Merrill Gardens Assisted Living and Memory Care Facility

Transcription

1 Merrill Gardens Assisted Living and Memory Care Facility Initial Study Mitigated Negative Declaration prepared by City of West Covina 1444 West Garvey Avenue, Suite 317 West Covina, California prepared with the assistance of Rincon Consultants, Inc. 250 East 1 st Street, Suite 301 Los Angeles, California July 2017

2 Table of Contents Table of Contents Initial Study Project Title Lead Agency Name and Address Contact Person and Phone Number Project Sponsor s Name and Address Project Location Existing Setting Surrounding Land Uses and Setting General Plan Designation Zoning Description of Project Required Approvals Other Public Agencies Whose Approval is Required... 8 Environmental Checklist Aesthetics Agriculture and Forest Resources Air Quality Biological Resources Cultural Resources Geology and Soils Greenhouse Gas Emissions Hazards and Hazardous Materials Hydrology and Water Quality Land Use and Planning Mineral Resources Noise Population and Housing Public Services Recreation Transportation Tribal Cultural Resources Utilities and Service Systems Mandatory Findings of Significance Initial Study Mitigated Negative Declaration i

3 City of West Covina References Bibliography List of Preparers Tables Table 1 Surrounding Land Uses... 5 Table 2 Project Summary... 7 Table 3 Health Effects Associated with Criteria Pollutants Table 4 SCAQMD Air Quality Significance Thresholds Table 5 SCAQMD LSTs for Construction Table 6 Maximum Daily Construction Emissions (pounds/day) Table 7 Estimated Project Operational Emissions Table 8 Estimated Construction GHG Emissions Table 9 Combined Annual Emissions of Greenhouse Gases Table 10 Consistency with Applicable SCAG RTP/SCS GHG Emission Reduction Strategies Table 11 Consistency with General Plan Policies Table 12 Noise Monitoring Results Table 13 Construction Noise Levels During Different Phases of Construction Table 14 Typical Parking Lot Noise Table 15 Roadway Noise Impacts Table 16 Ground-Borne Vibration Impact Criteria for Human Annoyance Table 17 Vibration Source Levels for Construction Equipment Table 18 Parks within 1-Mile Radius of Project Site Table 19 Impact Threshold for Intersections Table 20 Existing and Existing Plus Project Conditions and Impact Figures Figure 1 Regional Location... 2 Figure 2 Project Location... 3 Figure 3 Site Photographs... 4 Figure 4 Site Plan... 9 Figure 5 Tiered Patios Figure 6 Elevation Renderings Figure 7 Viewshed Analysis Figure 8 Project Rendering Figure 9 Project Rendering Figure 10 Shadow Model ii

4 Table of Contents Appendices Appendix A Project Site Plans Appendix B Appendix C Appendix D Appendix E Appendix F Appendix G Appendix H Appendix I Appendix J Air Quality and Greenhouse Gas Emissions Modeling Tree Survey Assembly Bill 52 Consultation Geotechnical Study Phase I Environmental Site Assessment Noise Measurements and Analyses Traffic Study Sewer Study Suburban Water Systems Will Serve Letter Initial Study Mitigated Negative Declaration iii

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6 Initial Study Initial Study 1 Project Title 2 Lead Agency Name and Address City of West Covina 1444 West Garvey Avenue, Suite 317 West Covina, California Contact Person and Phone Number Jeff Anderson, Planning Director (626) Project Sponsor s Name and Address Andy Loos, Development Manager, SRM Development, LLC th Street, Suite 200 Kirkland, Washington (206) Project Location The project site is located at 1400 West Covina Parkway (W. Covina Parkway) in West Covina, California, The 1.6 acre (69,279 square feet) site consists of one parcel (APN ). The project site is located along the south side of W. Covina Parkway and the west side of South Sunset Avenue (S. Sunset Avenue). The site is regionally accessible from W. Covina Parkway or S. Sunset Avenue, and is located approximately 0.3 mile southeast of California Interstate 10 (I-10), 3.5 miles east of I-605, and 4.25 miles south of I-210. Figure 1 shows the location of the site in its regional context, and Figure 2 shows the site in its neighborhood context. 6 Existing Setting The project site is situated on relatively flat terrain and is mostly rectangular in shape, approximately 200 feet wide and 350 feet long. The fully developed site contains a three-story dental office building, which is vacant on the second and third floors, and an abandoned drive-up bank automated bank teller machine (ATM) kiosk, with a fully-paved and landscaped surface parking lot. Figure 3 shows photos of the project site. Initial Study Mitigated Negative Declaration 1

7 City of West Covina Figure 1 Regional Location 2

8 Initial Study Figure 2 Project Location Initial Study Mitigated Negative Declaration 3

9 City of West Covina Figure 3 Site Photographs 4

10 Initial Study 7 Surrounding Land Uses and Setting The project site is adjacent to several medical and dental centers and a 24-Hour Fitness Gym. The West Covina City Hall, court house, and library are located across the street from the project site, on the north side of W. Covina Parkway. Commercial retail stores and the Plaza West Covina Mall are located to the east, and single-family residential homes are located to the southeast of the project site. Land uses are summarized in Table 1. The Walnut Creek Channel, a concrete flood control channel, is located directly south of the project site. Table 1 Surrounding Land Uses Direction General Plan Designation Zoning Designation Existing Land Use Project Site Neighborhood High General Urban Dental services building North Civic: Public & Institutional Civic Zone/Parks and Open Space South Neighborhood General Urban High/Neighborhood Medium East Commercial/Neighborhood Low General Urban /Residential Single Family West Covina City Hall, Court House, Library Gas station Residences Commercial retail, Plaza West Covina Mall West Neighborhood High General Urban Health Services 8 General Plan Designation The project site is designated as Neighborhood High, according to the City of West Covina s General Plan (General Plan) (West Covina, City of 2016b). The project site was designated as Regional Commercial (R-C) prior to the City s adoption of the General Plan update in The Neighborhood High designation identifies areas that can accommodate a broader mix of building types that are primarily attached. Strategically located in areas with direct access to major streets and freeways, these mixed-use buildings can consist of residential, commercial, office, and entertainment. 9 Zoning This project application was submitted on October 11, 2016 and the Downtown Plan and Code was adopted in December Therefore, while the zoning designation has changed from Regional Commercial (R-C) to General Urban, the project is being reviewed under the zoning standards that were in place when the project was submitted and as contemplated by the Code Amendment (City Council Ordinance No. 2309). Therefore, the project site is being reviewed under the previous zoning designation of Regional Commercial and is consistent with the General Plan designation. Developments in the Regional Commercial zone include shops and eating and entertainment facilities and business and financial services. Skilled nursing and assisted living facilities are permitted in the Regional Commercial zone with a conditional use permit (CUP). Initial Study Mitigated Negative Declaration 5

11 City of West Covina 10 Description of Project The proposed project is an infill development project that involves the construction of a new fivestory assisted living and memory care facility with a rooftop garden and surface parking. The threestory dental office building and ATM kiosk that currently occupy the project site will be demolished prior to construction of the proposed project. The proposed building would form an L with tiered patios on the second, fourth, and fifth floors. The building footprint of 29,077 square feet would cover 42 percent of the 1.6-acre (69,279 square feet) site. The gross floor area will be 121,061 square feet across five stories. The 111 assisted living and memory care units would be occupied by 131 residents, for seniors aged 60 and older. The first floor would contain common areas, a secured memory care unit with 13 assisted living and memory care units, building administration, commercial kitchen, and management. Amenities to be included in common areas on the ground floor include a wine bar/bistro, theater, dining room, hair salon, activity room, wellness/fitness center, concierge services, and shuttle transportation. The secured memory care common area would also be located on the ground level. The second through fifth floors would contain 98 assisted living units for senior residents who require assistance with activities of daily living. The units will include memory care units for one or two residents on the ground floor, and studio, one-bedroom, and two bedroom units on the second through fifth floors. The second and third floors would also have a common laundry room, the fourth floor would have a storage closet, and the fifth floor would contain a common area that leads to the roof deck. The surface parking lot would contain 66 parking spaces, three of which would be ADA-accessible and one for the facility van. Table 2 summarizes the project features. Figure 4 shows the proposed site plan, Figure 5 shows the tiered patios, Figure 6 shows elevation renderings, and Appendix A contains floor plans for the proposed project. Wet utility connections would be made via standard lateral connections to existing facilities under W. Covina Parkway and S. Sunset Avenue. The project would generally follow the existing drainage pattern of the site and discharge via storm drains under the landscaped area along the northwest boundary of the site, surface parking lot, and the south corner of the site along S. Sunset Avenue, to the curbs and gutters on W. Covina Parkway and S. Sunset Avenue. Off-site improvements are proposed for the existing driveways, sidewalks, curbs, and gutters on S. Sunset Avenue, the corner at the intersection of S. Sunset Avenue and W. Covina Parkway, and W. Covina Parkway. Landscape and Open Space The perimeter of the project site is currently landscaped with ornamental trees approximately 15 feet in height, and ornamental shrubs and bushes. The project would involve the removal of existing trees on-site prior to construction. The project site would be planted with trees that are a minimum 24-inch box size and additional ornamental shrubs and bushes. The site plan illustrates possible locations for new trees (Figure 4). A pet park with an eight-foot fence would be placed at the west-end of the building at ground level. A terrace with outdoor seating, accessible from the memory care common area will be located along S. Sunset Avenue. A combined 9,810 square-foot rooftop patio space on the fourth and fifth floors would be available to all residents. A shared patio space would be provided on the second floor for eight units on the inside of the L, overlooking the parking lot. Two units on the west end of the building on the fourth floor would have access to a private patio that connects to the rooftop terraces on the fourth and fifth floors. The outdoor patio spaces on the fourth and fifth floors are 6

12 Initial Study tiered to create a rooftop garden and canopy effect, visible from S. Sunset Avenue and the parking lot (Figure 5). Thirty-three residential units will have private balconies (a total of 3,679 square feet). Table 2 General Details Address Project Summary 1400 W. Covina Parkway Assessor Parcel Numbers (APN) Lot Area 1.6 acres (69,279 SF) Total Floor Area (does not include parking) 121,061SF Total Units 111 Main Facility Floor Area (square feet) 1 st Floor: 29,077 SF 2 nd Floor: 29,145 SF 3 rd Floor: 29,145 SF 4 th Floor: 21,940 SF 5 th Floor: 11,754 SF Total: 121,061 SF Height feet 5 floors above grade with surface parking lot Uses Memory Care (1 occupant): 12 units 401SF Memory Care (2 occupants): 1 unit 670 SF Studio: 18 units 493 SF One-Bedroom: 61 units 724 SF Two-Bedrooms: 19 units 1,179 SF Total Floor Area: 80,921 SF Social and Community Uses Floor Area: 16,173 SF Parking Total 1 SF = square feet 66 spaces Access and Parking The site currently has two driveway approaches: one on W. Covina Parkway, and one on S. Sunset Avenue. The proposed project would close the S. Sunset Avenue approach, and provide motor vehicle access to the site from W. Covina Parkway. The parking lot would be repaved and striped. A total of 66 parking spaces would be available for residents, guests and employees, three of which are ADA-accessible and one for the facility van. The parking requirements for convalescent facilities were used to determine the number of spaces needed (WCMC, Section ). The parking requirement is one space for every two beds. There will be a total of 131 beds. Therefore, a total of 66 parking spaces are required. Parking spaces would be aligned along the inner perimeter of the building on the project site, with a row of parking lining the northwest border of the site and a row of parking in the middle. The driveway on W. Covina Parkway and access routes between parking spaces would be wide enough to accommodate two lanes of opposite driving directions. Initial Study Mitigated Negative Declaration 7

13 City of West Covina Sustainability Features The project contains several sustainability features. Energy efficient light fixtures and building materials would be incorporated into the design of the proposed building to comply with California Title 24 building energy requirements. Aside from the landscaped rooftop garden, which would provide a green canopy line, the building façade would integrate a bus stop on S. Sunset Avenue for access to transit lines. The landscaped rooftop would include planter gardens for fresh produce for the commercial kitchen staff, and a resident gardening area. Construction Construction will take approximately 16 months to complete. The existing three-story building, ATM kiosk, and paved parking areas would be demolished and all landscaping would be removed. Site grading and paving would take place after demolition and clearing. Grading would require 2,175 cubic yards (cy) of cut and 525 cy of fill, with a net export of 1,650 cy. Construction would utilize typical equipment used for commercial or residential developments, including a mobile crane and small bulldozers for grading activities. Project construction would not include the use of pile drivers. Access to the site would be reduced to one entrance and exit along W. Covina Parkway and the surface parking lot would be reconfigured and repainted. 11 Required Approvals The following entitlements are required for the proposed development: Precise Plan Conditional Use Permit Variance Tree Removal Permit 12 Other Public Agencies Whose Approval is Required The City of West Covina is the lead agency with responsibility for approving the proposed project. Approval from other public agencies is not required. 8

14 Initial Study Figure 4 Site Plan Initial Study Mitigated Negative Declaration 9

15 City of West Covina Figure 5 Tiered Patios 10

16 Initial Study Figure 6 Elevation Renderings Initial Study Mitigated Negative Declaration 11

17 City of West Covina Environmental Factors Potentially Affected This project would potentially affect the environmental factors checked below, involving at least one impact that is Potentially or Potentially Unless Mitigation Incorporated as indicated by the checklist on the following pages. Aesthetics Agriculture and Forest Resources Air Quality Biological Resources Cultural Resources Geology and Soils Greenhouse Gas Emissions Hazards and Hazardous Materials Land Use/Planning Mineral Resources Noise Hydrology/Water Quality Population/Housing Public Services Recreation Transportation/Traffic Tribal Cultural Resources Mandatory Findings of Significance Utilities/Service Systems Determination Based on this initial evaluation: I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because revisions to the project have been made by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared. I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. I find that the proposed project MAY have a potentially significant impact or potentially significant unless mitigated impact on the environment, but at least one effect (1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and (2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. 12

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20 Environmental Checklist 1 Aesthetics Would the project have any of the following impacts? Potentially Impact Potentially Unless Mitigation Incorporated Environmental Checklist Aesthetics Less than Impact No Impact a. Substantial adverse effect on a scenic vista b. Substantial damage to scenic resources, including but not limited to trees, rock outcroppings, and historic buildings along 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 that would adversely affect daytime or nighttime views in the area a. Would the project have a substantial adverse effect on a scenic vista? The West Covina General Plan does not identify any designated scenic vistas. However, the Los Angeles National Forest and San Gabriel Mountains lie north of the City and are visible throughout West Covina. Public views of the Los Angeles National Forest and San Gabriel Mountains north of the project site are limited due to the topography of the area and existing trees. Figure 7 provides viewshed analysis results for the project, taken from publicly accessible locations in the residential neighborhood directly south of the project site (on the southside of S. Sunset Avenue). The viewshed looking west from W. Service Avenue (Figure 7.A) does not provide any views of the San Gabriel Mountains and the proposed building would have little to no impact from this vantage point. The viewshed looking north from S. Sunset Avenue from the south side of Walnut Creek Channel (Figure 7.B) affords views of the San Gabriel Mountains, which the proposed building would block. However, views from the residences along the south side of Walnut Creek Channel and S. Sunset Avenue would not be impacted due to the existing privacy fences (Figure 7.C) that block views of the San Gabriel Mountains from the residences. Therefore, construction of the proposed building would not prevent existing views, which are already obstructed by residential fences. Therefore, the proposed project would not block views of the San Gabriel Mountains and impacts related to scenic vistas would be less than significant. LESS THAN SIGNIFICANT IMPACT Initial Study Mitigated Negative Declaration 15

21 City of West Covina b. Would the project substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings in a state scenic highway? Section 2.1, Our Natural Community, of the City s General Plan, recognizes the San Jose Hills as a scenic resource that provides an important visual backdrop for the City (West Covina, City of 2016b). The San Jose Hills are located approximately 3.5 miles east of the project site. Implementation of the project would not damage views to the San Jose Hills due to existing topography and development between the Hills and the project site. The project site is located approximately 0.3 mile southeast of I-10, 3.5 miles east of I-605, and 4.25 miles south of I-210. The segment of I-10 that runs north of the project site is eligible to be designated as a scenic highway based on criteria by Caltrans (post miles 0.0 in Santa Monica through in Palm Desert), but has yet to be designated as such (California Department of Transportation 2017). The project site is not visible from any of these roads or highways. The project site is bounded by W. Covina Parkway on the northwest and S. Sunset Avenue on the southeast, and is visible from both major streets. The project site is currently developed with a three-story dental office building and one stand-alone drive-up ATM kiosk, with a surface parking lot. Ornamental landscaping is present on the perimeter of the site, with several ornamental trees in the surface parking lot as well. The existing on-site structures have no historic or cultural value (see Section 3, Cultural Resources), and demolition of existing structures would have no impact on scenic resources. Most of the on-site vegetation would be removed as a result of the project during demolition and site grading activities, but would be replaced with trees and vegetation consistent with the City s Downtown Plan & Code Landscape Standards (see Section 4, Biological Resources) (West Covina, City of 2016). Therefore, no impact would occur. NO IMPACT c. Would the project substantially degrade the existing visual character or quality of the site and its surroundings? The project is an infill development in a highly urbanized area of West Covina. The proposed building would increase the massing and intensity of development on the project site, increase building height from three to five stories, and increase building lot coverage. As such, the project would represent a change in the visual character of the project site. However, the site is designated as Neighborhood High in the City s General Plan, which allows the development of mixed-use buildings (West Covina, City of 2016b). Figure 7 provides viewshed analyses for the project, taken from publicly accessible locations in the residential neighborhood directly south of the project site (on the southside of S. Sunset Avenue). Though the proposed building is five stories in height and larger in massing than the existing threestory dental office building, it would not degrade the visual character or quality of the City s Downtown District due to the articulated façade and tiered rooftop patios that soften the building bulk (Figure 8). These building design elements make the proposed building visually appealing, while pedestrian-scale elements such as street-level landscaping, lighting, and large windows provide an active streetscape that will be attractive to pedestrians. Surrounding uses include City Hall, the court house, and library, commercial retail (Plaza West Covina Mall), healthcare centers, and residences. The City Hall, the court house, and library buildings (located across the street from the project site, along W. Covina Parkway, S. Sunset Avenue, and W. Garvey Avenue) are one to three stories in height, with landscaped setbacks that 16

22 Environmental Checklist Aesthetics Figure 7 Viewshed Analysis A. Looking west from W. Service Ave. Left: existing building and view. Right: proposed building and view. B. Looking north from S. Sunset Ave., southside of Walnut Creek Channel. Left: existing building and view. Right: proposed building and view. C. Privacy fences of residential homes on southside of S. Sunset Ave. and Walnut Creek Channel. Initial Study Mitigated Negative Declaration 17

23 City of West Covina provide a park-like feel, while the Plaza West Covina Mall contains a large building surrounded by surface parking lots. The proposed building, which is urban in design with no set back from the roads, enhances the City s Downtown character due to the pedestrian-scale elements at the street level, without compromising neighboring views. Figure 8 and Figure 9 show a rendering of the project, which would be 61 feet in height. The Regional Commercial zone does not have a height limit except when in close proximity to single family houses. Although not adopted when submitted, the project site is located in the City s Downtown District, which promotes urban and mixed-use infill development, an open space network that encourages walking, and dramatic massing along S. Sunset Avenue to accent entry into the Downtown area (West Covina, City of 2016). Therefore, the proposed building would enhance the visual character of the Downtown District based on massing and varied façades. A Tree Survey, further discussed in Section 4 and included in Appendix C, concluded that many of the trees on the project site have been improperly pruned, are in poor condition as a result, and most likely would not survive transplant efforts. Therefore, the removal of all trees prior to construction activities was recommended. The replacement of existing trees with plantings consistent with the City s Downtown Plan & Code Landscape Standards would complement the visual character of the project site within the Downtown District. Based on the above discussion, the project would generally enhance the visual character of the project site with an attractive development that would be visually compatible with surrounding uses and consistent with the City s vision for the Downtown area. Therefore, impacts related to visual character would be less than significant. LESS THAN SIGNIFICANT IMPACT d. Would the project create a new source of substantial light or glare which would adversely affect day or nighttime views in the area? The project site is in an urbanized area with existing sources of lighting. The existing commercial, residential and roadway uses generate light and glare along the site. Primary sources of light on and adjacent to the project site include lighting associated with the existing commercial buildings, including building mounted lighting and parking light fixtures, and vehicle lights on W. Covina Parkway and S. Sunset Avenue. The primary source of glare on and adjacent to the project site is the sun s reflection from metallic and glass surfaces on vehicles parked in the existing and adjacent parking lots. The proposed project would introduce a new five-story structure to the project site. Exterior windows could create new sources of glare by reflecting sunlight during the day. However, the level of glare would be limited due to the tiered building height along S. Sunset Avenue across from residences, and the spacing between windows and wall surfaces. The proposed project would incorporate exterior lighting in the form of pedestrian walkway lighting, building mounted lighting, and other safety-related lighting. These light sources would not have a significant impact on the night sky, as they would only incrementally add to the existing background light levels already created by surrounding urban development. Headlights of vehicles entering and exiting the facility s driveway on W. Covina Parkway at night would not substantially affect nearby uses since the driveway is situated across the street from the West Covina Court House and City Hall, which are generally closed during evening hours. The existing driveway along S. Sunset Avenue across from residential homes on the southside of Walnut Creek Channel would be closed and, therefore, vehicle lights along S. Sunset Avenue would consist solely of vehicles traversing the road. 18

24 Environmental Checklist Aesthetics Because of the existing, relatively high ambient lighting levels in the vicinity of the project site, project development would not substantially alter light conditions. In addition, the project site is adjacent to commercial and office uses to the north, west, and east, which would not be impacted by lighting resulting from the project. The proposed building design would be required to comply with West Covina Municipal Code (WCMC) Section (i), which requires lighting plan review by the City s Engineering and Planning Departments and limits the intensity and impacts of outdoor lighting per Planning Commission Resolution No The recommended light level is one foot candle for pedestrian walkways and no less than 0.9 foot candles in parking areas. The proposed site plan (Figure 4) shows the surface parking lot tucked behind the proposed building, such that parking lot light fixtures would not be visible from adjacent streets or residential homes to the south of the project site. Implementation of Mitigation Measure AES-1 would ensure compliance with WCNC Section (i) and would reduce light and glare impacts to a less than significant level. Because the proposed building is five stories in height, it may cast shadows in the immediate areas. Shadow-sensitive uses include nurseries, outdoor-oriented retail uses (e.g., certain restaurants), or routinely useable outdoor spaces associated with recreational, institutional, or residential land uses. These uses are considered sensitive because sunlight is important to their function, physical comfort, and/or commerce. Shadow-sensitive uses surrounding the project site include the residential uses nearly 200 feet south of the project site, along S. Sunset Avenue. In general, shadows cast by buildings are shortest on the summer solstice (June 21) and longest on the winter solstice (December 21). As shown in Figure 10, shadows would fall to the west and would minimally shade the surface parking lot and building entrance in the morning. As the day progresses, shadows would move eastward. Summer evening shadows would fall onto S. Sunset Avenue, with no encroachment onto the residential properties south of Walnut Creek Channel. During winter mornings, shadows would project northwest of the site and shade nearly the entire surface parking lot within the project site. As the day progresses, shadows would move in a northeasterly direction. Winter evening shadows would project onto W. Covina Parkway and onto landscaping in front of the City s Court House, which is not a shadow-sensitive use. Therefore, impacts would not be significant. Mitigation Measure The following mitigation measure is required to reduce the project s potentially significant impacts related to lighting. AES-1 Lighting Requirements. Outdoor lighting shall be designed and installed with downcast shielding to reduce lights impacts on adjacent properties. In addition, prior to issuance of a certificate of occupancy the applicant shall submit a lighting plan, including a photometric plan, to the Planning Department and Engineering Division for review and approval to ensure that new lighting will not spill over onto adjacent properties. POTENTIALLY SIGNIFICANT UNLESS MITIGATION INCORPORATED Initial Study Mitigated Negative Declaration 19

25 City of West Covina Figure 8 Project Rendering 20

26 Environmental Checklist Aesthetics Figure 9 Project Rendering Initial Study Mitigated Negative Declaration 21

27 City of West Covina Figure 10 Shadow Model 22

28 Environmental Checklist Agriculture and Forest Resources 2 Agriculture and Forest Resources Would the project have any of the following impacts? Potentially Impact Potentially Unless Mitigation Incorporated Less than Impact No Impact a. Convert Prime Farmland, Unique Farmland, Farmland of Statewide Importance (Farmland), as shown on 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 Section 12220(g)); timberland (as defined by Public Resources Code Section 4526); or timberland zoned Timberland Production (as defined by Government Code Section 51104(g)) d. Result in the loss of forest land or conversion of forest land to non-forest use e. Involve other changes in the existing environment which, due to their location or nature, could result in conversion of Farmland to non-agricultural use a. Would the project convert Prime Farmland, Unique Farmland, 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? The project site is located in an urbanized area of West Covina. There are no Prime or Unique Farmlands in or around the project site (California Department of Conservation 2016). The project site is completely developed, and no impact to farmland or agricultural resources would occur. NO IMPACT b. Would the project conflict with existing zoning for agricultural use, or a Williamson Act contract? c. Would the project conflict with existing zoning for, or cause rezoning of, forest land (as defined in Public Resources Code Section 12220(g)), timberland (as defined by Public Resources Code Initial Study Mitigated Negative Declaration 23

29 City of West Covina Section 4526), or timberland zoned Timberland Production (as defined by Government Code Section 51104(g))? d. Would the project result in the loss of forest land or conversion of forest land to non-forest use? e. Would the project involve other changes in the existing environment, which, due to their location or nature, could result in conversion of Farmland to non-agricultural use? The project site is located in an urbanized area of West Covina. The City does not contain any agricultural land, agriculturally zoned land, or land under Williamson Act contract, nor does it include any forestland or timberland (West Covina, City of 2016b; California Department of Conservation 2016). Furthermore, the project site is located in the Regional Commercial (R-C) zone, which allows intensified commercial development (West Covina, City of 2013). Therefore, the proposed project would have no impact on forestland or the conversion of farmland to nonagricultural uses. NO IMPACT 24

30 3 Air Quality Would the project have any of the following impacts? Potentially Impact Potentially Unless Mitigation Incorporated Environmental Checklist Air Quality Less than Impact No Impact a. Conflict with or obstruct implementation of the applicable air quality plan b. Violate any air quality standard or contribute substantially to an existing or projected air quality violation c. Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non-attainment under an applicable federal or state ambient air quality standard (including releasing emissions which exceed quantitative thresholds for ozone precursors) d. Expose sensitive receptors to substantial pollutant concentrations e. Create objectionable odors affecting a substantial number of people The project site lies within the South Coast Air Basin (the Basin), which is under the jurisdiction of the South Coast Air Quality Management District (SCAQMD). As the local air quality management agency, the SCAQMD is required to monitor air pollutant levels to ensure that state and federal air quality standards are met and, if they are not met, to develop strategies to meet the standards. Depending on whether or not the standards are met or exceeded, the Basin is classified as being in attainment or nonattainment. The health effects associated with criteria pollutants upon which attainment of state and federal air quality standards is measured are described in Table 3. The Basin is a non-attainment area for federal standards for ozone, PM 2.5, and lead, as well the state standards for ozone, PM 10, PM 2.5, NO 2 and lead. Thus, the Basin currently exceeds several state and federal ambient air quality standards and is required to implement strategies to reduce pollutant levels to recognized acceptable standards. This non-attainment status is a result of several factors, the primary ones being the naturally adverse meteorological conditions that limit the dispersion and diffusion of pollutants, the limited capacity of the local airshed to eliminate air pollutants, and the number, type, and density of emission sources within the Basin. Initial Study Mitigated Negative Declaration 25

31 City of West Covina Table 3 Pollutant Health Effects Associated with Criteria Pollutants Adverse Effects Ozone Carbon monoxide (CO) Nitrogen dioxide (NO 2 ) Sulfur dioxide (SO 2 ) Suspended particulate matter (PM 10 ) Suspended particulate matter (PM 2.5 ) (1) Short-term exposures: pulmonary function decrements and localized lung edema in humans and animals, risk to public health implied by alterations in pulmonary morphology and host defense in animals; (2) long-term exposures: risk to public health implied by altered connective tissue metabolism and altered pulmonary morphology in animals after long-term exposures and pulmonary function decrements in chronically exposed humans; (3) vegetation damage; and (4) property damage. Reduces oxygen delivery leading to: (1) Aggravation of chest pain (angina pectoris) and other aspects of coronary heart disease; (2) decreased exercise tolerance in persons with peripheral vascular disease and lung disease; (3) impairment of central nervous system functions; and (4) possible increased risk to fetuses. (1) Potential to aggravate chronic respiratory disease and respiratory symptoms in sensitive groups; (2) risk to public health implied by pulmonary and extra-pulmonary biochemical and cellular changes and pulmonary structural changes; and (3) contribution to atmospheric discoloration. (1) Bronchoconstriction accompanied by symptoms that may include wheezing, shortness of breath, and chest tightness during exercise or physical activity in persons with asthma. (1) Excess deaths from short-term and long-term exposures; (2) excess seasonal declines in pulmonary function, especially in children; (3) asthma exacerbation and possibly induction; (4) adverse birth outcomes including low birth weight; (5) increased infant mortality; (6) increased respiratory symptoms in children such as cough and bronchitis; and (7) increased hospitalization for both cardiovascular and respiratory disease (including asthma). a (1) Excess deaths from short- and long-term exposures; (2) excess seasonal declines in pulmonary function, especially in children; (3) asthma exacerbation and possibly induction; (4) adverse birth outcomes, including low birth weight; (5) increased infant mortality; (6) increased respiratory symptoms in children, such as cough and bronchitis; and (7) increased hospitalization for both cardiovascular and respiratory disease, including asthma. a a More detailed discussions on the health effects associated with exposure to suspended particulate matter can be found in the following documents: Office of Environmental Health Hazard Assessment, Particulate Matter Health Effects and Standard Recommendations, May 9, 2002; and EPA, Air Quality Criteria for Particulate Matter, October Source: US EPA 2016 The SCAQMD has adopted an Air Quality Management Plan (AQMP) that provides a strategy for the attainment of state and federal air quality standards. The SCAQMD recommends the use of quantitative thresholds to determine the significance of temporary construction-related pollutant emissions and project operations. These thresholds are shown in Table 4. The SCAQMD has also developed Localized Significance Thresholds (LSTs), which were devised in response to concern regarding exposure of individuals to criteria pollutants in local communities. LSTs represent the maximum emissions from a project that will not cause or contribute to an air quality exceedance of the most stringent applicable federal or state ambient air quality standard at the nearest sensitive receptor, taking into consideration ambient concentrations in each source receptor area (SRA), project size, and distance to the sensitive receptor. However, LSTs only apply to emissions within a fixed stationary location, including idling emissions during both project construction and operation. LSTs have been developed for NO X, CO, PM 10 and PM 2.5. LSTs do not apply to mobile sources such as cars on a roadway (SCAQMD 2008). As such, LSTs for operational 26

32 Environmental Checklist Air Quality emissions do not apply to onsite development since the majority of emissions would be generated by cars on the roadways. Table 4 Pollutant SCAQMD Air Quality Significance Thresholds Mass Daily Thresholds Operation Thresholds (lbs/day) Construction Thresholds (lbs/day) NO X ROG PM PM SO X CO Lead Reactive Organic Gases (ROG) are formed during combustion and evaporation of organic solvents. ROG are also referred to as Volatile Organic Compounds (VOC). Source: SCAQMD 2015 LSTs have been developed for emissions within areas up to five acres in size, with air pollutant modeling recommended for activity within larger areas. The SCAQMD provides lookup tables for project sites that measure one, two, or five acres. The proposed project involves 1.6 acres of on-site construction. Localized LSTs for the 1.6-acre project site were derived through a regression analysis based on the SCAQMD s LSTs for one- and two-acre projects. The project site is located in Source Receptor Area 11 (SRA-11, South San Gabriel Valley). LSTs for construction on a 1.6 acre site in SRA- 11 are shown in Table 5. LSTs are provided for receptors at a distance of 165 feet from the project site boundary. The use of LSTs is voluntary, to be implemented at the discretion of local agencies and West Covina implements these thresholds. The comparison of the proposed project to LSTs is discussed below under construction emissions. Table 5 Pollutant SCAQMD LSTs for Construction Allowable Emissions (lbs/day) from a 1.6-Acre Site in SRA-11 for a Receptor 165 Feet Away Gradual conversion of NO X to NO CO 990 PM PM Source: SCAQMD 2009 Initial Study Mitigated Negative Declaration 27

33 City of West Covina a. Would the project conflict with or obstruct implementation of the applicable air quality plan? A project may be inconsistent with the AQMP if it would generate population, housing, or employment growth exceeding the forecasts used in the development of the AQMP. The 2016 AQMP, the most recent AQMP adopted by the SCAQMD, incorporates local city general plans and the Southern California Association of Government s (SCAG) Regional Transportation Plan socioeconomic forecast projections of regional population, housing, and employment growth. The project involves the construction of an assisted living and memory care facility, which would cause a direct increase in the City s population and employees. According to the California Department of Finance (DOF), West Covina has a population of 107,873 (DOF 2016a). The Southern California Association of Governments (SCAG) projects that the City will add 8,000 residents and 1,600 employees between 2020 and 2035 (SCAG 2016). The proposed project would provide 98 units for assisted living and 13 units for memory care for a total of 111 units or 131 beds and would require 23 full-time employees to operate. It is anticipated that some of the residents and employees would come from West Covina. However, even assuming that all residents and employees would come from outside the city, 131 residents and 23 employees would account for 1.6 percent of the projected population and 1.4 percent of the projected employment growth within the SCAG region. Therefore, the level of employment and population growth associated with the project was anticipated in SCAG s long-term population forecasts and would not exceed official regional population projections. Therefore, the project would not conflict with the AQMD and impacts would be less than significant. LESS THAN SIGNIFICANT IMPACT b. Would the project violate any air quality standard or contribute substantially to an existing or projected air quality violation? c. Would the project result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non-attainment under an applicable federal or state ambient air quality standard (including releasing emissions that exceed quantitative thresholds for ozone precursors)? d. Would the project expose sensitive receptors to substantial pollutant concentrations? The proposed project would generate temporary construction emissions and long-term operational emissions, which were estimated using the California Emissions Estimator Model (CalEEMod) version Operational emissions associated with the existing on-site development were also estimated using CalEEMod and subtracted from project operational emissions to determine the netnew emissions. Model defaults for construction phase lengths were modified so the architectural coating phase would begin halfway through building construction and end one week after paving, rather than after construction to better reflect actual practices. Based on this adjustment and construction schedule information from the project applicant, construction of the proposed project is expected to occur over a 16 month period. In addition, it was assumed that the project would comply with applicable regulations, including SCAQMD Rule 1113, which limits VOC content of architectural coatings, SCAQMD Rule 403, which requires watering of the project site to limit fugitive dust emissions, and Cal Green Building Standards, which requires a minimum 65 percent solid waste diversion. Complete CalEEMod results and assumptions can be viewed in Appendix B. 28

34 Environmental Checklist Air Quality Construction Emissions Project construction would generate temporary air pollutant emissions. These impacts are associated with fugitive dust (PM 10 and PM 2.5 ) and exhaust emissions from heavy construction vehicles, as well as reactive organic gases (ROG) released by architectural coatings. Grading, excavation, hauling, and site preparation would involve the largest use of heavy equipment and generation of fugitive dust. Table 6 summarizes the estimated maximum daily emissions of pollutants during construction on the project site. As shown in Table 6, construction emissions would not exceed SCAQMD regional or LSTs for any pollutant. Therefore, impacts to regional air quality and local receptors due to construction emissions would be less than significant. LESS THAN SIGNIFICANT IMPACT Table 6 Maximum Daily Construction Emissions (pounds/day) Maximum Emissions 1 Construction Phase ROG NO x CO PM 10 PM Maximum lbs/day Maximum lbs/day Maximum lbs/day SCAQMD Thresholds Threshold Exceeded? No No No No No 2017 Maximum onsite lbs/day Maximum onsite lbs/day Localized Significance Thresholds (LSTs) (Onsite only) N/A Threshold Exceeded? N/A No No No No Notes: All calculations were made using CalEEMod. See Appendix B for calculations. Grading, Paving, Building Construction and Architectural Coating totals include worker trips, soil export hauling trips, construction vehicle emissions and fugitive dust. Emission data is pulled from mitigated results that include compliance with regulations and project design features that will be included in the project. All emissions from Winter Mitigated Construction, except 2018 CO from Summer Mitigated Construction and 2017 ROG LST. 1 Grading phases incorporate anticipated emissions reductions from the conditions listed above, which are required by SCAQMD Rule 403 to reduce fugitive dust. The architectural coating phases incorporate anticipated emissions reductions from the conditions listed above, which are required by Rule LSTs are for a 5-acre project in SRA-11 within a distance of 165 feet from the site boundary. Operational Emissions Operational emissions would include emissions from vehicle trips (mobile sources), natural gas and electricity use (energy sources), landscape maintenance equipment, consumer products and architectural coating associated with onsite development (area sources). Emissions from existing development on the project site were subtracted from project emissions to determine the overall net emissions of the project. As shown in Table 7, operational emissions would be lower than existing emissions on the project site for all pollutants except ROG and emissions would not exceed Initial Study Mitigated Negative Declaration 29

35 City of West Covina SCAQMD thresholds for any criteria pollutant. Consequently, operational emissions would have a less than significant impact on regional air quality. LESS THAN SIGNIFICANT IMPACT Table 7 Sources Estimated Project Operational Emissions Estimated Emissions (lbs/day) ROG NO X CO PM 10 PM 2.5 SO X Area <0.001 Energy <0.001 Mobile Project Emissions (lbs/day) Existing Emissions (lbs/day) Total Project Emissions (Project Existing) (lbs/day) SCAQMD Thresholds Threshold Exceeded? No No No No No No See Appendix B for CalEEMod worksheets. Emissions from Winter Mitigated Operational except NOG and CO mobile emissions from Summer Mitigated Operational. Note: numbers may not add up due to rounding. Estimates are conservative as they do not take into account removal of existing uses and associated reduction of vehicle trips, area and energy emissions. e. Would the project create objectionable odors affecting a substantial number of people? The proposed assisted living and memory care facility includes facilities needed to provide senior care and support, including administrative, social, dining, kitchen, laundry, and medical facilities. These uses are not listed on Figure 4-3 of the 1993 SCAQMD CEQA Air Quality Handbook as uses that require analysis of odor impacts. Further, medical, office, and restaurant uses are not identified on Figure 5-5, Land Uses Associated with Odor Complaints, of the Handbook. Substantial objectionable odors are normally associated with such uses as agriculture, wastewater treatment, industrial facilities, or landfills. The proposed project does not involve those uses. Therefore, the proposed project would not generate objectionable odors affecting a substantial number of people. No impact would occur. NO IMPACT 30

36 4 Biological Resources Would the project have any of the following impacts? Potentially Impact Potentially Unless Mitigation Incorporated Environmental Checklist Biological Resources Less than Impact No Impact 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, or 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 wildlife 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? Initial Study Mitigated Negative Declaration 31

37 City of West Covina a. Would the project have a substantial adverse effect, either directly or through habitat modifications, on any species identified as candidate, sensitive, or special status 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? The project site is located in an urbanized area that has been previously developed for office use. The project site is currently occupied, but would be vacated and the building demolished prior to construction of the proposed building. LSA Associates (LSA) prepared an Arboricultural Tree Report (Tree Survey), dated December 15, 2016, to assess existing trees at the project site (Appendix C). There are ornamental trees, shrubs, and bushes along the perimeter of the project site and in the parking area, which may provide nesting habitat for raptors and other migratory birds protected under the federal Migratory Bird Treaty Act (MBTA) (Appendix C). However, the project site is not identified as critical habitat for Threatened and Endangered Species (U.S. Fish and Wildlife Service 2017). In addition, the probability that federally or state listed species are present on the project site is low due to the highly developed nature of the site and surrounding area. Regardless, vegetation removal and construction activities without mitigation could result in the inadvertent destruction of nests, eggs, or nestlings of common bird species that may be nesting in the ornamental trees on the project site. Direct impacts to nesting birds could include the destruction of active bird nests. Indirect impacts include the abandonment of active nests by adult birds due to disturbance from nearby construction activity and associated noise. Implementation of Mitigation Measure BIO-1 would be required to avoid potential significant adverse impacts to nesting birds and to comply with federal and state law. Mitigation Measure The following mitigation measure is required to avoid or reduce the project s potentially significant impacts to nesting birds. BIO-1 Nesting Bird Surveys and Avoidance. Initial site disturbance activities, including vegetation removal and structure demolition, shall be prohibited during the general avian nesting season (February 1 August 30), if feasible. If breeding season avoidance is not feasible, the applicant shall retain a qualified biologist to conduct a preconstruction nesting bird survey to determine the presence/absence, location, and status of any active nests on or adjacent to the project site. The extent of the survey buffer area surrounding the site shall be established by the qualified biologist to ensure that direct and indirect effects to nesting birds are avoided. To avoid the destruction of active nests and to protect the reproductive success of birds protected by the MBTA and California Fish and Game Code (CFGC), nesting bird surveys shall be performed not more than 14 days prior to scheduled vegetation clearance and structure demolition. If no active nests are discovered or identified, no further mitigation is required. In the event that active nests are discovered, a suitable buffer shall be established around such active nests and no construction shall be allowed within the buffer areas until a qualified biologist has determined that the nest is no longer active (e.g., the nestlings have fledged and are no longer reliant on the nest). No ground disturbing activities shall occur within this buffer until the qualified biologist has confirmed that breeding/nesting is completed and the young have fledged the nest. Nesting bird surveys are not required for construction activities occurring between August 30 and February 1. Construction personnel shall be instructed regarding the ecological sensitivity of the fenced area. The results of the survey shall be documented and filed with the Planning Director within five days after the survey. 32

38 Environmental Checklist Biological Resources Implementation of Mitigation Measure BIO-1 would ensure protection of nesting birds that may be present on the site during tree removal and construction activities. This measure would reduce impacts to nesting birds to a less than significant level. POTENTIALLY SIGNIFICANT UNLESS MITIGATION INCORPORATED 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, or regulations, or by the California Department of Fish and Wildlife or U.S. Fish and Wildlife Service? The project site is located on developed land, and contains ornamental landscaping along the site perimeter and in the parking area. The Walnut Creek Channel is located directly south of the project site, but is a concrete flood control channel with no riparian habitat or public access. The Walnut Creek Channel is not affected by the existing building and operations, and would not be impacted by the project. Therefore, no impact to riparian habitat or other sensitive habitat would occur. NO IMPACT 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? According to the federal national Wetlands Inventory, Walnut Creek Channel is identified as an intermittent riverine streambed that seasonally floods, and has been previously excavated 1 (U.S. Fish and Wildlife Service 2017). The Walnut Creek Channel, a concrete flood channel, runs south of the project site and would not be impacted by the project. The project site does not contain any water features or vegetation indicative of potential wetlands. Therefore, the project would have no impact on federally protected wetlands. NO IMPACT 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 wildlife corridors, or impede the use of native wildlife nursery sites? The project site and vicinity are completely developed. Although the project site contains ornamental landscaping along the perimeter of the lot and parking area, there are no substantial vegetated areas or water features located on-site and the site is within an urban area generally lacking native biological habitat. Therefore, the project site is not conducive to native resident or migratory wildlife and the project would have no impact. NO IMPACT 1 The U.S. Fish and Wildlife National Wetlands Inventory provided a classification code of R4SBCx for the Walnut Creek Channel. Description of the code is as follows: R = Riverine System includes all wetlands and deepwater habitats contained within a channel, except for wetlands dominated by trees, shrubs, persistent emergents, emergent mosses, or lichens, and habitats with water containing oceanderived salts of 0.5 ppt or greater; 4 = Intermittent channels that contain flowing water only part of the year; SB = Streambed, and all channels of the Estuarine System or Tidal Subsystem that are completely dewatered at low tide; C = Seasonally Flooded, where water is present for extended periods early in the growing season, but absent by the end; x = Excavated wetland basins or channels. (U.S. Fish and Wildlife. Accessed March 2017.) Initial Study Mitigated Negative Declaration 33

39 City of West Covina e. Would the project conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance? Article VI, Division 9 of the West Covina Zoning Code regulates the preservation, protection, and removal of trees on public and private property in the City. According to the Zoning Code [Section (6) (a & b)], a heritage tree is any tree defined by the Planning Commission resolution as having historic or cultural value, representative of a significant period in the City s development, or designed for protection in a specific plan, and includes any of the Southern California black walnut tree species in the San Jose Hills. The Zoning Code also defines significant tree, as a tree located on public or private property that meets one or more of the following requirements: (a) is located in the front yard of a lot or parcel and has a caliper of one foot or more; (b) is located in the street-side yard of a corner lot and has a caliper of one foot or more; (c) is located anywhere on a lot, has a caliper of six inches, or more, and is one of the following species: any oak tree native to California, California Sycamore, or American Sycamore. According to the Zoning Code, no tree permit shall be issued for the removal of any heritage tree or significant tree on any lot associated with a development application, unless all discretionary approvals have been obtained from the City. The Planning Director may approve, conditionally approve, or deny a tree removal application, subsequent to site investigation regarding specific trees, site conditions, and topographic considerations. The Planning Director may also place conditions on the tree removal permit, including replacement of removed trees with comparable size and species, or relocation of existing trees. Based on the Tree Survey (Appendix C), the project site contains 62 ornamental trees comprised of nine species, all of which were identified as being ornamental landscape trees from nursery stock or self-sowing invasive species. No heritage trees were identified on the project site, though there are three trees along the West Covina Parkway frontage that are considered significant due to their location in the required front yard and their size. All three of the trees are crape myrtles. These trees are in moderate to poor condition. As such, the transplanting of existing trees was not recommended as most trees would not survive. Most, if not all, of the ornamental trees planted within the project boundary will be impacted by the project. All ornamental trees and vegetation on-site would be removed prior to construction, and be replaced with comparable trees and vegetation consistent with the City s Downtown Plan & Code Landscape Standards (West Covina, City of 2016). The applicant would file tree removal permits to remove the significant trees on the project site, prior to removal, per WCMC Section 26, Article VI, Division 9, Preservation, Protection and Removal of Trees. Therefore, loss of existing trees and vegetation would not result in a significant impact to biological resources and no impact would occur. LESS THAN SIGNIFICANT IMPACT 34

40 Environmental Checklist Biological Resources 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? The project site is not located within an area subject to an adopted Habitat Conservation Plan or Natural Community Conservation Plan area, or any other approved habitat conservation plan at the local, regional, or state levels (California Department of Fish and Wildlife 2015). Therefore, no impact would occur. NO IMPACT Initial Study Mitigated Negative Declaration 35

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42 5 Cultural Resources Would the project have any of the following impacts? Potentially Impact Potentially Unless Mitigation Incorporated Environmental Checklist Cultural Resources Less than Impact No Impact a. Cause a substantial adverse change in the significance of a historical resource as defined in b. Cause a substantial adverse change in the significance of an archaeological resource as defined in c. Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature d. Disturb any human remains, including those interred outside of formal cemeteries a. Would the project cause a substantial adverse change in the significance of a historical resource as defined in ? No known historically or culturally significant resources, structures, buildings, or objects are located on the project site. The project site was used for agricultural activities until 1961, when the existing three-story commercial building and surface parking lot were developed. The project site is not listed on the City s list of most significant historic properties (West Covina, City of 2017). Therefore, implementation of the proposed project would result in no impact to historic resources. NO IMPACT b. Would the project cause a substantial adverse change in the significance of an archaeological resource as defined in ? c. Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature? d. Disturb any human remains, including those interred outside of formal cemeteries? The project site is completely developed with a three-story dental office building and surface parking lot, and located in an urbanized area. Subsurface soils on the project site were previously disturbed to accommodate existing development. There is no evidence that archaeological or paleontological resources or human remains are present onsite. Pursuant to California AB 52 (Tribal Cultural Resources), Native American Tribes that previously asked the City to be notified about project of interest were given notices to request consultation pertaining to the project if desired. Notices were sent to the Soboda Band of Luiseno Indians Initial Study Mitigated Negative Declaration 37

43 City of West Covina (Appendix D). The City received no requests for consultation. Section 17, Tribal Cultural Resources of this Initial Study contains additional discussion pertaining to AB 52. No known human burials have been identified on the project site or in the vicinity. In the unlikely event that human remains are unearthed during ground disturbing activities, State Health and Safety Code Section requires that no further disturbance shall occur until the County Coroner has made the necessary findings as to origin and disposition pursuant to Public Resources Code Section Implementation of Mitigation Measures CR-1 and CR-2 would be required to avoid potential significant adverse impacts to cultural resources or human remains, and to comply with state law. Mitigation Measure The following mitigation measures are required to avoid or reduce the project s potentially significant impacts to any cultural resources or human remains that may be found during ground disturbing activities. CR-1 CR-2 Unanticipated Discovery of Cultural Resources. In the event that archaeological resources are uncovered on the project site during any phase of project construction or land modification activities, work shall stop within a 100-foot radius of the discovery, the City Planning Director shall be notified, and a professional archaeologist that meets the Secretary of the Interior s Standards and Guidelines for Professional Qualifications in archaeology shall be retained to assess the nature, extent, and potential significance of the discovery. If the resources are determined by the professional archaeologist to be a unique archaeological resource as defined by Public Resources Code (PRC) Section of the Public Resources Code, the site shall be treated in accordance with the provisions of PRC Section , and the applicant shall consult with the City to begin Native American consultation procedures, as appropriate. If the discovery is determined to be not significant, work will be permitted to continue in the area. Potentially significant resources may require a Phase II subsurface testing program to determine the resource boundaries within the project site, assess the integrity of the resource, and evaluate the site s significance through a study of its features and artifacts. If, in consultation with the City, a discovery is determined to be significant, a mitigation plan shall be prepared and implemented in accordance with state guidelines. If impacts to the resource cannot be avoided, a data recovery plan shall be developed to ensure collection of sufficient information to address archaeological and historical research questions, with results presented in a technical report describing field methods, materials collected, and conclusions. Any cultural material collected as part of an assessment or data recovery effort shall be curated at a qualified facility. The applicant shall bear the cost of implementing this mitigation. Human Remains Recovery Procedures. If human remains are discovered during grading or other earthmoving activities, the steps described in the State CEQA Guidelines Section (e) shall be followed. The applicant shall bear the cost of implementing this mitigation. 1. There shall be no further excavation or disturbance of the site or any nearby area reasonably suspected to overlie adjacent human remains until: A. The Los Angeles County Coroner must be contacted to determine that no investigation of the cause of death is required, and, 38

44 Environmental Checklist Cultural Resources B. If the Coroner determines the remains to be of Native American descent: i. The Coroner shall contact the NAHC within 24 hours. ii. iii. The NAHC shall identify the person or persons it believes to be the most likely descended from the deceased Native American. The most likely descendant may make recommendations to the landowner or the person responsible for the excavation work, for means of treating or disposing of with appropriate dignity, the human remains and any associated grave goods as provided in PRC Section , or, 2. Where the following conditions occur, the landowner or his authorized representative shall rebury the Native American human remains and associated grave goods with appropriate dignity on the property in a location not subject to further subsurface disturbance. The applicant shall bear the cost of implementing this mitigation. A. The NAHC is unable to identify a most likely descendant or the most likely descendant failed to make a recommendation within 24 hours after being notified by the commission. B. The descendant identified fails to make a recommendation; or, C. The landowner or his authorized representative rejects the recommendations of the descendant, and the mediation by the NAHC fails to provide measures acceptable to the landowner. Incorporation of the mitigation measures listed above would mitigate potential impacts to cultural resources to a less than significant level. POTENTIALLY SIGNIFICANT UNLESS MITIGATION INCORPORATED Initial Study Mitigated Negative Declaration 39

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46 6 Geology and Soils Would the project have any of the following impacts? Potentially Impact Potentially Unless Mitigation Incorporated Environmental Checklist Geology and Soils Less than Impact No Impact a. Expose people or structures to potentially substantial adverse effects, including the risk of loss, injury, or death involving: 1. 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 2. Strong seismic ground shaking 3. Seismic-related ground failure, including liquefaction 4. Landslides b. Result in substantial soil erosion or the loss of topsoil c. Be located on a geologic unit or soil that is made unstable as a result of the project, and potentially result in on or offsite landslide, lateral spreading, subsidence, liquefaction, or collapse d. Be located on expansive soil, as defined in Table 1-B of the Uniform Building Code, creating substantial risks to life or property e. Have soils incapable of adequately supporting the use of septic tanks or alternative wastewater disposal systems where sewers are not available for the disposal of wastewater Initial Study Mitigated Negative Declaration 41

47 City of West Covina a-1. 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? The project site is located in seismically active Southern California. However, the site is not located within an Alquist-Priolo Earthquake Fault Zone (California Department of Conservation 2015). Therefore, the potential for fault rupture is considered low and no impact would occur. NO IMPACT a-2. Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving strong seismic ground shaking? As with any site in the southern California region, the project site is susceptible to strong seismic ground shaking in the event of a major earthquake. The active faults closest to the project site are the San Jose Fault and the Sierra Madre Fault, which are approximately four and 5.5 miles from the site, respectively (Advanced Geotechnical Solutions, Inc. 2015). On-site structures would be constructed to comply with the seismic design criteria of the California Building Code (CBC). Although structures may be damaged during earthquakes, adherence to the seismic design requirements would minimize property and structural damage. The CBC is intended to provide minimum requirements to prevent major structural failure and loss of life in seismic events. Because the proposed assisted living and memory care facility would be engineered according to CBC requirements, seismic hazard impacts would be less than significant. LESS THAN SIGNIFICANT IMPACT a-3. Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving seismic-related ground failure, including liquefaction? c. Would the project be located on a geologic unit or soil that is unstable as a result of the project, and potentially result in on- or off-site landslide, lateral spreading, subsidence, liquefaction, or collapse? According to the Seismic Hazard Zones map for the Baldwin Park Quadrangle, the project site is not located in a Zone of Required Investigation for liquefaction (California Department of Conservation 1999). This indicates that there is no evidence of historic occurrences of liquefaction or geotechnical and groundwater conditions that indicate a potential for permanent ground displacement at the project site. Advanced Geotechnical Solutions, Inc. prepared a Geotechnical Study for the project, dated December 8, 2015, to assess existing geotechnical site conditions (Appendix E). Young alluvial fan deposits were encountered during borings conducted for geotechnical analysis. However, liquefaction was determined to not be a constraining factor to developing the site due to deep groundwater (Advanced Geotechnical Solutions, Inc. 2015). Impacts related to liquefaction would be less than significant. Lateral spreading of the ground surface during seismic events usually occurs in areas with moderate to high liquefaction potential and generally takes place toward a free face such as a channel, and to a lesser extent on ground surfaces with very gentle slope. The Walnut Creek Channel runs just south of the project site in a concrete flood channel, under S. Sunset Avenue. Both street-level sides of the Walnut Creek Channel are completely developed with commercial and residential uses in the 42

48 vicinity of the project site. The proposed building would be constructed according to CBC requirements. Therefore, impacts would be less than significant. LESS THAN SIGNIFICANT IMPACT Environmental Checklist Geology and Soils a-4 Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving landslides? The project site is not located in a Zone of Required Investigation for landslides (California Department of Conservation 1999). The project site is located in a relatively flat, urbanized area, and is not located near an area conducive to landslides. Therefore, no impact would occur. NO IMPACT b. Would the project result in substantial soil erosion or the loss of topsoil? The project site is completely developed and little, if any, native topsoil is likely to be present as a result. The project has the potential to expose surface soils to wind and water erosion during construction activities. Wind erosion impacts would be minimized through soil stabilization measures required by SCAQMD Rule 403. These include best practices such as daily watering. Soil erosion would be prevented through a standard urban stormwater mitigation plan (SUSMP), which consists of low impact development and source control best management practices, such as the reduction of impervious surfaces and the promotion of infiltration and other controls that reduce stormwater runoff, per WCMC Section Once construction is complete, the site would be covered by paving, landscaping, and the proposed building. Therefore, construction of the project in adherence to existing regulations would result in less than significant impacts related to soil erosion. LESS THAN SIGNIFICANT IMPACT d. Would the project be located on expansive soil, as defined in Table 1-B of the Uniform Building Code, creating substantial risks to life or property? The project site does not contain expansive soil. The project site has been previously developed and the existing soil is compacted, engineered fill. Therefore, no impact related to expansive soil would occur. NO IMPACT e. Would the project have soils incapable of adequately supporting the use of septic tanks or alternative wastewater disposal systems where sewers are not available for the disposal of wastewater? The project site is served by the municipal sewer system. The proposed project would connect to this system and would not require the use of septic tanks. Therefore, no impact would occur. NO IMPACT Initial Study Mitigated Negative Declaration 43

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50 7 Greenhouse Gas Emissions Would the project have any of the following impacts? Potentially Impact Potentially Unless Mitigation Incorporated Environmental Checklist Greenhouse Gas Emissions Less than Impact No Impact a. Generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the environment b. Conflict with any applicable plan, policy, or regulation adopted to reduce the emissions of greenhouse gases Climate change is the observed increase in the average temperature of the Earth s atmosphere and oceans along with other substantial changes in climate (such as wind patterns, precipitation, and storms) over an extended period of time. Climate change is the result of numerous, cumulative sources of greenhouse gases (GHGs). GHGs contribute to the greenhouse effect, which is a natural occurrence that helps regulate the temperature of the planet. The majority of radiation from the Sun hits the Earth s surface and warms it. The surface in turn radiates heat back towards the atmosphere, known as infrared radiation. Gases and clouds in the atmosphere trap and prevent some of this heat from escaping back into space and re-radiate it in all directions. This process is essential to supporting life on Earth because it warms the planet by approximately 60 Fahrenheit. Emissions from human activities since the beginning of the industrial revolution (approximately 250 years ago) are adding to the natural greenhouse effect by increasing the gases in the atmosphere that trap heat, thereby contributing to an average increase in the Earth s temperature. GHGs occur naturally and from human activities. Human activities that produce GHGs are the burning of fossil fuels (coal, oil and natural gas for heating and electricity, gasoline and diesel for transportation); methane from landfill wastes and raising livestock; deforestation activities; and some agricultural practices. GHGs produced by human activities include carbon dioxide (CO 2 ), methane (CH 4 ), nitrous oxide (N 2 O), hydrofluorocarbons (HFCs), perfluorocarbons (PFCs), and sulfur hexafluoride (SF 6 ). Since 1750, it is estimated that the concentrations of carbon dioxide, methane, and nitrous oxide in the atmosphere have increased over by 36 percent, 148 percent, and 18 percent respectively, primarily due to human activity. Emissions of GHGs affect the atmosphere directly by changing its chemical composition while changes to the land surface indirectly affect the atmosphere by changing the way in which the Earth absorbs gases from the atmosphere. Potential impacts of global climate change in California may include loss of snow pack, sea level rise, more extreme heat days per year, more high ozone days, more large forest fires, and more drought years (CEC March 2009). Pursuant to the requirements of SB 97, the Resources Agency adopted amendments to the CEQA Guidelines for the feasible mitigation of GHG emissions and analysis of the effects of GHG emissions. The adopted CEQA Guidelines provide regulatory guidance on the analysis and mitigation of GHG emissions in CEQA documents, while giving lead agencies the discretion to set quantitative or qualitative thresholds for the assessment and mitigation of GHGs and climate change impacts. To Initial Study Mitigated Negative Declaration 45

51 City of West Covina date, the Bay Area Air Quality Management District (BAAQMD), the South Coast Air Quality Management District (SCAQMD), and the San Joaquin Air Pollution Control District (SJVAPCD) have adopted significance thresholds for GHGs. The SCAQMD threshold, which was adopted in December 2008, considers emissions of over 10,000 metric tons of carbon dioxide equivalent (CO 2 e)/year to be significant. However, the SCAQMD s threshold applies only to stationary sources and is intended to apply only when the SCAQMD is the CEQA lead agency. Although not formally adopted, the SCAQMD has a recommended quantitative threshold for all land use types of 3,000 metric tons of CO 2 e/year (SCAQMD 2008). The 3,000 metric ton screening threshold was developed to capture 90 percent of projects in the SCAQMD district and was based on the goals of Assembly Bill 32(AB 32). In response to an increase in man-made GHG concentrations over the past 150 years, California has implemented AB 32, the California Global Warming Solutions Act of AB 32 requires achievement by 2020 of a statewide GHG emissions limit equivalent to 1990 emissions (essentially a 25 percent reduction below 2005 emission levels) and the adoption of rules and regulations to achieve the maximum technologically feasible and cost-effective GHG emissions reductions. On September 8, 2016, the governor signed SB 32, which requires the State Air Resources Board to ensure that statewide GHG emissions are reduced to 40 percent below the 1990 level by Based upon the ARB s California Greenhouse Gas Inventory 2016 Edition, California produced about 442 metric tons of carbon dioxide equivalent (CO 2 e) in While the State has adopted the AB 32 Scoping Plan and multiple regulations to achieve the AB 32 year 2020 target, there is no currently adopted State plan to meet post-2020 GHG reduction goals. ARB is currently working to update the Scoping Plan to provide a framework for achieving the 2030 target set forth by SB 32. As a result, State reduction strategies cannot be applied to the project to achieve long-term reductions. Achieving these long-term GHG reduction policies will require State and federal plans and policies for achieving post-2020 reduction goals. Placing the entire burden of meeting long-term reduction targets on local government or individual new development projects would be disproportionate and likely ineffective. Given the recent legislative attention and judicial action regarding post-2020 goals and the scientific evidence that additional GHG reductions are needed through the year 2050, the Association of Environmental Professionals (AEP) Climate Change Committee published a white paper in 2015 recommending that CEQA analyses for most land use development projects may continue to rely on current adopted thresholds for the immediate future (AEP 2015). Determining Significance The City of West Covina has adopted an Energy Action Plan (2011) to guide the City toward attainable conservation goals that may also reduce GHG emissions. However, this energy action plan does not contain any specific GHG thresholds or reduction measures. Therefore, an applicable bright line threshold was chosen to determine the level of significance for GHG emissions. Because the previously established 2008 SCAQMD threshold of 3,000 MT CO 2 e was not developed to meet the targets established by SB 32, it must be adjusted to meet the new, more conservative, emission reduction target. As such, to be consistent with SB 32, the previously established threshold of 3,000 MT CO 2 e was reduced by 40 percent to establish a threshold for this project, consistent with the 40 percent reduction required under SB 32. Therefore, the threshold for this project is 1,800 MT of CO 2 e per year. The GHG analysis is based on the methodologies recommended by the California Air Pollution Control Officers Association (CAPCOA) CEQA and Climate Change white paper (2008). The analysis focuses on CO 2, N 2 O, and CH 4 as these are the GHG emissions that onsite development would generate 46

52 Environmental Checklist Greenhouse Gas Emissions in the largest quantities. Fluorinated gases, such as HFCs, PFCs, and SF 6, were also considered for the analysis. However, because the project would involve non-industrial development, the quantity of fluorinated gases would not be substantial since fluorinated gases are primarily associated with industrial processes. Calculations were based on the methodologies discussed in the CAPCOA white paper (2008) and included the use of the California Climate Action Registry General Reporting Protocol (2009). Emissions analyzed are for net new uses associated with the new assisted living and memory care facility. Emissions associated with the proposed project as well as the existing uses were estimated using CalEEMod, version Complete CalEEMod results and assumptions can be viewed in Appendix B. a. Would the project generate GHG emissions, either directly or indirectly, that may have a significant impact on the environment? GHG emissions associated with construction emissions and operational emissions from the proposed project are discussed below. Construction Emissions Construction activities would contribute GHG emissions primarily from the combustion of fossil-fuel based fuels by construction equipment. As shown in Table 8, construction of the proposed project would generate an estimated 577 metric tons (MT) CO 2 e of GHG emissions. When amortized over a 30-year period (the assumed life of the project), construction emissions would be approximately 19 MT CO 2 e per year. Table 8 Year Estimated Construction GHG Emissions Project Emissions MT/yr CO 2 e Total 577 Total Amortized over 30 Years 19 See Appendix B for CalEEMod worksheets. Operational Indirect and Stationary Direct Emissions Operational GHG emissions would be emitted due to area sources (consumer products, landscape maintenance equipment, and painting), energy use (electricity and natural gas), solid waste disposal, water use, and transportation associated with the proposed project. Each of the operational sources of emissions is discussed below. Area Source Emissions CalEEMod was used to calculate direct sources of air emissions located at the project site. These include consumer product use and landscape maintenance equipment. Area emissions are estimated at approximately 2 MT of CO 2 e per year. Energy Use Operation of the project would consume both electricity and natural gas. The generation of electricity through combustion of fossil fuels emits CO 2, and to a smaller extent, N 2 O and CH 4. As discussed above, annual electricity and natural gas emissions can be calculated using default values Initial Study Mitigated Negative Declaration 47

53 City of West Covina from the CEC sponsored CEUS and RASS studies which are built into CalEEMod. Electricity consumption associated with the project would generate approximately 157 MT of CO 2 e per year. Natural gas use would generate approximately 81 MT of CO 2 e per year. Thus, overall energy use would generate about 238 MT CO 2 e per year. Solid Waste Emissions In accordance with AB 939, it was assumed that the project would achieve at least a 50 percent diversion rate. Based on this estimate, solid waste associated with the project would generate about 36 MT of CO 2 e per year. Water Use Emissions Based on the amount of electricity generated in order to supply and convey water for the project, the project would generate an estimated 56 MT of CO 2 e per year. Transportation Emissions Mobile source GHG emissions were estimated using the average daily trips for the project according to the CalEEMod trip rate defaults and based on the total vehicle miles traveled (VMT) estimated in CalEEMod. The project would generate about 576,542 annual VMT. As noted above, CalEEMod does not calculate N 2 O emissions related to mobile sources. As such, N 2 O emissions were calculated based on the project s VMT using calculation methods provided by the California Climate Action Registry General Reporting Protocol (January 2009). The project would emit an estimated 12 MT of CO 2 e per year from mobile sources. Combined Construction and Operational Emissions Table 9 combines the construction, operational, and mobile GHG emissions associated with development of the project, and subtracts operational and mobile emissions associated with the existing office building on the project site. Project implementation would result in a net decrease in annual emissions estimated at 21 MT of CO 2 e per year. Therefore, the project would not generate emissions exceeding the 1,800 MT per year threshold and impacts would be less than significant. 48

54 Environmental Checklist Greenhouse Gas Emissions Table 9 Combined Annual Emissions of Greenhouse Gases Emission Source Annual Emissions (MT CO 2 e) Proposed Project Emissions Operational Area 2 Energy 238 Solid Waste 36 Water 56 Mobile CO 2 and CH N 2 O 12 Total Project Operational Emissions 604 Existing Site Emissions Operational Area <0.001 Energy 90 Solid Waste 92 Water 13 Mobile CO 2 and CH N 2 O 19 Total Existing Operational Emissions 644 Total Operational (Project - Existing) -40 Total Construction Emissions 19 Combined Total Emissions -21 See Appendix B for CalEEMod worksheets. b. Would the project conflict with any applicable plan, policy, or regulation adopted for the purpose of reducing the emissions of greenhouse gases? Although the City of West Covina has not adapted a local CAP or another form of a GHG Reduction Plan, a number of General Plan polices would reduce citywide levels of GHG over time. The proposed project is consistent with pertinent General Plan policies, specifically Policy P1.1 to promote alternative transportation modes, including walking and transit, because the project would be located near existing commercial development and would include construction of a bus stop. In addition the proposed project would be consistent with General Plan Policy P3.6 to reduce West Covina s production of GHG emissions and contribution to climate change by implementing alternative modes of transportation and providing resident amenities on the project site. The design and implementation of the proposed project would comply with Cal Green Building Standards, which includes measures to reduce emissions. Table 10 illustrates the project s consistency with Initial Study Mitigated Negative Declaration 49

55 City of West Covina relevant goals and strategies embodied in Chapter 5, On the Road to Greater Mobility and Sustainable Growth, of the 2016 RTP/SCS (SCAG, RTP/SCS 2016). Table 10 Consistency with Applicable SCAG RTP/SCS GHG Emission Reduction Strategies Goal RS-2 Land Use Actions and Strategies Reflect the changing population and demands The SCAG region is expected to grow by 3.8 million people by 2040, resulting in nearly 1.5 million more homes and 2.4 million more jobs. High Quality Transit Areas (HQTA) are areas typified by high-density infill development near transit corridors that allow for greater mobility, more active lifestyles, increased economic opportunity and an overall higher quality of life. HQTAs are better able to accommodate a growing population, as they are typified by higher densities, mixed uses, and access to public transit. They also reflect a continuing shift in housing demand for small-lot, single-family and multifamily housing near transit corridors. Higher-density infill development provides a means to add local housing stock and help combat gentrification and displacement of lower-income households. Focus new growth around transit The 2016 RTP/SCS land use pattern reinforces the trend of focusing growth in the region s HQTAs. Concentrating housing and transit in conjunction concentrates roadway repair investments, leverages transit and active transportation investments, reduces regional life cycle infrastructure costs, improves accessibility, avoids greenfield development, and has the potential to improve public health and housing affordability. HQTAs provide households with alternative modes of transport that can reduce VMT and GHG emissions. Plan for growth around livable corridors The Livable Corridors strategy seeks to create neighborhood retail nodes that would be walking and biking destinations by integrating three different planning components: Transit improvements Active transportation improvements (i.e. improved safety for walking and biking) Land use policies that include the development of mixeduse retail centers at key nodes and better integrate different types of ritual uses. Provide more options for short trips 38 percent of all trips in the SCAG region are less than three miles. The 2016 RTP/SCS provides two strategies to promote the use of active transport for short trips. Neighborhood Mobility Areas are meant to reduce short trips in a suburban setting, while complete communities support the creation of mixed-use districts in strategic growth areas and are applicable to an urban setting. Project Consistency Consistent The project involves an assisted living and memory care facility in West Covina. These uses would be located in an urbanized area in proximity to retail, recreational opportunities, and transit. A bus stop is located at the project site on S. Sunset Avenue. Consistent The project includes a bus stop at the project site on S. Sunset Avenue. Consistent The proposed project would be located in an urbanized area within close proximity to commercial and residential uses. The project includes active transit because there is a bus station at the site on S. Sunset Avenue. The living facility includes dinning and recreation opportunities for residents including dining areas, a rooftop garden area, and theater. Consistent The project would include a private rooftop garden area, dining areas, theater, lounge, and activity room. Commercial land uses are located immediately northwest and approximately 0.1 mile east. 50

56 Environmental Checklist Greenhouse Gas Emissions Goal RS-2 Transportation Strategies Preserve our existing transit system Ensuring that the existing transportation system is operating efficiently is critical for the success of HQTAs, Livable Corridors, and other land use strategies outlined in the 2016 RTP/SCS. Manage congestion The 2016 RTP/ SCS promotes further research and active management of transport systems through existing management programs/ processes: Congestion Management Process (federally required process that focuses on improving and optimizing the transportation system) Transportation Demand Management (strategies to reduce the number of vehicle trips) Transportation Systems Management (strategies that work in concert to optimize the existing transportation system) Promote safety and security SCAG supports the goal of zero deaths promulgated by the state s Strategic Highway Safety Plan and is working to meet state s short-term goals of reducing the number of fatalities by 3 percent per year and reducing the number of severe injuries by 1.5 percent per year. Transit Initiatives Develop first-mile/last-mile strategies on a local level to provide an incentive for making trips by transit, bicycling, walking, or neighborhood electric vehicle or other ZEV options. Other Initiatives Reduce emissions resulting from a project through implementation of project features, project design, or other measures. Incorporate design measures to reduce energy consumption and increase use of renewable energy. Project Consistency Consistent The project site is located in an area surrounded by existing development. The proposed project is infill development near existing transit. Consistent The project is located in an urbanized setting and consists of an assisted living and memory care facility with a bus stop adjacent to commercial uses. This could decrease local trips in the community with reduced reliance on personal vehicles for short trips and promote transit access, helping to reduce transportation demand, congestion, and wear on existing infrastructure. Consistent The project is located in close proximity to existing local and regional public transit; there is a bus stop at the project site, facilitating safe and easy use of public transportation. Consistent The project involves a new assisted living and memory care facility along an existing bus line, which would encourage use of mass transit. Consistent The design and implementation of the proposed project would comply with CALGreen Building Standards, which includes measures to reduce emissions. The project would also comply with SCAQMD Rule 1113 that limits ROGs from building architectural coatings to 50 g/ L. The project would be constructed in accordance with the California Green Building Standards, which require energy efficiency, water efficiency, and material conservation and resource efficiency. The project site lies along the route for the Foothill Transit bus system. The project would also include recreational uses within the living facility such as a rooftop garden, theater, lounges, and dining. Commercial development is within walking distance of the project site. The project would be consistent with applicable land use and zoning designations, would not conflict with any State regulations intended to reduce GHG emissions statewide, and would be consistent with applicable plans and programs designed to reduce GHG emissions. Therefore, the project would not conflict with any plan, policy, or legislation related to GHG emissions. Impacts would be less than significant. LESS THAN SIGNIFICANT IMPACT Initial Study Mitigated Negative Declaration 51

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58 Environmental Checklist Hazards and Hazardous Materials 8 Hazards and Hazardous Materials Would the project have any of the following impacts? Potentially Impact Potentially Unless Mitigation Incorporated Less than Impact No Impact a. Create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials b. Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment c. Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within 0.25 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 and, as a result, would it create a significant hazard to the public or the environment? e. For a project located in an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard for people residing or working in the project area f. For a project near a private airstrip, would it 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 Initial Study Mitigated Negative Declaration 53

59 City of West Covina Potentially Impact Potentially Unless Mitigation Incorporated Less than Impact No Impact h. Expose people or structures to a significant risk of loss, injury, or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands a. Would the project create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials? b. Would the project create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? The proposed project would involve demolition of an existing three-story office building and standalone drive-up ATM kiosk, and the construction of a new five-story assisted living and memory care facility and memory care center. Construction of the project would involve routine handling of small quantities of hazardous or potentially hazardous materials, such as gasoline, diesel fuel, lubricants, and other petroleum based products used to operate and maintain construction equipment and vehicles. This handling of hazardous materials would be a temporary activity and coincide with the short term construction phase of the project. Removal and disposal of hazardous materials from the project site would be conducted by a permitted and licensed service provider. Any handling, transport, use, or disposal would comply with applicable federal, state, and local agencies and regulations. Operation of the project as an assisted living and memory care facility, would not involve the routine transport, use or disposal of hazardous substances other than minor amounts typically used for maintenance and landscaping. Some medicines and medical supplies would also be used on site, but of limited type and quantity, and to be administered by registered nurses. The State Medical Waste Management Act (MWMA) (22 CCR Sections ) provides for regulation of medical waste generators, haulers, and treatment facilities. The MWMA defines medical waste as all of the following: Biohazardous waste, or sharps waste; Waste that is generated or produced as a result of the diagnosis, treatment, or immunization of human beings or animals, in related research, in the production or testing of biologicals, or in the accumulation of properly contained home-generated sharps waste; Trauma scene waste contaminated with human blood or other fluids, produced by an accident or illness. The MWMA recognizes two separate types of generators, Small Quantity Generators (less than 200 pounds per month) and Large Quantity Generators (more than 200 pounds per month). Small Quantity Generators that treat their waste on-site and Large Quantity Generators must complete a Medical Waste Management Plan and register it with the local enforcement agency (the California Medical Waste Management Program). The project applicant would also be required to dispose of medical waste through an authorized medical waste transporter (Section of the Health and 54

60 Environmental Checklist Hazards and Hazardous Materials Safety Code). It is unknown how much medical waste would be generated on-site; however, the project would be required to comply with the MWMA to ensure proper handling and disposal of medical wastes. Therefore, impacts would be less than significant. A majority of the building would be used as assisted living and memory care units. As such, general household hazardous waste (HHW) generation would be expected. HHW includes used batteries, electronic waste, and other waste prohibited or discouraged from being disposed of at local landfills. Use of common household hazardous materials and their disposal do not present a substantial health risk to the community. Regular operation and maintenance of assisted living and memory care units would not involve the use, storage, transport, or disposal of hazardous wastes and substances. Therefore, impacts would be less than significant. AEI Consultants prepared a Phase I Environmental Site Assessment (ESA), dated September 2, 2015, to assess hazardous conditions at the project site (Appendix F). There are no open cases of leaking underground storage tanks (LUST) on the project site or in the project vicinity (AEI Consultants 2015). Therefore, construction activities and operation of the proposed building would have no impacts related to the release of hazardous materials. LESS THAN SIGNIFICANT IMPACT c. Would the project emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within 0.25 mile of an existing or proposed school? There are no existing or proposed schools located within a quarter mile from the project site. The nearest school to the project site is Wescove Elementary School, which is located 0.55 miles to the south. Any hazardous materials generated by the assisted living and memory care facility would comply with state and local regulations, particularly the MWMA. Therefore, there would be no impacts to schools from hazardous emissions. NO IMPACT d. Would the project be located on a site included on a list of hazardous material sites compiled pursuant to Government Code Section and, as a result, would it create a significant hazard to the public or the environment? The project site is not listed on any federal and state databases for contaminated sites (AEI Consultants 2015). The project site is not located on a site listed on the State Cortese List, nor located on or near a federally recognized Superfund site. Section 5.1 Records Summary of the Phase I report (Appendix F) contains information pertaining to four sites identified through the records search that were previously contaminated, which were all located outside of the project site. The GeoTracker database identified a gasoline release site located at 700 S. Sunset Avenue, 175 feet east of the project site. No groundwater impacts were identified, remediation was carried out, and the case was closed in The Los Angeles County Hazardous Material Site list identified an underground tank facility that was removed at 688 S. Sunset Avenue, 300 feet northeast of the project site (AEI Consultants 2015). Based on the lack of reported releases, distance across the intersection of Sunset Avenue and W. Covina Parkway, and expected depth to groundwater of 181 feet below ground surface, the site does not represent a significant environmental concern for the project. The Resource Conservation and Recovery Act (RCRA) database identified a record for a contaminated site located at 1509 W. Cameron Avenue, adjacent to the project site. However, there was no documented release and the site does not represent a significant environmental concern. Initial Study Mitigated Negative Declaration 55

61 City of West Covina The building located at 1509 W. Cameron Avenue was constructed in 1982, and is occupied by the San Gabriel Valley Diagnostic Center, which is registered as a small quantity generator of hazardous waste materials related to medical uses (US EPA 2017). The EPA National Priorities List (NPL) database identified an unspecified site 0.43 mile west of the project site, as containing perchlorate contamination in groundwater. However, the unspecified site is hydrologically downgradient from the project site, and plume boundary calculations based on groundwater flow indicate this NPL does not represent a recognized environmental concern for the project site. Therefore, impacts related to hazardous material sites would be less than significant. LESS THAN SIGNIFICANT IMPACT e. For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard for people residing or working in the project area? f. For a project near a private airstrip, would it result in a safety hazard for people residing or working in the project area? No public airports or private airstrips are located within two miles of the project site. The project site is located approximately seven miles southeast of El Monte Airport in the City of El Monte, and 12 miles west of Brackett Field in the City of La Verne, which are the nearest airports or airstrips to the project site. There would be no impact to people residing or working in the proposed assisted living and memory care facility due to airport or air traffic since the site is not located in an airport land use plan, nor in the vicinity of an airfield. NO IMPACT g. Would the project impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan? The project entails infill development in a highly urbanized area of West Covina. Project implementation would not alter or otherwise interfere with public rights-of-way and, therefore, would not interfere with emergency response or evacuation. The project would be required to comply with applicable California Fire Code (Title 24, California Code of Regulations, Section 9) requirements. As a Licensed Care Facility for the Elderly with the State of California, the proposed project would be required to have extensive policies and procedures for many types of disasters including, fires, earthquakes, bomb threats, severe weather, chemical spills, power outages, and utility failures. Typically, licensed facilities like the project would have a Disaster Control Manual that includes a list of mobility impaired residents, evacuation plans, fire drill procedures, a cascade call system, a communication plan, nutritional needs, severe weather procedures, community utility shut-off locations, emergency phone list, and a preparedness plan in order to adequately respond during hazardous events. All project elements, including landscaping, would be sited and reviewed to determine sufficient clearance from the assisted living and memory care facility, so as to not interfere with emergency access to and evacuation from the residences. The project site is already served by local utilities, the West Covina Fire Department, and the West Covina Police Department. Therefore, impacts would be less than significant. LESS THAN SIGNIFICANT IMPACT 56

62 Environmental Checklist Hazards and Hazardous Materials h. Would the project expose people or structures to a significant risk of loss, injury, or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? The project site is not located in a fire hazard zone, as identified on the Fire Hazard Severity Zone map (California Department of Forestry and Fire Protection 2011). The project site and vicinity are completely developed and urbanized, with no wildland conditions. Therefore, no impact would occur. NO IMPACT Initial Study Mitigated Negative Declaration 57

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64 Environmental Checklist Hydrology and Water Quality 9 Hydrology and Water Quality Would the project have any of the following impacts? Potentially Impact Potentially Unless Mitigation Incorporated Less than Impact No Impact a. Violate any water quality standards or waste discharge requirements b. Substantially deplete groundwater supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering or the local groundwater table level (e.g., the production rate of pre-existing nearby wells would drop to a level that 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 onor off-site? d. Substantially alter the existing drainage pattern of the site or area, including the course of a stream or river, or substantially increase the rate or amount of surface runoff in a manner that would result in flooding on or offsite 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 in a 100-year flood hazard area as mapped on a federal Flood Hazard Boundary, Flood Insurance Rate Map, or other flood hazard delineation map Initial Study Mitigated Negative Declaration 59

65 City of West Covina Potentially Impact Potentially Unless Mitigation Incorporated Less than Impact No Impact h. Place structures in a 100-year flood hazard area that would impede or redirect flood flows i. Expose people or structures to a significant risk of loss, injury, or death involving flooding, including that occurring as a result of the failure of a levee or dam j. Result in inundation by seiche, tsunami, or mudflow a. Would the project violate any water quality standards or waste discharge requirements? 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 the course of a stream or river, or substantially increase the rate or amount of surface runoff in a manner that would result in flooding on or offsite e. Would the project 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. Would the project otherwise substantially degrade water quality? The proposed project would not involve alteration of a stream or river, substantially alter drainage patterns in the area, nor result in any unauthorized discharge of waste into the municipal storm water system. Construction activities could temporarily alter the draining pattern onsite due to the handling, storage, and disposal of construction materials containing pollutants; the maintenance and operation of construction equipment; and, grading activities which may generate soil erosion via storm runoff. The entirety of the 1.6 acre project site would be disturbed during building demolition, grading, and repaving and finishing the surface parking lot. Therefore, the project is subject to the National Pollutant Discharge Elimination System (NPDES) permit, administered by the Los Angeles Regional Water Quality Control Board (RWQCB). In accordance with the Waste Discharge Requirements for Discharges of Groundwater from Construction and Project Dewatering to Surface Waters in Coastal Watersheds of Los Angeles and Ventura Counties (Order No. R , General NPDES Permit No. CAG994004), contaminated groundwater would be treated prior to discharge or disposed of at an appropriate disposal facility or wastewater treatment plant (West Covina, City of 2016a). The project would also comply with WCMC Section 9-34, which requires a NPDES permit prior to issuance of a grading permit. The project would also comply with WCMC Section 9-36, which ensures compliance with a standard urban storm water mitigation plan (SUSMP) and requires implementation of best management practices such as the reduction of impervious 60

66 Environmental Checklist Hydrology and Water Quality surfaces and the promotion of infiltration and other controls that reduce stormwater runoff, per WCMC Section Adherence to existing City code would reduce project impacts on drainage, runoff, and water quality to a less than significant level. Mitigation Measure The following mitigation measure is required to ensure the project s runoff impacts to hydrology and water quality remain less than significant. HYD-1 Stormwater runoff. Prior to start of ground disturbing activities at the site, the project applicant shall obtain a General Permit for Discharges of Storm water Associated with Construction Activity to comply with the National Pollution Discharge Elimination System (NPDES), to control erosion and pollution during construction of the project. The project applicant shall prepare and submit a Storm Water Pollution Prevention Plan (SWPPP) to be administered throughout project construction. The SWPPP must list Best Management Practice (BMP) features that that discharger (project applicant) will use to protect storm water runoff. Prior to issuance of any grading or building permits, the City of West Covina Department of Public Works shall approve the SWPPP. HYD-2 Stormwater Management Plan. The project applicant shall prepare and implement a Standard Urban Storm Water Mitigation Plan (SUSMP) in accordance with the requirements of the WCMC to ensure that stormwater runoff is managed for water quality concerns through implementation of appropriate and applicable best management practices (BMPs). Prior to issuance of any grading or building permits, the City of West Covina Department of Public Works shall approve the SUSMP. Incorporation of the mitigation measures listed above would ensure potential runoff impacts to hydrology and water quality remain less than significant. POTENTIALLY SIGNIFICANT UNLESS MITIGATION INCORPORATED b. Would the project substantially deplete groundwater supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering or the local groundwater table level (e.g., the production rate of pre-existing nearby wells would drop to a level that would not support existing land uses or planned uses for which permits have been granted)? The proposed project entails the construction of a five-story building with 111 assisted living and memory care units on a site that currently has a three-story office building. Therefore, the project would incrementally increase the City s water consumption. Water would be provided by the Upper San Gabriel Valley Municipal Water District. The majority of the project site currently consists of impervious surfaces from the parking lot and existing building, with the exception of ornamental landscaping along the site perimeter. Therefore, impervious surfaces resulting from the proposed building footprint area, driveways and parking lots, and landscaping would be similar to existing conditions. Any change in infiltration would not have a significant impact on groundwater supplies or recharge since the project site is currently developed and does not utilize local groundwater. Furthermore, groundwater was not encountered during subsurface investigations (Advanced Geotechnical Solutions, Inc. 2015). Therefore, impacts would be less than significant. LESS THAN SIGNIFICANT IMPACT Initial Study Mitigated Negative Declaration 61

67 City of West Covina g. Would the project place housing in a 100-year flood hazard area as mapped on a federal Flood Hazard Boundary, Flood Insurance Rate Map, or other flood hazard delineation map? h. Would the project place in a 100-year flood hazard area structures that would impede or redirect flood flows? The project site is located in Federal Emergency Management Agency (FEMA) flood zone Zone X (U.S. Department of Homeland Security 2008). Zone X is characterized as having a less than 0.2 percent annual chance for a flood. Therefore, the proposed project would not place housing or structures in a 100-year flood hazard area and there would be no impact. NO IMPACT i. Would the project expose people or structures to a significant risk of loss, injury, or death involving flooding including that occurs as a result of the failure of a levee or dam? The project site is located in the Puddingstone Dam and San Dimas Dam inundation areas (West Covina, City of 2004). The Puddingstone Dam is located in Frank G. Bonelli Regional Park in the City of San Dimas, approximately 11 miles east of the project site, and is managed by the Los Angeles County Public Works Department. The Puddingstone Dam has a rated capacity of 17,190 acre-feet of water (AFOW). However, since the Regional Park is used for recreational purposes, a contract with Los Angeles County Parks and Recreation limits the capacity of the Dam to 6,083 AFOW, which is equivalent to usage of only 35 percent of full capacity. The San Dimas Dam, located approximately 12 miles northeast of the project site, is also managed by the Los Angeles County Public Works Department, and is located in the Angeles National Forest in San Dimas Canyon. The San Dimas Dam has a rated capacity of 1,496 AFOW. The San Dimas Reservoir remains dry for most of the year, storing water only after major winter storms. The proposed assisted living and memory care facility would not increase the risk of dam failure and inundation, but would result in the exposure of additional people and structures to flooding as a result of the failure of a levee or dam (West Covina, City of,2016a). Compliance with the California Building Code (CBC) and WCMC Section would require incorporation of adequate flood protection measures, such as drainage facilities, protective walls, suitable fills, or elevated floors in order to eliminate inundation or overflow hazards. Therefore, compliance with existing regulations would ensure impacts related to inundation following dam or levee failure would be less than significant. LESS THAN SIGNIFICANT IMPACT j. Would the project result in inundation by seiche, tsunami, or mudflow? The project site is located outside of a tsunami inundation area, due to its elevation and distance (over 35 miles) from the ocean. Lake West Covina, as referenced by residents, is an open natural reservoir in the City, used for landscape irrigation at South Hills Country Club (West Covina, City of 2004). The reservoir can hold over 10,000 gallons of water and is located between Crescent View Drive, Sandy Hill Drive, and Golden Vista Drive. The probability of a seiche from Lake West Covina is considered extremely low, especially given the project site s location more than three miles northwest of the reservoir. As noted in Section 6.a, the project site is not susceptible to landslides or mudflows, and potential for mudflow is relatively low since the project does not lie in a landslide hazard zone (California Department of Conservation 1999). Therefore, the project would have no impact due to inundation by seiche, tsunami, or mudflow. NO IMPACT 62

68 10 Land Use and Planning Would the project have any of the following impacts? Potentially Impact Potentially Unless Mitigation Incorporated Environmental Checklist Land Use and Planning Less than Impact No Impact a. Physically divide an established community b. Conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project (including but not limited to the general plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect c. Conflict with an applicable habitat conservation plan or natural community conservation plan a. Would the project physically divide an established community? The project would construct a new assisted living and memory care facility with a memory care facility on an infill site in an urbanized area. The development does not include new roads and is limited to the boundary of the project site. The proposed project would be compatible with surrounding land uses and would not divide an established community. Therefore, no impact would occur. NO IMPACT b. Would the project conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project (including but not limited to the general plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? The project site has a land use designation for Neighborhood High, which permits mixed-use building types that accommodate residential, commercial, office, and entertainment (West Covina, City of 2016b). Table 11 compares the project to applicable General Plan policies. Initial Study Mitigated Negative Declaration 63

69 City of West Covina Table 11 Consistency with General Plan Policies Consistent General Plan Policies with GP? Our Natural Community Policy 1.5 Where appropriate, new development shall minimize impervious area, minimize runoff and pollution, and incorporate best management practices. Our Prosperous Community Policy 2.6 Create a diversity of housing options. Action 2.6b Explore opportunities for affordable senior housing. Senior housing can be a key catalytic element to West Covina s Downtown and would support existing residents who are aging in place and want to stay in their community but need a walkable neighborhood and nearby amenities. To encourage this type of housing, the City will need to explore available Federal and State funding opportunities, and engage partner institutions like churches and nonprofit developers in the region. Given that affordable housing dollars are available, affordable senior housing can be leveraged to support catalytic development. Our Well Planned Community Policy 3.4 Direct new growth to downtown area and the corridors. Adapt economically underused and blighted buildings, consistent with the character of surrounding districts and neighborhoods, to support new uses that can be more successful. Provide opportunities for healthy living, commerce, employment, recreation, education, culture, entertainment, civic engagement, and socializing. Our Accessible Community Policy 4.9 Take into account the special mobility needs of aging populations. Yes Yes Yes Yes Analysis The landscape coverage is percent, which exceeds the minimum lot coverage of 8 percent per WCMC Section In addition, a 9,810 squarefoot rooftop garden is proposed. The project entails the construction of a five-story assisted living facility with memory care unit, for senior residents. The rental rates are intended to target middle to upper income seniors, with amenities provided in the building, to allow senior residents to continue residing in the City. Though this project is not specifically an affordable senior housing project, the proposed facility provides senior housing in an active downtown district and corridor. The City s Housing Element (2013) identifies the project site as an underutilized site, ideal for mixed use development. Facility amenities, such as the wine bar/bistro, dining room, hair salon, library, activity room, and fitness center will be located on the ground floor. These amenities, combined with sidewalk enhancements that incorporate the bus stop (on S. Sunset Avenue, by the intersection with W. Covina Parkway), would enhance and activate the street level. The building fronting the streets with parking behind would create an urban character in the City s Downtown District. The proposed building would incorporate the bus stop (on S. Sunset Avenue, by the intersection with W. Covina Parkway) into the building façade, to create a varied but thematically contiguous look and feel rather than a stand-alone bus stop. The assisted living and memory care facility will also include shuttle transportation for building residents in order to reduce individual use of cars and vehicle trips. 64

70 Environmental Checklist Land Use and Planning General Plan Policies Our Resilient Community Policy 5.4 Buildings, lots, and blocks primarily scaled around the pedestrian and transit, creating a human-scaled spatial enclosure. Buildings should be informed by surrounding physical context, the adjacent landscapes, structures, local conditions, building traditions, and the microclimate. Policy 5.10 Consider incorporating community gardens as part of city parks and recreation planning, and work with local schools Hurst Ranch, and Queen of the Valley Hospital to facilitate the development, administration and operation of additional community gardens throughout the city. Our Active Community Policy 8.1 Encourage the distribution of a variety of park types and sizes throughout the City. Action 8.1 Develop variety of new park types of difference sizes and require them in new development Housing Element Policy 2.5 Encourage the provision of housing to address the City of West Covina s growing senior population, including design that supports aging in place, senior housing with supportive services, assisted living facilities and second units. Policy 4.4 Encourage housing construction or alteration to meet the needs of residents with special needs such as large families, the elderly, and disabled. Consistent with GP? Yes Yes Yes Yes Yes Analysis The proposed assisted living and memory care facility would contain varied facades and materials with popouts and recesses of windows to break up the monotony of building mass at the pedestrian-scale. As stated above, the bus stop on S. Sunset Avenue will be incorporated into the building façade with benches matching the thematic look and feel of the facility. A memory care patio would be located on the ground floor, along S. Sunset Avenue, constructed of a stone wall with a decorative metal panel. The project site would also contain ornamental landscaping around the perimeter of the parking lot, and street trees along the street fronts to provide shade cover for pedestrians. The fifth floor of the proposed building would include a rooftop patio for residents, with planter gardens for fresh produce to be used by commercial kitchen staff employed at the facility, and a resident gardening area. A pet park would be available for residents on the ground floor on the southwest side of the building. Terraced patios on the fourth and fifth floors would be accessible to residents as well, and provide convenient locations to congregate without leaving the facility. This project entails the construction of a 111-unit assisted living and memory care facility for senior residents, aged 60 and older. The proposed assisted living facility for seniors includes a memory care center. Consistency with Zoning Code The project site is also located in the Downtown District, and development within the Downtown District is regulated by the Downtown Plan & Code (2016). Under the City s Downtown Plan & Code, the project site is zoned General Urban Zone, which is consistent with the Neighborhood High General Plan land use designation. As the application was submitted prior to the adoption of the Downtown Plan & Code, the proposed project is reviewed under the previous zoning designation of Regional Commercial (R-C). The project s proposed use of assisted living and memory care facility is permitted in the Regional Commercial zone with a CUP (WCMC Section ). Initial Study Mitigated Negative Declaration 65

71 City of West Covina Per WCMC Section , building coverage of any lot or parcel cannot exceed 50 percent of the lot, parcel, or site. The footprint of the proposed building would be 29,077 square feet and would cover 42 percent of the 1.6-acre (69,279 square feet) site. Per WCMC Section , buildings within nonresidential zones do not have height limits unless within charted feet of a single-family home. Residences in the vicinity of the project site are over 130 feet from the south-most boundary of the parcel. Therefore, there are no limits to the height of the proposed building or the number of stories permitted. Per WCMC Section , the project site requires a front setback that is a minimum of five feet with an average of 15 feet, a side setback of 15 feet on the southeast corner near residential uses, and a rear setback of 15 feet. However, the project applicant submitted a variance application on December 21, 2016, with the intent to comply with the City s goals as established in the new Downtown Plan and Code (2016). The project site is located in the Downtown Plan and Code area, and is in the General Urban Zone designation. The Downtown Plan and Code does not require a front or side setback for the General Urban Zone, and requires a minimum 5-foot setback for the rear yard. Approval of the variance application for the setbacks would ensure proposed setbacks are consistent with the City s Downtown Plan and Code rather than setback requirements under the R-C zone. Per WCMC Section (b)(1), off-street parking facilities for homes for the aged, such as assisted living facilities, are required to be no more than 150 feet from the building. Per WCMC Section (J), convalescent homes require one parking space per two beds. The proposed project would contain 131 beds, and would be required to provide 66 parking spaces. The proposed project provides a 66-space surface parking lot on the project site, and residents, employees, and visitors would not be required to park offsite. Therefore, the proposed project would be compliant with the City s zoning requirements for off-street parking. The proposed project would be consistent with all applicable General Plan and zoning requirements. Therefore, impacts related to conflicts with land use plans would be less than significant. LESS THAN SIGNIFICANT IMPACT c. Would the project conflict with an applicable habitat conservation plan or natural community conservation plan? The project site is located in an urbanized area. As previously discussed in Section 4, Biological Resources, the project site does not support wildlife habitats or natural communities and is not subject to any habitat conservation plan or natural community conservation plan (California Department of Fish and Wildlife, 2015). Therefore, the project would not conflict with any such plan and there would be no impact. NO IMPACT 66

72 11 Mineral Resources Would the project have any of the following impacts: Potentially Impact Potentially Unless Mitigation Incorporated Environmental Checklist Mineral Resources Less than Impact No Impact a. Result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state? b. Result in the loss of availability of a locally important mineral resource recovery site delineated on a local general plan, specific plan, or other land use plan? a. 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? 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? The project site is located in an area that is already heavily urbanized, and no areas within the project site are zoned or designated for mining uses or are actively mined. The Land Use Element of the City of West Covina General Plan does not identify any important mineral resources located on or near the project site, and the site is not designated as a Mineral Resource Zone. The project does not involve the use or mining of mineral resources. Therefore, no impact associated with mineral resources would occur. NO IMPACT Initial Study Mitigated Negative Declaration 67

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74 12 Noise Potentially Impact Would the project result in any of the following impacts? Potentially Unless Mitigation Incorporated Environmental Checklist Noise Less than Impact No Impact a. Exposure of persons to or generation of noise levels in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies b. Exposure of persons to or generation of excessive groundborne vibration or groundborne noise levels c. A substantial permanent increase in ambient noise levels above those existing prior to implementation of the project d. A substantial temporary or periodic increase in ambient noise levels in the project vicinity above those existing prior to implementation of the project e. For a project located in 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 near a private airstrip, would it expose people residing or working in the project area to excessive noise Noise is unwanted sound that disturbs human activity. Environmental noise levels typically fluctuate over time, and different types of noise descriptors are used to account for this variability. Noise level measurements include intensity, frequency, and duration, as well as time of occurrence. Noise level (or volume) is generally measured in decibels (db) using the A-weighted sound pressure level (dba). Because of the way the human ear works, a sound must be about 10 dba greater than the reference sound to be judged as twice as loud. In general, a 3 dba change in community noise levels is noticeable, while 1-2 dba changes generally are not perceived. Quiet suburban areas typically have noise levels in the range of dba, while arterial streets are in the dba range. Normal conversational levels are in the dba range, and ambient noise levels greater than 65 dba can interrupt conversations. Initial Study Mitigated Negative Declaration 69

75 City of West Covina Noise levels typically attenuate at a rate of 6 dba per doubling of distance from point sources (such as construction equipment). Noise from lightly traveled roads typically attenuates at a rate of about 4.5 dba per doubling of distance. Noise from heavily traveled roads typically attenuates at about 3 dba per doubling of distance, while noise from a point source typically attenuates at about 6 dba per doubling of distance. Noise levels may also be reduced by the introduction of intervening structures. For example, a single row of buildings between the receptor and the noise source reduces the noise level by about 5 dba, while a solid wall or berm that breaks the line-of-sight reduces noise levels by 5 to 10 dba. The construction style for new buildings in California generally provides a reduction of exterior-to-interior noise levels of about 30 dba with closed windows (Federal Highway Administration [FHWA] 2006). The City of West Covina adopted the General Plan Update (Plan WC) in December The Our Healthy and Safe Community Chapter provides a description of existing noise levels and sources, and incorporates comprehensive goals and policies. The Chapter includes several policies on noise and acceptable noise levels. Plan WC has adopted the States recommended Noise/Land Use Compatibility Matrix where normally acceptable noise exposure for exterior residential land uses is 60 dba Ldn or CNEL 2 (City of West Covina 2016b). To implement the City s noise policies, the City adopted a Noise Ordinance. West Covina s Noise Ordinance (Article IV of Chapter 15 of the City s Ordinance Code) states that it is the City s policy to regulate and control annoying noise levels from all sources, and prohibits loud, unnecessary or unusual noise that unreasonably disturbs the peace and quiet of any residential neighborhood or that causes discomfort or annoyance to any reasonable person of normal sensitiveness residing in the area. The Noise Ordinance states that, if noise is plainly audible at a distance of 50 feet from the property line of any property, unit, building, structure or vehicle in which it is located, it shall be presumed that the noise being created is in violation. The Noise Ordinance also contains provisions regulating particular nuisance noise sources, such as repairing, rebuilding, or testing of any motor vehicles on private property, and the operation of two- and four-stroke engines. Any noise from these sources that exceed ambient noise levels by five decibels or more is considered a noise violation (City of West Covina 2016a). Section of the Noise Ordinance prohibits any construction activities between the hours of 8:00 PM and 7:00 AM (or 6:00 AM for unloading and loading activities) within a residential zone, or within a radius of 500 feet therefrom, that causes the noise level at the property line to exceed the ambient noise level (defined as the all-encompassing noise associated with a given environment) by more than five decibels, unless a permit to do so has been obtained from the City, or in the case of emergency work as defined in the Noise Ordinance. Some land uses are more sensitive to ambient noise levels than other uses due to the amount of noise exposure and the types of activities involved. For example, residences, motels, hotels, schools, libraries, churches, nursing homes, auditoriums, museums, cultural facilities, parks, and outdoor recreation areas are more sensitive to noise than commercial and industrial land uses. The project site is an assisted living and memory care facility, which is considered a noise-sensitive land use, and is surrounded by noise sensitive receptors including residences approximately 150 feet south and 500 feet southeast of the project site and a library approximately 650 feet north of the project site. 2 Normally acceptable: Specified land use is satisfactory, based upon the assumption than any buildings involved are of normal conventional construction, without any special noise insulation requirements. The Day-Night average level (Ldn) and the Community Noise Equivalent Level (CNEL) are two commonly used noise metrics. The Ldn is a 24-hour average noise level that adds 10 dba to actual nighttime (10:00 PM to 7:00 AM) noise levels to account for the greater sensitivity to noise during that time period. The CNEL is identical to the Ldn, except it also adds a 5 dba penalty for noise occurring during the evening (7:00 PM to 10:00 PM). 70

76 Environmental Checklist Noise a. Would the project 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? c. Would the project result in a substantial permanent increase in ambient noise levels above levels existing without the project? 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? On March 8, 2017, Rincon Consultants, Inc. performed four 15-minute noise measurements using an ANSI Type II integrating sound level meter in the vicinity of the project site. All measurements were taken during the PM peak hour, between approximately 3:55 and 5:20 PM. Vehicle counts were also obtained while the noise measurements were being conducted. Noise measurements and vehicle count results are summarized in Table 12. Appendix G provides noise measurement data sheets and Figure 11 shows measurement locations. These noise measurements and vehicle counts serve as a baseline for existing peak hour noise conditions in the vicinity of the project site. Table 12 Noise Monitoring Results Measurement Number Measurement Location Sample Time Leq [15] (dba) Vehicle Counts 1 On S. Sunset Avenue at project site, facing southeast 2 In front of the West Covina Library on W. Covina Parkway, facing southwest 3:55-4:10 PM :30-4:53 PM At 1200 W. Covina Parkway facing north 5:05-5:20 PM On W. Covina Parkway at project site, facing north 4:15-4:30 PM Source: Field visit using ANSI Type II Integrating sound level meter, March 9, Appendix G provides noise measurement data sheets Construction Noise Temporary construction noise would be generated by development of the site and traffic noise from construction vehicles. Nearby noise-sensitive land uses, including residences across S. Sunset Avenue, would be exposed to temporary construction noise. Noise impacts are a function of the type of activity being undertaken and the distance to the receptor location. Construction activity is expected to occur over a period of approximately 16 months. Project construction noise was modeled by construction phase to estimate noise levels that would be generated by construction activities at nearby residential uses. Noise was modeled using the Roadway Construction Noise Model (RCNM) developed by the FHWA to predict construction noise levels for a variety of construction operations. RCNM estimates the combined noise levels produced by specific equipment in each phase of construction based on the distance to the nearest receptor. The type of equipment utilized during each phase was based on defaults in CalEEMod used to model emissions, as construction equipment details have not yet been finalized for the project. The CalEEMod construction equipment defaults are listed in Appendix B worksheets, and construction noise model worksheets are provided in Appendix G. The distances for noise from construction equipment represents the distances Initial Study Mitigated Negative Declaration 71

77 City of West Covina Figure 11 Noise Measurement Locations 72