Figure 2-1 Regional Location

City of Walnut The Terraces at Walnut Specific Plan Figure 2-1 Regional Location 2-2 Project Description Figure 2-2 Plan Area Location Draft Environmental Impact Report 2-3 City of Walnut The Terraces at Walnut Specific Plan Figure 2-3a Site Photograph View of the Plan Area looking west from the eastern corner of the Plan Area Figure 2-3b Site Photograph View of the Plan Area looking east from the eastern corner of the Plan Area 2-4 Project Description Figure 2-3c Site Photograph View of the Plan Area looking south from the western boundary of the Plan Area Figure 2-3d Site Photograph View of the Plan Area looking north from the southwest corner of the Plan Area Draft Environmental Impact Report 2-5 City of Walnut The Terraces at Walnut Specific Plan Figure 2-4 Plan Area Existing Zoning 2-6 Project Description Pursuant to Chapter 6.20 of the Walnut Municipal Code (WMC), the purpose of the Mixed Use/Housing Opportunity Overlay Zone (MU/HOO) is to designate certain areas of the City as suitable for higher density residential uses to ensure that the City meets its state housing law RHNA (Regional Housing Needs Assessment) obligation and to provide a variety of commercial and retail uses that are integrated as a cohesive development with higher density residential uses. The Mixed Use/Housing Opportunity Overlay Zone encourages the production of affordable dwellings in addition to any uses permitted and existing in the underlying zone (WMC 2018). 2.4.2 Surrounding Land Uses The Plan Area’s northern and western boundaries are adjacent to residential uses, and its southern and eastern boundaries are adjacent to commercial and industrial areas. The Plan Area is located along the northern edge of Valley Boulevard at the intersection of Valley Boulevard and Faure Avenue. The Plan Area is generally bordered by two-story single-family residences along Roundup Drive, Timberland Lane and Pacer Court to the north and west. The southern and eastern boundaries of the site are located along Valley Boulevard and border the northeast boundary of the City of Industry. A residence located along the east side of the northern Plan Area boundary contains equestrian riding rings and other equestrian-related buildings and facilities on the north site of the property. Across Valley Boulevard are one- to two-story industrial buildings in the City of Industry. One- to two-story commercial uses and public services buildings are located adjacent to the southwestern corner of the Plan Area and include several restaurants, a local sheriff’s station, and the community services building (known as the Maintenance Division Recreation Services Building [MDRS]) and City yard. There is a helipad at the north end of the sheriff’s station, which is used only as needed (LASD 2019). Union Pacific and Metrolink rail lines are located approximately 450 feet east of the Plan Area at the closest point. 2.5 Project Characteristics The Terraces at Walnut Specific Plan (“Specific Plan” or “project”) involves a mixed-use infill project that includes a mix of housing types, a commercial district, parks and recreation areas, and open space, such as landscaped slopes, on 49 acres of vacant land. Development would also include parking, streets, landscaping, and public infrastructure improvements, such as stormwater basins. The proposed recreation areas would consist of parks, trails, and walkways. Table 2-1 summarizes the Specific Plan components. Table 2-1 summarizes the development standards. Figure 2-5 shows the configuration of proposed uses in the Plan Area and Figure 2-6 shows a more detailed tentative tract map for the Plan Area. The Specific Plan would require approval of entitlements for construction and operation of the proposed development; refer to Section 2.7 Required Approvals, below. The commercial district of the Plan Area would be three acres, with up to 30,000 square feet (sf), located on the western portion of the Plan Area and would consist of one- to two-story buildings and associated surface parking. The residential component would include up to 290 dwelling units on 23 acres. Figure 2-7 through Figure 2-11 show renderings of the proposed project (additional renderings are discussed in Section 4.1, Aesthetics). Figure 2-7 shows the entrance of the Plan Area from Valley Boulevard between the commercial district and residential component. Three residential districts are proposed in the residential component of the Plan Area, consisting of an approximately 15-acre small-lot district, a five-acre townhome district, and a three-acre single- family district. The residences in the small-lot district would include up to 201 single-family units with a maximum allowed height of three stories or no more than 35 feet and includes various single- Draft Environmental Impact Report 2-7 City of Walnut The Terraces at Walnut Specific Plan family housing sizes, on smaller lots. The townhome district would include up to 83 multiple-family units and would have a maximum allowed height of two stories or no more than 35 feet. The townhome district would provide a transitional density between the commercial district and small- lot district to the north and the existing single-family residences to the northwest. Figure 2-8 shows a view of the Plan Area from Bridle Way, with a proposed single-family residence in the foreground and small-lot district in the background. The single-family district would include 12 units that would have a two-story height limit. Figure 2-9 shows the transition between the existing neighborhood in the foreground and proposed small-lot district in the background. The three-acre single-family residential district would be located at the northwest corner of the Plan Area and would provide both a buffer between the proposed small-lot district and the existing single-family residences located north and west of the Plan Area. Parks and open spaces would be located along the Plan Area perimeter, as well as between the residential development areas, and would be used to separate the terraced residential uses. These spaces would be designed to increase public access and connectivity in the Plan Area and would provide shade structures, water features, outdoor furniture, and other furnishings. Lighting in the open space areas would include energy-efficient technologies and would be designed to avoid light spillage onto neighboring properties. Table 2-1 Specific Plan Summary Proposed Land Uses (by acre) Commercial District 3 (up to 30,000 sf) Residential Districts 23.2 Single-Family 2.6 (of 23.2) Small-Lot 15.2 (of 23.2) Townhome 5.4 (of 23.2) Parks/Open Space 15.4 Streets 7.4 Total 49 Land Use Plan Dwelling Units (DU)/ Land Use Acreage Square Footage (sf) Intensity Residential Single-Family District 2.6 12 DU 4.6 DU/acre Small-Lot District 15.2 Up to 201 DU1 13.2 DU/acre Townhome District 5.4 Up to 83 DU1 15.4 DU/acre Residential Total 23.2 Up to 290 DU 12.5 DU/acre Non-Residential Parks/Open Space 15.4 − − Commercial District 3 16,000 to 30,000 sf 0.15 FAR to 0.23 FAR Public Streets 7.4 Total 49 Up to 290 DU and 30,000 sf 1 The actual number of units built in these two districts may vary; however, the total number of units shall not exceed 290 dwelling units for the entire Specific Plan area. Thus, for purposes of analysis, the EIR assumes that a maximum of 290 dwelling units would be constructed. 2-8 Project Description Figure 2-5 Plan Area Land Use Map Draft Environmental Impact Report 2-9 City of Walnut The Terraces at Walnut Specific Plan Figure 2-6 Plan Area Tentative Tract Map 2-10 Project Description Figure 2-7 View of the Proposed Entrance from Valley Boulevard and Faure Avenue Draft Environmental Impact Report 2-11 City of Walnut The Terraces at Walnut Specific Plan Figure 2-8 View of Project from Bridle Way 2-12 Project Description Figure 2-9 View of Project from Roundup Drive Draft Environmental Impact Report 2-13 City of Walnut The Terraces at Walnut Specific Plan 2.5.1 Development Standards Setbacks All single-family dwellings would have a varied front-yard setback. To qualify as a varied front setback, the front yard setback must be at least five feet more than the minimum required setback. All corner lots and reversed corner lots would maintain a triangular area for vision clearance purposes per Section 6.08.090 of the WMC. In the single-family and townhome districts, there would be a minimum setback of 35 feet to a single-family lot abutting the Plan Area. Detached accessory structures may encroach up to 20 feet into this setback, provided that the height of the accessory structure does not exceed one story or 15 feet in height. Unenclosed, attached accessory structures such as balconies and outdoor rooms may encroach up to 15 feet into this setback. Setback standards are shown below in Table 2-2. Height The height districts would limit the heights of the structures along sensitive edges and to differentiate the massing throughout the community. Additionally, detached accessory structures would have a maximum height of one story or 15 feet in all districts. The northern portion of the small-lot district would have a maximum allowable height of three stories (35 feet) and the southern portion of the small-lot district would have maximum allowable height of two stories (35 feet). The commercial, townhome and single-family districts would have a maximum allowable height of two stories (35 feet).

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