2.1 INTRODUCTION 2.2 PROJECT LOCATION 2.3 PROJECT DESCRIPTION

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1 CHAPTER 2 SUMMARY 2.1 INTRODUCTION In accordance with Section of CEQA Guidelines, this chapter provides a summary of the proposed Transit Oriented Development (TOD) Plan for Downtown Inglewood and Fairview Heights, and its environmental consequences, mitigation measures, and related analyses. This summary is intended to highlight the major areas of importance in the environmental analysis for the TOD Plan, and includes a brief description of proposed development, project objectives, approval requirements, areas of controversy/issues to be resolved, and a summary of alternatives to the proposed TOD Plan. In addition, this chapter provides a table summarizing (1) potential environmental impacts that would result from the proposed TOD Plan for Downtown Inglewood and Fairview Heights; (2) the level of significance of the environmental impacts prior to implementation of any applicable mitigation measures; (3) mitigation measures that would avoid or reduce significant environmental impacts; and (4) the level of significance of impacts after mitigation measures are implemented (see Table 2-1). The purpose of the analyses contained in this EIR is to provide information to decision makers and the public, and to define and measure the physical environmental impacts that are likely to result from implementation of the proposed TOD Plan for Downtown Inglewood and Fairview Heights. 2.2 PROJECT LOCATION Figure 1.1 indicates the location of the Downtown Inglewood and Fairview Heights planning areas. The Downtown TOD planning area consists of approximately 585 acres located in the center of Inglewood along the new Crenshaw/LAX Metro rail line just east of the Florence Avenue/La Brea Avenue intersection. The Downtown planning area generally encompasses the area within approximately 0.5 miles from the Metro Station. The Fairview Heights TOD planning area consists of approximately 328 acres located near the intersection of Florence Avenue and West Boulevard. This planning area encompasses the westerly portion of the half-mile radius area extending from the Metro Station that is within the City of Inglewood. The easterly portion of this half-mile radius lies within the City of Los Angeles, and is not part of the proposed project. 2.3 PROJECT DESCRIPTION The proposed Downtown Inglewood and Fairview Heights Transit Oriented Development Plan would amend the Inglewood General Plan to recognize the enhanced accessibility that completion of the Metro Crenshaw/LAX Line will bring, and to capture resulting land use and economic development opportunities. Included in the General Plan Amendment will be revisions to proposed land uses to take advantage of higher density mixed use development opportunities adjacent to the Downtown Inglewood and Fairview Heights Metro stations that will be opened along the Crenshaw/LAX Line. Downtown Inglewood and Fairview Heights 2-1 Metis Environmental Group

2 Existing General Plan land use designations for the Downtown Inglewood and Fairview Heights planning areas will be replaced with a single TOD designation for each area. The proposed project will also modify existing zoning to provide form-based development regulations aimed at maximizing use of transit, bicycling, and walking within Downtown Inglewood and Fairview Heights. These regulations set forth opportunities for increased development intensity in mixed use settings, along with expansion of employment-generating uses, particularly in the Downtown area. Form-based development regulations will be integrated with design guidelines, including guidelines for new development and rehabilitation of existing historic structures. Recognizing the intended transit orientation of new development within the Downtown and Fairview Heights areas, proposed zoning regulations include reductions in minimum parking requirements for uses and locations most amenable to transit use PROJECT OBJECTIVES The overarching objectives and underlying purpose of the Downtown Inglewood and Fairview Heights TOD Plan are to: Expand economic development opportunities and maximize utilization of the Metro Crenshaw/LAX Line; Create a pedestrian-friendly and economically vibrant mixed-use setting for Downtown Inglewood that is comprised of: o o o o New centers adjacent to the Metro station and at the south terminus of Market Street; A re-energized Historic Core; Creation of quality employment opportunities for City residents; and Preservation of unique areas such as Beach Avenue and the Hillcrest neighborhood. Create a pedestrian-friendly environment along the Redondo Boulevard Promenade and near the Fairview Heights Metro station, while ensuring development that is complementary in scale and character with the historic Fairview Heights neighborhood. Additional project objectives include: Providing a model for sustainable development and implementing the Inglewood Energy and Climate Action Plan; Protecting and enhancing existing historic structures and providing for their continued use into the future; Enhancing access between Downtown Inglewood and major entertainment venues in the community (Forum, NFL Stadium) as a means of providing services to visitors at these venues, thereby expanding business opportunities and sales tax generation within the Downtown area; and Expanding opportunities for artists to live and work in Inglewood. Downtown Inglewood and Fairview Heights 2-2 Metis Environmental Group

3 2.3.2 PROPOSED FUTURE DEVELOPMENT Table 2-1 identifies the types and amount of development the TOD plan would provide within the approximately 913-acre area that is subject to the TOD Plan. Table 2-1 summarizes existing uses, future demolition, future development, and the total amount of development that would result from the proposed TOD Plan. As part of future development, a total of 278,654 square feet of existing vacant buildings would be demolished within the Downtown Inglewood planning area, while a total of 7,720 square feet of existing vacant buildings would be demolished within the Fairview Heights planning area. TABLE 2-1 SUMMARY OF PROPOSED TOD PLANNING AREA DEVELOPMENT RESIDENTIAL (units) RETAIL (s.f.) OFFICE (s.f.) HOTEL (rooms) INSTITUTIONAL (s.f.) INDUSTRIAL & INDUSTRIAL/ CREATIVE OFFICE (s.f.) DOWNTOWN Existing Development 4, , , , ,535 Future Demolition ,549 81, , ,337 Future Development 2, , , ,248,476 Development at Buildout 6,793 1,116,485 1,113, ,099 1,744,674 FAIRVIEW HEIGHTS Existing Development 1,467 57,505 43, ,738 77,944 Future Demolition 4 12,129 41, ,710 70,950 Future Development ,011 4, ,977 0 Development at Buildout 1,681 64,387 6, ,005 7,354 PROJECT TOTAL Existing Development 5,781 1,031, , , ,479 Future Demolition , , , ,927 Future Development 2, , , ,977 1,248,476 Development at Buildout Source: The Arroyo Group, ,474 1,230,872 1,120, ,752,029 Downtown Inglewood TOD Concept Plan Elements Major plan elements for the Downtown Inglewood Plan are summarized below (see Figure 2). 1. Creation of a new North Market Place destination that includes: a) Inglewood Plaza as a new gathering place for the community; Downtown Inglewood and Fairview Heights 2-3 Metis Environmental Group

4 b) Intermittent closure of Market Street north of Regent Street as part of the plaza; c) Provision of pedestrian oriented retail around the plaza; d) New residential developments; e) Public parking structures; and f) A bridge/escalator connection and enhanced pedestrian facilities across Florence Avenue. 2. Creation of a new South Market Place destination that includes: a) A new City-owned parking structure on the site of the former bus transfer station; b) Retail along both sides of Market Street with residential, hotel and office uses above and a residential complex that shares a courtyard with the hotel. 3. Restoration of the Fox Theater in conjunction with revitalization of the Fox Theater block. 4. Development of a Market Street Infill Project that combines restoration of existing retail structures along Market Street and construction of a five-story residential complex facing a courtyard that is shared by adjacent retail and residential uses. 5. Development of a TechTown Campus on the existing City Yard Property and adjacent property between the City Yard and La Brea Avenue. The Tech Town Campus, which also includes the property between the City Yard and La Brea Avenue is proposed to be served by two new parking structures. The campus is proposed to be oriented to a day-lighted stream with a Class 1 Bikeway and pedestrian path on each side of the stream. 6. Development of a TechTown Campus on the property between the City Yard and La Brea Avenue. 7. Development of retail and residential complexes immediately adjacent to the Downtown Inglewood Metro Light Rail Station. These complexes would feature interior courtyards and shared parking with a privately or publicly funded parking structure. A grand staircase, with escalators, would serve both the residents of the new complexes and the neighborhood to the north of the light rail station. 8. Enhancement of downtown s pedestrian circulation network including the Market/Queen axis and alley walkways, which, along with mid-block pass-throughs, would connect the area to parking structures and interior courtyards. 9. Creation of a Downtown/TechTown Arts District, building on the strength of Inglewood s existing community of artists and providing for a vital interplay between the arts and sciences in Downtown and TechTown. 10. Creation of a Downtown Green Boulevards Network providing nearly five miles of bikeways separated from automobile traffic, significantly enhance groundwater recharge in Downtown and creating green corridors surrounding and leading to Downtown. 11. Establish a Downtown Parking District to construct and manage the existing and new public parking in Downtown and TechTown. 12. Future linkage between the Metro Station, Downtown, the Forum, Hollywood Park and the NFL Football Stadium via a combination of existing and advanced technology local transit systems/people movers. Downtown Inglewood and Fairview Heights 2-4 Metis Environmental Group

5 Complete Streets Plan Three types of Complete Streets are proposed in the Downtown Concept Plan: Primary Pedestrian Promenades, Green Boulevards and Neighborhood Connectors. Their locations are shown in Figure 3.9. Pedestrian Promenades Along the Primary Pedestrian Promenades, placemaking and pedestrian movement is proposed to be given the highest priority. During community events, the Primary Pedestrian Promenades would be able to be closed to vehicular traffic, with their entire right-of-way available for pedestrian movement and activities. Green Boulevards Each of the proposed Green Boulevards (La Brea Avenue, Florence Avenue, Prairie Avenue, Manchester Boulevard) are classified as a Major Arterial in the General Plan. The typical Green Boulevard cross-section, shown in Figure 4, shows the preservation of existing through-traffic lanes, while accommodating bicycles in protected lanes. Neighborhood Connectors Proposed Neighborhood Connectors -- Locust Street, Regent Street, and Beach Avenue -- are intended to link outlying districts of the Downtown area to Historic Downtown, the Metro station, and the rest of the Complete Streets Network. Downtown Bicycle Network The proposed bicycle network is made up of the pedestrian promenades, green boulevards and neighborhood connectors. It provides for dedicated facilities to access major Downtown Inglewood destinations in the Historic Downtown, Civic Center and TechTown. It also provides for safe routes to the Downtown Inglewood Metro station, Inglewood High School, and Crozier Middle School. Downtown Transit Oriented Development Zoning The Downtown Inglewood Concept Plan is proposed to be implemented through adoption of zoning regulations, including design guidelines that would govern new development. Proposed zoning districts for Downtown Inglewood include: Historic Core, which provides for a mix of uses, including ground-floor retail and restaurants, services, offices and residential uses in the Historic Downtown in a pattern and size consistent with the existing historic urban fabric. TOD Mixed-Use 1, which provides for larger-scale high density transit-oriented development. Uses are intended to be mixed with retail, services, or public-serving offices on the ground floor and residential, office, hotel or institutional on the upper floors. Plazas and shared parking structures are also encouraged within this zone. Downtown Inglewood and Fairview Heights 2-5 Metis Environmental Group

6 TOD Mixed-Use 2, which provides for office, flex, R&D, light industrial and warehousing uses to create the TechTown district in the northwest quadrant of the planning area. TOD Mixed-Use Corridor, which provides for a range of uses that respond to the needs of both a pedestrian-friendly transit-oriented district and existing streets with high automobile volumes within this zone. R-1 Residential Single Family, which provides for single-family houses in the center of the historic Hillcrest neighborhood. There are no changes from existing zoning or development standards proposed for this zone. R-2A Residential Limited Multiple Family, which provides for two dwelling units per lot on larger lots within the Fairview West district. There are no changes from existing zoning or development standards proposed for this zone. R-2 Residential Limited Multiple Family, which provides for two dwelling units per lot in the historic Hillcrest neighborhood. There are no changes to existing zoning or development standards proposed for this zone. R-3 Residential Multiple Family, which provides for multiple-family residential development in harmony in scale and character with historic single-family uses. P-1 Parking, which allows for the same uses as in the R-3 Residential Multiple Family district, but also permits commercial parking lots serving street-facing strip commercial uses along major streets. R-4 Residential Multiple Family, which provides for higher-density multiple-family residential development in a single-use context. Fairview Heights TOD Plan Elements The major elements of the proposed TOD Plan for the Fairview Heights area are summarized below. 1. Construction of the Redondo Boulevard Promenade as a major parking resource for the Metro Station and adjacent development and as a Pedestrian Promenade leading to Vincent Park. 2. Redevelopment of the County Building site. The existing structure is obsolete, and a higher density use is appropriate next to the Metro Station. 3. Encouragement of appropriate uses and density adjacent to the Metro Station. 4. Conversion of the triangle of land immediately adjacent to the Metro Station and formed by Florence Avenue, West Boulevard and Redondo Boulevard to a higher density use, such as an educational institution or residential. The development of this site to an appropriate density will require structured parking within the complex. 5. Preservation and enhancement of West Boulevard. 6. Preservation and enhancement of Hyde Park Boulevard. 7. Preservation and enhancement of the historic Fairview Heights neighborhood. 8. Extension of the Florence Avenue Green Boulevard from Downtown to the City boundary. 9. Creation of an attractive entrance to Vincent Park by extending Redondo Boulevard. Downtown Inglewood and Fairview Heights 2-6 Metis Environmental Group

7 Complete Streets Plan The Fairview Heights Concept Plan includes a similar Complete Streets Plan concept as that for the Downtown Area. Redondo Boulevard Promenade Redondo Boulevard is proposed as the Primary Pedestrian Promenade for Fairview Heights. As in Downtown, on the Primary Pedestrian Promenade, placemaking and pedestrian movement is intended to be given the highest priority. A second priority is to provide parking. In order to reconcile these priorities, a parking courtyard design is proposed, in which open space is provided within parking areas through landscaping and decorative and permeable paving. A wide sidewalk is proposed on the north side of the street to facilitate pedestrian movement and to enable outdoor dining. Florence Avenue Green Boulevard The Concept Plan provides for Florence Avenue Green Boulevard to extend from Downtown Inglewood to the City limit at West Boulevard. A full traffic signal is proposed to be installed at Florence Avenue and High Street that would allow for a full range of vehicular and bicycle turning movements. Neighborhood Connectors Proposed Neighborhood Connectors within the Fairview Heights planning area, Hyde Park and West Boulevards, are important streets for accessing the Fairview Heights Metro station. These streets prioritize pedestrian and bicycle movement while accommodating moderate-speed vehicular movement as well. Attention is proposed to be paid to the design and maintenance of the pedestrian environment, including planting street trees where needed. Pedestrian and Bicycle Routes to the Metro Station Pedestrian and bicycle routes to the Fairview Heights Metro Station are proposed to demarcate important residential streets and pathways that provide the most direct connections to the station from residential areas. Bicycle Network The proposed bicycle network for Fairview Heights consists of: Protected bicycle lanes on the Florence Avenue Green Boulevard; Class II bicycle lanes on West Boulevard; Potential bicycle-friendly residential streets, including Long and Gay Streets, with removal or modification of traffic diverters; and Shared bicycle and pedestrian paths through Vincent Park. Both long-term and short-term bicycle parking is proposed. Long-term bicycle parking would consist of secured parking such as bike lockers and indoor facilities that are intended to be provided at the Downtown Inglewood and Fairview Heights 2-7 Metis Environmental Group

8 Fairview Heights Metro Station and at schools or institutional uses. Short-term bicycle parking is intended to include bike racks, and is planned to be located within commercial and mixed-use areas and parks. Fairview Heights Transit Oriented Development Zoning The Fairview Heights Concept Plan is proposed to be implemented through adoption of zoning regulations that would govern new development. Figure 3.21 identifies the proposed zoning map and recommended extension of Redondo Boulevard within the Fairview Heights Planning Area. Proposed zoning districts for Fairview Heights include: TOD Mixed-Use 1, which provides for large-scale high density transit-oriented development. In Fairview Heights, institutional uses are a particular focus in this zone, but residential, retail and office uses are also proposed to be permitted. Plazas and shared parking structures are also encouraged within this zone. TOD Mixed-Use 3, which provides for pedestrian-friendly residential, retail, office or institutional uses on Redondo Boulevard that provide for a lively environment on the street, while incorporating appropriate transitions to the single-family residential area behind. TOD Mixed-Use 4, which provides for a range of uses at medium densities along West Boulevard. C-N Neighborhood Commercial, which provides for pedestrian-friendly office and retail uses in keeping with a neighborhood setting on Hyde Park Boulevard. Residential uses are also proposed to be permitted in this zone. R-2A Residential Limited Multiple Family, which provides for two dwelling units per lot throughout most of Fairview Heights. There are no changes to existing zoning or development standards proposed for this zone. R-3 Residential Multiple Family, which provides for multiple-family residential development in harmony in scale and character with historic single-family uses. P-1 Parking, which provides for multiple-family residential uses as in the R-3 Residential Multiple Family district and for commercial parking lots serving street-facing strip commercial uses along Hyde Park Boulevard. M-1 Light Manufacturing, which provides for general commercial uses as well as the fabrication, processing or treatment of products through processes that are not offensive or obnoxious by reason of emission of odor, dust, smoke, gas, noise or similar causes. Fairview Heights only M-1 zoned parcel is recommended to be replaced by the extension of Redondo Boulevard. O-S Open Space provides for City-owned parks or plazas. There are no changes to existing zoning or development standards proposed for this zone. S-1 and S-2 Special Cemetery, which provide for uses relating to the Inglewood Park Cemetery. There are no changes to existing zoning or development standards proposed for this zone. Downtown Inglewood and Fairview Heights 2-8 Metis Environmental Group

9 T-C Transportation Corridor, which provides a zoning designation for the Metro Crenshaw/LAX Line right-of-way, Fairview Heights station area and Metro park-and-ride located along the south side of Redondo Boulevard. 2.4 ANTICIPATED DISCRETIONARY ACTIONS AND APPROVALS The list below identifies the discretionary approvals by the City of Inglewood that are anticipated and therefore analyzed in this Program EIR. Approval of a Transit Oriented Development Plan, which includes a General Plan Amendment, Transit Oriented Development zoning, Concept Plan and Design Guidelines for: o o The Downtown Inglewood Planning Area, and The Fairview Heights Planning Area. Approval of site-specific developments within the Downtown Inglewood and Fairview Heights planning areas consistent with the provisions of the applicable Transit Oriented Development Plan. Create Parking Districts for the Downtown and TechTown areas. Create Enhanced Infrastructure Financing Districts for the Downtown and TechTown areas. Establish a public-private partnership to restore the Fox Theater and adjacent lands. Acquisition of one small property on each of the six blocks facing Market Street between Regent Street and Hillcrest Boulevard for use in preserving the long-term presence of artists in Downtown. Approval of an inclusionary housing policy to require affordable housing within new residential developments (potential future action). 2.5 ENVIRONMENTAL IMPACTS AND MITIGATION MEASURES The impacts and mitigation measures identified in this EIR are summarized in Section 2.8. This table lists potential impacts, recommended mitigation measures, and the level of significance of the impact after any recommended mitigation measures are implemented SIGNIFICANT UNAVOIDABLE IMPACTS This EIR identifies the following Significant Unavoidable impacts that would result from implementation of the proposed TOD Plan for Downtown Inglewood and Fairview Heights. Impact 4.E-1.1 Implementation of the proposed TOD Plan would result in four intersections not meeting established LOS performance criteria under Existing plus Project conditions. Even with implementation of project features, compliance with existing regulations, and EIR mitigation measures, impacts at three intersections would remain significant and unavoidable. Impact 4.E-1.2 Implementation of the proposed TOD Plan would result in 11 intersections not meeting established LOS criteria for intersection operations under Cumulative with Project conditions. Even with implementation of project features, compliance with existing Downtown Inglewood and Fairview Heights 2-9 Metis Environmental Group

10 regulations, and EIR mitigation measures, impacts at 7 intersections would remain significant and unavoidable. Impact 4.E-2 Implementation of the proposed TOD Plan would exceed CMP thresholds at one intersection. Because no feasible mitigation is available, the resulting impact would be significant and unavoidable IMPACTS FOUND NOT TO BE SIGNIFICANT The analyses undertaken during preparation of this EIR determined that no impacts would result in relation to the following. Agricultural and Forestry Resources The Downtown Inglewood and Fairview Heights TOD plan areas are within a fully urban setting, have long been developed, and do not provide any opportunity for agricultural or forestry use. Downtown Inglewood and Fairview Heights do not contain any lands planned, zoned, used, or suitable for commercial agriculture; do not contain any state-designated farmland; and do not contain or abut any forest resources. Therefore, the proposed TOD Plan for Downtown Inglewood and Fairview Heights would have no impact on agricultural or forestry resources. Mineral Resources According to the City of Inglewood General Plan Update (2006), oil is the only extractable resource known to exist within the City, with the possible associated presence of natural gas. The Downtown Inglewood and Fairview Heights planning areas have been fully developed with urban uses for several decades, and contain no known existing mineral resources. The California Geological Survey has classified lands within Los Angeles County into Mineral Resource Zones (MRZs) based on guidelines adopted by the California State Mining and Geology Board, as mandated by the Surface Mining and Reclamation Act of The Downtown Inglewood and Fairview Heights TOD plan areas have been mapped by the California Department of Mines and Geology primarily as MRZ-1, an area where adequate information indicates a low likelihood of significant mineral resources. Some areas are also zoned MRZ-3, indicating that the significance of mineral deposits cannot be determined from the available data. However, there are no lands designated MRZ-2 areas where adequate information indicates that significant mineral deposits are present, or there is a likelihood of their presence, and development should be controlled within or near the Downtown and Fairview Heights plan areas. The intent of designating significant deposits is to identify areas where mineral extraction could occur prior to development. Therefore, implementation of the proposed TOD Plan for Downtown Inglewood and Fairview Heights would not 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, and would not 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. Implementation of the proposed project would therefore have no impact on mineral resources. Downtown Inglewood and Fairview Heights 2-10 Metis Environmental Group

11 Biological Resources The Downtown Inglewood and Fairview Heights planning areas are located in an urban setting that has long been developed and does not support sensitive biological resources. The City of Inglewood General Plan Background Report (2006) acknowledges that sensitive biological resources do not occur, but also indicates that should sensitive biological habitats occur in the future as a result of habitat creation or restoration efforts, such resources would be quantified according to regulatory requirements and protocols and that the City would coordinate with regulatory agencies and comply with federal and state regulatory requirements to protect such resources. The Downtown Inglewood and Fairview Heights Plan areas do not support sensitive biological resources and do not include lands identified in conservation or regional habitat conservation plans. There are no sensitive habitats such as wetlands, waters, marshes or riparian areas present. The California Natural Diversity Database does not include any recently recorded observations of sensitive plant or animal species or sensitive habitats protected under state or federal endangered species acts (CNDDB, 2016). The last known occurrence of a sensitive species in Inglewood is dated 1906, long before the area was developed for urban uses, and the database indicates the species identified at that time is now considered extirpated, meaning it no longer occurs in Inglewood. Therefore, the proposed TOD Plan for Downtown Inglewood and Fairview Heights would not impact any sensitive biological resources. 2.6 ALTERNATIVES Chapter 5 of this EIR analyzes a range of reasonable alternatives to the proposed concept plans and TOD zoning. The alternatives that are analyzed in detail in that Chapter are described below ALTERNATIVE 1: NO PROJECT The No Project Alternative assumes that the proposed TOD Plan is not adopted, and that existing conditions would largely continue. None of the TOD Plan components described in Chapter 3, Project Description, would be approved, and there would be no further development within the TOD Plan areas other than existing development approvals, adaptive reuse of existing buildings, and a minimal amount of development on currently vacant sites pursuant to current General Plan and zoning requirements. This alternative is intended to meet the requirements of CEQA Guidelines Section (e) for evaluation of a no project alternative. The net increase in development under this alternative would be: Residential: 400 multi-family dwelling units Retail: 150,000 square feet Office: 25,000 square feet Institutional: 100,000 square feet Industrial: 200,000 square feet Downtown Inglewood and Fairview Heights 2-11 Metis Environmental Group

12 2.6.2 ALTERNATIVE 2: REDUCED NET DEVELOPMENT INCREASE (50 PERCENT REDUCTION) Development under this alternative would substantially reduce the net increase of development within the Downtown Inglewood and Fairview Heights areas as a means of reducing significant unavoidable traffic impacts of the proposed TOD Plan. Under this alternative, the proposed TOD Plan would be approved, but with approximately half of the net increase in development within the Downtown Inglewood and Fairview Heights areas compared to the proposed TOD Plan. The net increase in development under Alternative 2 would be: Residential: 1,350 multi-family dwelling units Retail: 100,000 square feet Office: 157,500 square feet Hotel: 125 rooms Institutional: 170,600 square feet Industrial, Industrial & Creative Office: 438,000 square feet Development would occur on all of the Key Development Sites described in Chapter 3, Project Description, and the provisions of the Downtown Inglewood and Fairview Heights Concept Plans would be approved and implemented. The net increase in residential, commercial, institutional, and industrial use that would be developed within the TOD Plan areas would be approximately 50 percent of that which is currently proposed and described in Chapter 3, Project Description, of this EIR ALTERNATIVE 3: REDUCED NET DEVELOPMENT INCREASE (25 PERCENT REDUCTION) Under this alternative, the proposed TOD Plan would be approved, but at a lower intensity than currently proposed. Development under this alternative would result in an approximately 25 percent lower net increase in development within the Downtown Inglewood and Fairview Heights areas compared to the proposed TOD Plan. The net increase in development under Alternative 3 would be: Residential: 2,025 multi-family dwelling units Retail: 150,000 square feet Office: 236,250 square feet Hotel: 185 rooms Institutional: 256,000 square feet Industrial, Industrial & Creative Office: 656,750 square feet Development would occur on all of the Key Development Sites described in Chapter 3, Project Description, and the provisions of the Downtown Inglewood and Fairview Heights Concept Plans would be approved and implemented. The net increase in residential, commercial, institutional, and industrial use that would be developed within the TOD Plan areas would be approximately 75 percent of that which is currently proposed and described in Chapter 3, Project Description, of this EIR. Downtown Inglewood and Fairview Heights 2-12 Metis Environmental Group

13 2.6.2 ENVIRONMENTALLY SUPERIOR ALTERNATIVE CEQA requires that the EIR identify an environmentally superior alternative that, when compared to the proposed project and the alternatives considered, would avoid (or reduce to the greatest extent) more of the adverse environmental effects identified for the proposed project, particularly any significant impacts. Many times, the No Project Alternative is identified as the environmentally superior alternative since it involves retention of baseline conditions and avoids all of the impacts associated with the proposed project. When that occurs, CEQA requires that an alternative other than the No Project Alternative be identified. Alternative 1, No Project, would be environmentally superior since it reduces or avoids the significant traffic effects of the TOD Plan and reduces nearly all other environmental effects. Of the other alternatives evaluated in this EIR, Alternative 2 would be the environmentally superior alternative since it involves minimal impacts compared to the proposed TOD Plan and meets most project objectives albeit not to the same degree as does the TOD Plan as it is proposed. 2.7 AREAS OF CONTROVERSY AND ISSUES TO BE RESOLVED CEQA Guidelines Section specifies that the EIR summary shall identify areas of controversy known to the Lead Agency, including issues raised by agencies and the public, and issues to be resolved, including the choice among alternatives and whether or how to mitigate the significant effects. To date, no areas of controversy or issues to be resolved have been identified. 2.8 SUMMARY OF PROJECT IMPACTS AND MITIGATION MEASURES LAND USE Threshold 4.A-1: Impact 4.A-1: Physically divide an established community. Implementation of proposed Downtown Inglewood and Fairview Heights TOD Plan would increase, rather than decrease connectivity within Downtown Inglewood and Fairview Heights, and would therefore not physically divide an existing community. No impact would result, and no mitigation measures are therefore required. Threshold 4.A-2 Impact 4.A-2: Conflict with plans, policies, and regulations intended to avoid or mitigate environmental effects. Implementation of proposed Downtown Inglewood and Fairview Heights TOD Plan are inconsistent with existing plans, policies, and regulations intended to avoid or mitigate environmental effects, as described in Section 4.A and identified in Tables 4.A-3 and 4.A-4. Downtown Inglewood and Fairview Heights 2-13 Metis Environmental Group

14 No impact would result, and no mitigation measures are therefore required. Threshold 4.A-3: Impact 4.A-3: Conflict with any applicable habitat conservation plan or natural community conservation. Implementation of the proposed Downtown Inglewood and Fairview TOD Plan would not be subject to any habitat conservation plan or natural community conservation plan. No impact would result, and no mitigation measures are therefore required. Threshold 4.A-4 Impact 4.A-4: Have a substantial adverse impact on the existing character of the site or its vicinity. Development standards and design guidelines in the proposed TOD Plan would ensure that new buildings incorporate visually interesting active ground floors, public realm improvements that would include creating active outdoor gathering spaces, outdoor seating areas, and installation of landscaping. These public realm improvements and design guidelines would create a high-quality and active pedestrian environment that is compatible with the existing surrounding community. With the introduction of new higher intensity development, various aspects of the visual character of the TOD Plan areas would change. However, as described in Section 4.A, these changes provide compatibility in scale and character between existing and future development. As a result, build out of the proposed TOD Plan would not degrade the character of the TOD Plan areas or surrounding lands. Rather, the development standards and design guidelines included in the TOD Plan would ensure that development projects would enhance the character of the area. Because implementation of the proposed Downtown Inglewood and Fairview Heights TOD Plan would not result in degradation of the existing visual character and quality of the TOD Plan areas or their surroundings, impacts would be less than significant POPULATION HOUSING, AND EMPLOYMENT Threshold 4.B-1: Impact 4.B-1: Induce substantial population growth. Implementation of proposed Downtown Inglewood and Fairview Heights TOD Plan would generate population growth as the direct result of increased housing and employment within the Downtown Inglewood and Fairview Heights areas and indirectly by creating a need for housing for new employees. However, the housing and employment growth that would result from the proposed TOD Plan is consistent with regional growth projections, and the TOD Plan provides a net increase in available housing. Downtown Inglewood and Fairview Heights 2-14 Metis Environmental Group

15 Because TOD Plan-related growth is consistent with regional forecasts, the resulting impact would be less than significant. Threshold 4.B-2: Impact 4.B-2: Displace housing or people, necessitating the construction of replacement housing elsewhere. Implementation of the proposed Downtown Inglewood and Fairview Heights TOD Plan would result in displacement of existing housing and people that would necessitate the construction of housing. However, the proposed TOD Plan provides replacement housing. Because the proposed TOD Plan provides replacement housing, resulting in a net increase in available housing, a less than significant impact would result AESTHETIC RESOURCES Threshold 4.C-1: Impact 4.C-1: Adverse effect on a scenic vista. The TOD Plan proposes infill development within the existing developed urban environment, and views would continue to be of a developed and urban landscape. Due to the lack of topography, no designated scenic views or vistas exist. Implementation of the proposed TOD Plans would have no impacts in relation to a scenic vista. Threshold 4.C-2: Impact 4.C-2: Damage scenic resources within a state scenic highway. The TOD Plan areas are not within or visible from any existing designated (or eligible) scenic highways, and would not, therefore, damage scenic resources within a state scenic highway. No impact would result, and no mitigation measures are therefore required. Threshold 4.C-3: Impact 4.C-3.1: New source of substantial light or glare, which would adversely affect day or nighttime views in the area. All development within proposed Downtown Inglewood and Fairview Heights TOD Plan would in compliance with the Municipal Code lighting standards, and would not create substantial new sources of nighttime lighting. Impacts would be less than significant, and no mitigation measures are therefore required. Impact 4.C-3.2: Even though a substantial increase in total building area would occur, provision of features, such as non-reflective textured surfaces on building exteriors, limiting of the use of reflective glass, and shielding Downtown Inglewood and Fairview Heights 2-15 Metis Environmental Group

16 external light sources as required by Chapter 12 of the Inglewood Municipal Code would reduce the potential to generate glare. Compliance with the Municipal Code and review of projects by the City through the plan check and development permit process, would ensure impacts related to increased sources of glare would be less than significant CULTURAL RESOURCES Threshold 4.D-1: Impact 4.D-1: Substantial adverse change in the significance of a historic resource. Although no historically significant buildings are planned for demolition and the proposed TOD Plan aims to ensure preservation of historic resources, implementation of site-specific development projects pursuant to the proposed TOD Plan could cause a substantial adverse change in the significance of a historical resource by altering a historical resource s physical characteristics, which convey its historical significance. Therefore, Mitigation Measure 4.D-1 has been included to address unidentified, potential historical resources (buildings, structures, and features aged 50 years and older) and to ensure preservation of known historic resources as new development within the TOD Plan areas occur Mitigation Measure 4.D-1: Prior to issuance of any permits for projects or demolition activities that would physically affect any listed or potentially eligible historic buildings, structures, or features aged 50 years old or older or negatively affect their historic setting, a cultural resource professional who meets the Secretary of the Interior s Professional Qualifications Standards for Architectural History shall be retained to determine if the proposed activities would cause a substantial adverse change in the significance of a historical resource as defined in CEQA Guidelines Section The investigation shall include, as determined appropriate by the cultural resource professional and City of Inglewood, the appropriate archival research, including, if necessary, a records search at the South Central Coastal Information Center (SCCIC) of the California Historical Resources Information System (CHRIS) and a pedestrian survey of the proposed project or activity area to determine if any significant historic period resources would be adversely affected by the proposed action. The results of the investigation shall be documented in a technical report or memorandum that identifies and evaluates any historical resources within the project area and includes recommendations and methods for eliminating or reducing impacts on historical resources. Methods would include, but are not limited to, written and photographic recordation of the resource in accordance with the level of Historic American Building Survey (HABS) documentation that is appropriate to the significance (local, state, national) of the resource. Methods determined to reduce historic impacts, pursuant to the Secretary of the Interiors standards to a less than significant level shall be incorporated into all development plans submitted and included as conditions of approval. In addition, a Downtown Inglewood and Fairview Heights 2-16 Metis Environmental Group

17 qualified cultural resource professional shall monitor development activities to ensure that recommended site-specific historic related design measures are followed during construction. Implementation: A qualified cultural resource professional shall be retained to identify potential historic resources on any site-specific development project containing one or more buildings more than 50 years old. Designers and contractors shall comply with the recommended historic design standards and other measures identified by the historic evaluation. In addition, the qualified cultural resource professional shall monitor development activities to ensure that recommended site-specific historic related design measures are followed during construction. Compliance with existing regulations and implementation of EIR mitigation measures would reduce this potential impact to less than significant. Threshold 4.D-2: Impact 4.D-2: Substantial adverse change in the significance of an archaeological resource. Because future site-specific development pursuant to the proposed TOD Plan could involve grading and excavation to greater depths than was previously undertaken, such future development could disturb buried archaeological resources. Thus, Mitigation Measure 4.D-2 has been included to reduce the potential for archaeological resources to be impacted during earthmoving activities and provides for preservation of any identified resources. Mitigation Measure 4.D-2: Prior to the issuance of a grading permit and/or action that would permit site disturbance (whichever occurs first), the applicant/ developer shall provide written evidence to the City Planning Division that a qualified archaeologist has been retained to respond on an as-needed basis to address unanticipated archaeological discoveries and any resulting archaeological requirements shall be incorporated into all development plans submitted and also included as conditions of approval. In the event that archaeological materials, including stone tools, shells, bones, glass shards, ceramics, or other materials older than 50 years in age, are encountered during ground-disturbing activities, work in the immediate vicinity of the resource shall cease until a qualified archaeologist has assessed the discovery and appropriate treatment pursuant to CEQA Guidelines Section is determined. If archaeological resources are found to be significant, the archaeologist shall determine, in consultation with the City and any local Native American groups expressing interest following notification by the City, appropriate avoidance measures or other appropriate mitigation. Per CEQA Guidelines Section (b)(3), preservation in place shall be the preferred means to avoid impacts to archaeological resources qualifying as historical resources. Consistent with CEQA Guidelines Section (b)(3)(C), if it is demonstrated that resources cannot be avoided, the qualified archaeologist shall develop additional treatment measures, such as data recovery or other appropriate measures, in consultation with the implementing agency and Downtown Inglewood and Fairview Heights 2-17 Metis Environmental Group

18 any local Native American representatives expressing interest in prehistoric or tribal resources. If an archaeological site does not qualify as an historical resource but meets the criteria for a unique archaeological resource as defined in Section , then the site shall be treated in accordance with the provisions of Section Implementation: A qualified archaeologist shall be retained by the applicant/developer to respond on an as-needed basis to address unanticipated archaeological discoveries. In addition, any archaeological requirements established by the archaeologist evaluating the discovery shall be incorporated into all development plans submitted and included as conditions of approval. With implementation of Mitigation Measure 4.D-2, impacts related to a substantial adverse change in the significance of an archaeological resource would be less than significant. Threshold 4.D-3: Impact 4.D-3: Destruction of a unique paleontological resource or unique geologic feature. There is potential for future site-specific development projects pursuant to the proposed TOD Plan that involve grading and excavation of vacant sites or to greater depths than previously undertaken for currently developed sites to directly or indirectly destroy a previously unknown unique paleontological resource or site. Therefore, Mitigation Measure 4.D-3 has been included to address the potential for paleontological resources to be uncovered during earthmoving activities and provides for preservation of any uncovered resources. Mitigation Measure 4.D-3: Prior to the issuance of a grading permit and/or action that would permit site disturbance in native ground (below soils that were disturbed by previous development activities), (whichever occurs first, the applicant/developer shall provide written evidence to the City Planning Division that a qualified paleontologist has been retained to respond on an as-needed basis to address unanticipated paleontological discoveries, and the paleontological requirements shall be incorporated into all development plans submitted and included as conditions of approval. In the event that paleontological resources are encountered during grading and construction operations, all construction activities shall be halted or redirected to provide for a qualified paleontologist to assess the find for significance and, if necessary, develop a paleontological resources impact mitigation plan (PRIMP) for the review and approval by the City prior to resuming construction activities. Projects that would not encounter previously undisturbed soils would not be required to retain a paleontologist. However, these projects shall demonstrate non-disturbance to the City through the appropriate construction plans or geotechnical studies prior to any earth disturbing activities. Downtown Inglewood and Fairview Heights 2-18 Metis Environmental Group

19 Implementation: A qualified paleontologist shall be retained by the applicant/developer to respond on an as-needed basis to address unanticipated paleontological discoveries. In addition, the paleontological requirements shall be incorporated into all development plans submitted and included as conditions of approval. Compliance with existing regulations and implementation of EIR mitigation measures would reduce this impact to be less than significant. Threshold 4.D-4: Impact 4.D-4: Disturb any human remains, including those interred outside of formal cemeteries. Implementation of the proposed Downtown Inglewood and Fairview Heights TOD Plan could disturb currently unknown human remains, including those interred outside of formal cemeteries. The TOD Plan would be implemented in compliance with Health and Safety Code Section and PRC Section ; therefore, impacts related to the potential to disturb human remains, including those interred outside of formal cemeteries would be less than significant TRAFFIC AND CIRCULATION Threshold 4.E-1: Impact 4.E-1.1: Conflict with an applicable plan, ordinance, or policy establishing a measure of effectiveness for the performance of the circulation system. Implementation of the proposed TOD Plan would result in four intersections not meeting established LOS performance criteria under existing plus project conditions. Even with implementation of project features, compliance with existing regulations, and EIR mitigation measures, operations at three intersections will exceed applicable LOS standards. Traffic generated by the proposed TOD Plan is forecast to result in significant traffic impacts at four intersections under existing plus project conditions: La Brea Avenue/Regent Street La Brea Avenue/Manchester Boulevard Prairie Avenue/Florence Avenue La Cienega Boulevard/Florence Avenue With implementation of applicable Mitigation, impacts at the Prairie Avenue/Florence Avenue will be less than significant, while impacts at the remaining intersections will be significant and unavoidable. Downtown Inglewood and Fairview Heights 2-19 Metis Environmental Group