency Phase
Mitigation Measure No. 1 (Aesthetic Impacts). The Date: Applicant shall ensure that appropriate light shielding is Prior to the provided for the parking area lighting, the new building, Chief Building Official issuance of building Name & Title: and security lighting as a means to limit glare and light ● permits. trespass. The site lighting plan must be submitted to the (Applicant is ● Chief Building Official for review and approval prior to the responsible for Mitigation ends at issuance of any building permits to ensure that the implementation) the completion of proposed project does not become visible throughout the the design phase. community. Mitigation Measure No. 2 (Aesthetic Impacts). Date: Planning Manager Prior to the The Applicant shall prepare an interior parking and street and the Chief issuance of building lighting plan and an exterior photometric plan indicating the Name & Title: Building Official permits. location, size, and type of existing and proposed lighting to be ● submitted for review and approval to the Chief Building ● Mitigation ends at Official and Planning Manager before building permits are (Applicant is the completion of issued. A reading of “0” foot candles shall be identified at responsible for the design phase. property lines. implementation) Mitigation Measure No. 3 (Air Quality Impacts). Date: Chief Building Official Prior to grading The Applicant shall have all clearing, earthmoving, or and the SCAQMD operations. excavation activities be discontinued during periods of Name & Title: ● ● high winds (i.e. greater than 15 mph), so as to prevent (Applicant is Mitigation ends excessive amounts of fugitive dust. A wind gage shall be when construction located on site prior to grading operations commencing responsible for is completed. and available for inspection by City personnel. implementation) Date: Chief Building Official Prior to grading Mitigation Measure No. 4 (Air Quality Impacts). and the SCAQMD operations. The Applicant shall ensure that the contractors adhere to Name & Title: ● ● all pertinent SCAQMD protocols regarding grading, site (Applicant is Mitigation ends preparation, and construction activities and as required by when construction the Chief Building Official. responsible for implementation) is completed.
SECTION 4 ● CONCLUSIONS PAGE 159 INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
TABLE 4.1 MITIGATION-MONITORING PROGRAM (CONTINUED)
Enforcement Monitoring Measure Verification Agency Phase
Date:
Mitigation Measure No. 5 (Air Quality Impacts). Name & Title: The Applicant shall ensure that the grading and building contractors must adhere to the SCAQMD Rule 403 During the project’s pertaining to the generation of fugitive dust during Chief Building Official grading and grading and/or the use of equipment on unpaved surfaces. and the SCAQMD construction The contractors will be responsible for being familiar with, ● phases. and implementing any pertinent best available control (Applicant is ● measures. The Applicant shall have the contractor submit responsible for Mitigation ends a plan for the implementation of Rule 403 to the Chief implementation) when construction Building Official prior to issuance of any permits. Failure is completed. to comply with Rule 403 will result in the project being shut down.
Date:
Name & Title: Mitigation Measure No. 6 (Air Quality). The During the project’s Applicant shall ensure that all pertinent air pollution Chief Building Official grading and control equipment is installed in the proposed restaurant and the SCAQMD construction uses and maintained at all times. All air pollution control ● phases. equipment must be installed on the two fast-food (Applicant is ● restaurants prior to the issuance of a Certificate of Mitigation ends Occupancy. The Applicant will be responsible for responsible for when construction providing permit(s) and inspection reports to the City implementation) is completed. upon request.
Date:
Name & Title: Mitigation Measure No. 7 (Cultural Resources). The project Applicant will be required to obtain the services of a qualified Native American Monitor during construction-related ground disturbance activities. Ground disturbance is defined by the Tribal Representatives from the Gabrieleño Band of Mission Community During the project’s Indians, Kizh Nation as activities that include, but are not Development Director grading and limited to, pavement removal, pot-holing or auguring, and the Chief construction boring, grading, excavation, and trenching, within the Building Official phases. project area. The monitor(s) must be approved by the ● tribal representatives and the City’s Community ● Mitigation ends Development Director and will be present on-site during (Applicant is when construction the grading and construction phases that involve any responsible for is completed. ground disturbing activities. The on-site monitoring shall implementation) end when the project site grading and excavation activities are completed, or when the monitor has indicated that the site has a low potential for archeological resources. Documentation that the required monitoring has been completed shall be provided to the Chief Building Official.
SECTION 4 ● CONCLUSIONS PAGE 160 INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
TABLE 4.1 MITIGATION-MONITORING PROGRAM (CONTINUED)
Enforcement Monitoring Measure Verification Agency Phase
Mitigation Measure No. 8 (Cultural Resources). Date: The Applicant must retain the services of a paleontologist who is listed on the County of Orange List of Certified Name & Title: Paleontologists prior to commencement of any grading activity on site. The Chief Building Official and Planning Manager will verify that a paleontologist has been retained by the Applicant. The paleontologist must be on site during all rough grading and other significant ground- disturbing activities in native soils. A paleontologist shall not be required on site if excavation is only occurring in Artificial Fill. Evidence of the presence of artificial fill must be documented in the form of a geotechnical/soils report or Phase I/II report. These reports must be reviewed by the Chief Building Official and Planning Manager along with the grading plans to ensure that grading and excavation does not extend past a layer of artificial fill (assuming the site is underlain with fill Community During the project’s materials). Prior to the beginning of any required Development Director grading and monitoring, the paleontologist shall prepare a and the Chief construction Paleontological Resources Impact Mitigation Program for Building Official phases. the proposed project pursuant to the guidelines of the ● Society of Vertebrate Paleontologists (SVP) (SVP, 1995 ● Mitigation ends and 2010). The program needs to be reviewed and (Applicant is when construction approved by the Director of Community Development responsible for is completed. prior to issuance of any permits. In the event that implementation) paleontological resources are encountered during the course of ground disturbance, the paleontological monitor shall adhere to all applicable requirements and have the authority to temporarily redirect construction away from the area of the find in order to assess its significance under the CEQA Guidelines. Collected resources shall be cleaned and stabilized, prepared to the point of identification, identified to the lowest taxonomic level possible, cataloged, and curated into the permanent collections of an accredited scientific institution as approved by the City of La Habra. At the conclusion of the monitoring program, a report of findings shall be prepared to document the results of the monitoring program and provided to the City prior to any building final. In addition, the findings of the report shall be published and made available to all reporting agencies.
Prior to issuance of Date: Mitigation Measure No. 9 (Greenhouse Gas Director of Public demolition/building Emissions). The Applicant shall submit for approval a Works permits. Name & Title: demolition/construction waste recycling plan pursuant to ● ● the City’s C&D Waste Management Ordinance to be (Applicant is Mitigation ends approved by the Director of Public Works prior to the responsible for when construction issuance of demolition/building permits. implementation) is completed. Mitigation Measure No. 10 (Greenhouse Gas Date: Emissions). The Applicant shall construct a new Name & Title: building so as to utilize insulation and energy saving Chief Building Official Prior to issuance of techniques in accordance with Title 24 requirements. An ● building permits. Energy Savings Plan shall be submitted for approval ● (Applicant is implementing measures that at a minimum result in a 20 Mitigation ends percent savings in energy use from the 2008 Building responsible for when construction Code which served as the baseline for General Plan 2035, implementation) is completed. to the Chief Building Official prior to issuance of building permits.
SECTION 4 ● CONCLUSIONS PAGE 161 INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
TABLE 4.1 MITIGATION-MONITORING PROGRAM (CONTINUED)
Enforcement Monitoring Measure Verification Agency Phase
Date: Prior to issuance of Mitigation Measure No. 11 (Greenhouse Gas Chief Building Official building permits. Emissions). The Applicant shall have all plumbing ● Name & Title: ● fixtures employ Title 24 requirements to be documented (Applicant is Mitigation ends on the building plans submitted to the Chief Building responsible for when construction Official for approval prior to issuance of building permits. implementation) is completed.
Mitigation Measure No. 12 (Greenhouse Gas Date: Prior to issuance of Emissions). The Applicant shall install new landscaping Planning Manager building permits. adding to the appearance of the project site and greater ● Name & Title: ● facility as a whole, but also conforming to R3-A1 of the (Applicant is Mitigation ends City’s CAP reduction measures. The improvements shall responsible for when construction be shown on the landscape plan to be approved by the implementation) is completed. Planning Manager prior to issuance of building permits. Date: Mitigation Measure No. 13 (Greenhouse Gas Planning Manager Prior to issuance of Emissions). The Applicant shall submit an irrigation and the Director of building permits. Name & Title: plan for the new landscaping that employs timers and Public Works ● other equipment that will maximize water conservation. ● Mitigation ends Plans are to be submitted to the Planning Manager and (Applicant is when construction Director of Public Works for approval prior to issuance of responsible for is completed. building permits. implementation) Prior to issuance of Date: Mitigation Measure No. 14 (Greenhouse Gas Director of Public a Certificate of Emissions). The Applicant/operator shall comply with Works Occupancy. Name & Title: the City’s waste reduction and recycling requirements. A ● ● Waste and Reduction and Recycling Plan shall be (Applicant is Mitigation ends submitted to the Public Works Director for approval prior responsible for when construction to issuance of a Certificate of Occupancy. implementation) is completed.
Planning Manager Date: Mitigation Measure No. 15 (Greenhouse Gas and the Chief Prior to issuance of Emissions). The Applicant shall design exterior lighting a building permit. Name & Title: Building Official to avoid waste energy through the elimination of ● ● unnecessary lighting. The Exterior Lighting Plan shall be Mitigation ends submitted to the Planning Manager and the Chief Building (Applicant is when construction Official for approval prior to issuance of a building permit. responsible for is completed. implementation) Date: Chief Building During Plan Check
process. Mitigation Measure No. 16 (Noise). Security and Official. Name & Title: ● door alarms that are audible in the exterior areas will not ● Mitigation to be permitted. The businesses will be required to employ Applicant is continue over the “silent alarms.” responsible for project’s implementation. operational lifetime Date: Over the project’s
operational Planning Manager Name & Title: lifetime. Mitigation Measure No. 17 (Noise). Lot maintenance ● ● and sweeping activities that use mechanical devices must (Applicant is Mitigation to adhere to the City’s Noise Control Ordinance. responsible for continue over the implementation) project’s operational lifetime
SECTION 4 ● CONCLUSIONS PAGE 162 INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
TABLE 4.1 MITIGATION-MONITORING PROGRAM (CONTINUED)
Enforcement Monitoring Measure Verification Agency Phase
Date: Mitigation Measure No. 18 (Noise). The Applicant must obtain written approval from the City Engineer Name & Title: should the use of any such equipment which is capable of causing ground-shaking be required. If ground-shaking City Engineer Prior to issuance of vibratory equipment is requested and approved, the building permits. ● Contractor shall be responsible for making any repairs or ● (Applicant is replacements to facilities damaged due to nearby soils Mitigation ends settling or other impacts of vibrating. The Contractor responsible for when construction shall install vibratory monitoring equipment to monitor implementation) is completed. for any settlement/damage caused by ground-shaking vibratory equipment. Repairs to any damaged properties shall be completed prior to building permits being issued. Date: Over the project’s Planning Manager Mitigation Measure No. 19 (Noise). The Applicant operational and the Chief Name & Title: shall ensure that the contractors conduct demolition and lifetime. Building Official construction activities between the hours of 7:00 AM and ● ● 7:00 PM on weekdays and 8:00 AM to 5:00 PM on Mitigation to Saturdays, with no construction permitted on Sundays or (Applicant is continue over the Federal holidays. responsible for project’s implementation) operational lifetime Date: Mitigation Measure No. 20 (Noise). The Applicant shall notify in writing, the residents along Village Drive Name & Title: and Parkwood Avenue as to the times and duration of construction activities. The notice shall include the name and phone number of the contact person local residents may call to complain about noise and must be completed During the project’s prior to the issuance of any permits. In addition to the Planning Manager grading and notification of the individual residences, signage must be construction ● placed on the site’s main access gate at Imperial Highway phases. (Applicant is clearly identifying a contact person (and the phone ● number) that local residents may call to complain about responsible for Mitigation ends noise related to construction and/or operations. Upon implementation) when construction receipt of a complaint, the contractor must respond is completed. immediately by reducing noise to meet Code requirements. In addition, copies of all complaints and subsequent communication between the affected residents and contractors must be forwarded to the City’s Community Development Director.
Date: Chief Building Official Mitigation Measure No. 21 (Public Services). The Prior to issuance of Applicant shall ensure that all exterior lighting (i.e., and the Police Chief building permits. Name & Title: parking areas, building areas, and entries) shall employ ● ● illumination in a manner that meets the approval of the (Applicant is Mitigation ends Chief Building Official and Police Chief before Building responsible for when construction Permits are issued. implementation) is completed. Date: Chief Building Official Prior to issuance of Mitigation Measure No. 22 (Public Services). The and the Police Chief building permits. Applicant’s building and site improvements shall conform Name & Title: ● ● to the City of La Habra Security Ordinance standards as (Applicant is Mitigation ends required by the Police Chief and the Chief Building Official when construction before Building Permits are issued. responsible for implementation) is completed.
SECTION 4 ● CONCLUSIONS PAGE 163 INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
TABLE 4.1 MITIGATION-MONITORING PROGRAM (CONTINUED)
Enforcement Monitoring Measure Verification Agency Phase Date: Mitigation Measure No. 23 (Public Services). The Chief Building Official Prior to issuance of Applicant will be required to pay school impact fees for ● building permits. Name & Title: construction of new facilities in accordance with AB 2926 ● (Applicant is to mitigate school impacts prior to issuance of Building Mitigation ends Permits. Evidence of payment of the school fees shall be responsible for when construction submitted to the Chief Building Official. implementation) is completed.
Date: Mitigation Measure No. 24 (Transportation and
Circulation). The Applicant must construct Project Name & Title: Driveway B to align opposite Village Drive with a paved
width of 56-feet to provide a 14-foot wide southbound City Engineer Prior to issuance of (outbound) left-turn lane and a 14-foot wide southbound ● building permits. (outbound) through/right-turn lane, an 8-foot median, ● (Applicant is and one 20-foot wide northbound (inbound) lane with Mitigation ends curb return radii of 35-feet and 50-feet, on the northwest responsible for when construction corner and northeast corner, respectively (lane implementation) is completed. dimensions to be reviewed and approved by the City Engineer and Caltrans) prior to the issuance of grading permits. Date: Mitigation Measure No. 25 (Transportation and Prior to issuance of Circulation). The Applicant must modify/remove the City Engineer Name & Title: building permits. existing median on Imperial Highway and restripe the ● ● eastbound approach to provide a dedicated left-turn lane (Applicant is Mitigation ends with a storage of up to 200-feet with a 90-foot transition responsible for when construction as approved by the City Engineer and Caltrans prior to the implementation) is completed. issuance of grading permits.
Date:
Mitigation Measure No. 26 (Transportation and City Engineer Prior to issuance of Name & Title: Circulation). The Applicant must restripe the ● building permits. northbound approach to provide a left-turn lane and an ● (Applicant is option through/right-turn lane approved by the City Mitigation ends Engineer and Caltrans prior to the issuance of grading responsible for when construction permits. implementation) is completed.
Date: Mitigation Measure No. 27 (Transportation and Circulation). The Applicant must modify the existing Prior to issuance of Name & Title: traffic signal, to include permissive operation on Village City Engineer building permits. Drive approved by the City Engineer and Caltrans prior to ● ● the issuance of grading permits. Install all necessary (Applicant is Mitigation ends striping, pavement markings, and signs per the City of La responsible for when construction Habra/Caltrans Standard Design Guidelines and/or CA implementation) is completed. MUTCD approved by the City Engineer and Caltrans prior to the issuance of the first Certificate of Occupancy.
Date: Mitigation Measure No. 28 (Transportation and Circulation). The Applicant must install a “STOP” sign City Engineer Prior to issuance of Name & Title: and stop bar at Project Driveway A and design this ● building permits. driveway to include a minimum curb return radii of 15- ● (Applicant is feet and 25-feet, on the northwest corner and the Mitigation ends northeast corner, respectively approved by the City responsible for when construction Engineer and Caltrans prior to the issuance of the first implementation) is completed. Certificate of Occupancy.
SECTION 4 ● CONCLUSIONS PAGE 164 INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
TABLE 4.1 MITIGATION-MONITORING PROGRAM (CONTINUED)
Enforcement Monitoring Verification Measure Agency Phase
Mitigation Measure No. 29 (Transportation and Date: Over the project’s Circulation). The Applicant must prohibit WB-65 full- operational sized trucks from accessing the project site once the City Engineer Name & Title: lifetime. project becomes operational. Trucks this large have the ● ● potential to jut into the proposed curbs and planters. The (Applicant is Mitigation to Applicant must also place signs at the project driveways responsible for continue over the prohibiting these trucks. The signs must be approved by implementation) project’s the City Engineer prior to the issuance of the first operational lifetime. Certificate of Occupancy. Date: Prior to issuance of Mitigation Measure No. 30 (Utilities). The Chief Building Official a Certificate of Applicant shall install ultra-low flow water fixtures to Name & Title: ● Occupancy. reduce the volume of sewage to the system as required by (Applicant is ● the Chief Building Official prior to the issuance of a Mitigation ends Certificate of Occupancy. The proposed project must also responsible for when construction comply with the City’s Green Building Code. implementation) is completed. Date:
Mitigation Measure No. 31 (Utilities). The Applicant Prior to issuance of Name & Title: shall review the California Department of Water Chief Building Official building permits. Resources recommendations for water conservation and ● ● incorporate the recommendations into the structural (Applicant is Mitigation ends improvement plans prior to the issuance of Building responsible for when construction Permits. The Applicant shall install a new storm drain at implementation) is completed. the southeast corner of the property.
Date: Over the proposed
project’s Director of Public Name & Title: operational Mitigation Measure No. 32 (Utilities). The Works lifetime. Applicant shall comply with all programs adopted by the ● ● City for the reduction of solid waste as required by the (Applicant is Mitigation to Director of Public Works. responsible for continue over the implementation) project’s operational lifetime. Date:
Mitigation Measure No. 33 (Utilities). The Prior to issuance of Name & Title: Applicant shall require the contractors to recycle materials building permit and Director of Public during construction. A recycling report shall be submitted Works prior to issuance of to the Director of Public Works regarding on-site a Certificate of ● demolition and construction operations prior to the Occupancy. (Applicant is issuance of building permits. A final demolition and ● construction recycling report is to be submitted to the responsible for Mitigation ends Director of Public Works prior to the issuance of a implementation) when construction Certificate of Occupancy. is completed.
SECTION 4 ● CONCLUSIONS PAGE 165 INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
THIS PAGE HAS BEEN INTENTIONALLY LEFT BLANK.
SECTION 4 ● CONCLUSIONS PAGE 166 INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
SECTION 5 - REFERENCES
5.1 PREPARERS
BLODGETT BAYLOSIS ENVIRONMENTAL PLANNING 2211 South Hacienda Boulevard, Suite 107 Hacienda Heights, CA 91745 (626) 336-0033
Marc Blodgett, Project Principal Alejandra Rocha, Project Manager Bryan Hamilton, Project Planner Liesl Sullano, Project Planner
5.2 REFERENCES
Bugliarello, et. al., The Impact of Noise Pollution, Chapter 127, 1975.
California Administrative Code, Title 24, Energy Conservation.
California Department of Fish and Wildlife, Natural Diversity Database, 2016.
California Division of Mines and Geology, Seismic Hazards Mapping Program, 2015.
California Department of Parks and Recreation, California Historical Landmarks.
California Office of Planning and Research, California Environmental Quality Act and the CEQA Guidelines.
California, State of California Public Resources Code Division 13, The California Environmental Quality Act. Chapter 2.5, Section 21067 and Section 21069.
Federal Emergency Management Agency, Flood Insurance Rate Map, 2010.
La Habra, City of. La Habra General Plan. 2014.
La Habra, City of. Zoning Ordinance.
Southern California Association of Governments, Regional Housing Needs Assessment, 2016.
Southern California Association of Governments, Regional Transportation Plan/Sustainable Communities Strategy, Demographics & Growth Forecast. 2016.
South Coast Air Quality Management District, CEQA Air Quality Handbook.
South Coast Air Quality Management District, Air Quality Management Plan, 2016.
SECTION 5 ● REFERENCES PAGE 167 INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
U.S. Bureau of the Census, 2010 U.S. Census, 2010.
U.S. Geological Survey, Evaluating Earthquake Hazards in the Los Angeles Region - An Earth Science Perspective, USGS Professional Paper 1360, 1985.
SECTION 5 ● REFERENCES PAGE 168 INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
APPENDICES (PROVIDED UNDER A SEPARATE COVER)
APPENDIX A - AIR QUALITY WORKSHEETS APPENDIX B - WQMP APPENDIX C - TRAFFIC IMPACT STUDY APPENDIX D - UTILITIES CALCULATIONS APPENDIX E – WILL SERVE LETTER
APPENDICES ● PAGE 169 INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION IMPERIAL HIGHWAY COMMERCIAL CENTER ● 701 EAST IMPERIAL HIGHWAY ● CITY OF LA HABRA
THIS PAGE HAS BEEN INTENTIONALLY LEFT BLANK.
APPENDICES ● PAGE 170