Resolution No. 2013-031RESOLUTION NO. 2013-31
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
VERNON ADOPTING THE INITIAL STUDY/MITIGATED
NEGATIVE DECLARATION FOR THE PROPOSED AFFORDABLE
HOUSING DEVELOPMENT AT 4675 52ND DRIVE, ASSOCIATED
DEVELOPMENT AGREEMENT, DISPOSITION AND DEVELOPMENT
AGREEMENT, GENERAL PLAN AMENDMENTS, AND ZONING
ORDINANCE AND MAP AMENDMENTS; AND ADOPTING THE
MITIGATION MONITORING REPORTING PROGRAM
WHEREAS, the City Council of the City of Vernon ("City") has
adopted several good -governance reform measures, including a
commitment to at least double the housing stock within the City; and
WHEREAS, the City identified a site located at 4675 52"d
Drive (APN 6314-002-900) as appropriate for a new housing development;
and
WHEREAS, in order to construct new housing at 4675 52°d
Drive, the City must amend the General Plan Land Use and Housing
I
Elements, amend the Zoning Ordinance and Zoning Map, and approve a
Development Agreement and a Development and Disposition Agreement
(collectively, "Project");.and
WHEREAS, the City determined that the Project was subject to
the California Environmental Quality Act ("CEQA") and prepared an
Initial Study/Mitigated Negative Declaration pursuant to CEQA,
attached hereto as Exhibit A and incorporated herein by reference,
evaluating the potential environmental impacts of the Project; and
WHEREAS, the City determined that the mitigation measures
identified in the Initial Study/Mitigated Negative Declaration would
reduce all environmental impacts to less -than -significant levels; and
WHEREAS, the City mailed the Notice of Intent to Adopt the
Mitigated Negative Declaration on January 7, 2013, pursuant to CEQA
Guidelines section 15072. A 20-day review and comment period for the
Mitigated Negative Declaration opened on January 8, 2013 and closed on
January 28, 2012. The Mitigated Negative Declaration was made
available to the public during this review period; and
WHEREAS, the City received comments during and after the
public review period; and
WHEREAS, the City has considered the public comments and, as
a result of those comments, has made a change to mitigation measure
4.3-1 which is not a mitigation measure required to avoid significant
impacts to the environment, but rather is required 'to ensure that the
Project conditions of approval address any potential health risks to
future residents that may exist due to the industrial nature of the
City and the presence of.freeways in proximity to the proposed housing
sites; and
WHEREAS, the revised mitigation measure is equivalent or
more effective in addressing any potential adverse health effects and
will not cause any potentially significant effect on the environment
and the change to the mitigation measure is not a substantial revision
and does not in any manner alter the conclusions in the Initial
Study/Mitigated Negative Declaration; and
WHEREAS, in response to the public comments, the City also
revised mitigation measure 4.11-2 and the revised mitigation measure
is equivalent or more effective in mitigating potential significant
effects and will not.cause any potentially significant effect on the
environment and the change to the mitigation measure is not a
substantial revision and does not in any manner alter the conclusions
in the Initial Study/Mitigated Negative Declaration; and
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WHEREAS, the City held a hearing on the Initial
Study/Mitigated Negative Declaration on February 5, 2013; and
WHEREAS, the City prepared a Mitigation Monitoring Reporting
Program ("MMRP") in accordance with CEQA, attached hereto as Exhibit B
and incorporated herein by reference, which is designed to ensure
compliance with the identified mitigation measures during Project
implementation and operation; and
WHEREAS, the City Council has reviewed the public comments,
together with the Initial Study/Mitigated Negative Declaration and the
MMRP, and finds that these documents reflect the independent judgment
of the City Council; and
WHEREAS, the Initial Study/Mitigated Negative Declaration
and MMRP for the Project are on file in the City Clerk's office
located at 4305 Santa Fe Avenue, Vernon, CA 90058 and are available
for inspection by any interested person at that location and are, by
this reference, incorporated into this Resolution as if fully set
forth herein.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE
CITY OF VERNON AS FOLLOWS:
SECTION 1: The City Council of the City of Vernon hereby
finds and determines that the above recitals are true and correct.
SECTION 2: The City Council finds it has independently
reviewed and analyzed the Initial Study/Mitigated Negative Declaration
and other information in the record, including the public comments,
and has considered the information contained therein.
SECTION 3: The City Council finds the Initial
Study/Mitigated Negative Declaration prepared for the Project has been
completed in compliance with CEQA and is consistent with state and
- 3 -
local guidelines implementing CEQA.
SECTION 4:. The City Council finds that mitigation measures
4.3-1,and 4.3-2 are not required to avoid any significant impacts
associated with the Project, as the Health Risk Assessment does not
identify any impacts the Project will have on the environment with
respect to air quality. Mitigation measures 4.3-1 and 4.3-2 have been
included instead to ensure that the Project conditions of approval
address any potential health risks to future residents that may exist
due to the industrial nature of the City and the presence of freeways
in proximity to the proposed housing sites. Mitigation measure 4.3-1
in the Initial Study has been revised for the purpose of identifying
more specific performance criteria for air filtration systems to be
provided in housing developments. The City Council finds further that
revised mitigation measure 4.3-1 is equivalent or more effective in
addressing any potential adverse health effects due to the more
specific nature of the measure and, that it in itself, revised
mitigation measure 4.3-1 will not cause any potentially significant
effect on the environment since no air quality impact resulting from
the Project has been identified. The City Council finds the change to
the mitigation measure is not a substantial revision.
SECTION 5: The City Council finds that the revised
mitigation measure 4.11-2 is equivalent or more effective in
mitigating potential significant effects and will not cause any
potentially significant effect on the environment and the change to
the mitigation measure is not a substantial revision and does not in
any manner alter the conclusions in the Initial Study/Mitigated
Negative Declaration.
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SECTION 6: The City Council finds the Initial
Study/Mitigated Negative Declaration represents the independent
judgment and analysis of the City of Vernon, as lead agency for the
Project.
SECTION 7: The City Council designates the Interim City
Clerk as the custodian of the documents and records of proceedings on
which this decision is based.
SECTION 8: The City Council finds that based upon the
entire record of proceedings before the City Council, there is no
substantial evidence that the Project will have a~significant effect
on the environment.
SECTION 9: The City Council adopts the Initial
Study/Mitigated Negative Declaration.
SECTION 10: The City Council adopts the MMRP, attached
hereto as Exhibit B and incorporated herein by reference, which
mitigation measures contained therein represent the mitigation
measures to be applied to this Project.
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SECTION 11: The Interim City Clerk, or Deputy City Clerk, of
the City of Vernon shall certify to the passage, approval and adoption
of this resolution, and the Interim City Clerk, or Deputy City Clerk,
of the City of Vernon shall cause this resolution and the Interim City
Clerk's, or Deputy City Clerk's, certification to be entered in the
File of Resolutions of the Council of this City.
APPROVED AND ADOPTED this 19th day of February, 2013.
V Dana Reed
Interim City Clerk -Bepaty
APPROVE FORM:
-a.iaj 13
Nicholas George Rodriguez,
City AVDprney.
Name: William J. Davis
Title: Mayor / -n2n��
Jon E. G etz, Esn.
k Kronic, Moskovitz, Tiedemann & Girard
Special Counsel to City
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STATE OF CALIFORNIA )
) ss
COUNTY OF LOS ANGELES )
I, Dana Reed , Interim City Clerk /-no... -itG "
^ G of
the City of Vernon, do hereby certify that the foregoing Resolution,
being Resolution No. 2013-31, was duly passed, approved and adopted by
the City Council of the City of Vernon at a regular meeting of the City
Council duly held on Tuesday, February 19, 2013, and thereafter was
duly signed by the Mayor or Mayor Pro-Tem of the City of Vernon.
Executed this "//dw day of February, 2013, at Vernon, California.
(SEAL)
.. ( I ) &Ip
Vr na R ed
Interim City Clerk /
- 7 .-
EXHIBIT A
INITIAL STUDY
MITIGATED NEGATIVE DECLARATION
Proposed 45 Unit Affordable Housing Development at
4675 52nd Drive
Associated Development Agreement,
Disposition and Development Agreement;
General Plan Amendments, and Zoning Ordinance and Map Amendments
January 7, 2013
Lead Agency:
City of Vernon
4305 Santa Fe Avenue
Vernon, CA 90058
Consultant to the Lead Agency:
Hogle-Ireland, Inc.
630 North Rosemead Boulevard, Suite 150
'Pasadena, CA 91107
Hogle-Ireland
Planning & Development consulting
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Table of Contents
1 Introduction.........................................................................................................I
1.1 - Purpose of CEQA..................................................................................... 1
1.2 - Public Comments..................................................................................... 3
1.3 - Availability of Materials............................................................................. 3
2 Project Description...............................................................................................5
2.1 - Project Title............................................................................................ 5
2.2 - Lead Agency Name and Address................................................................ 5
2.3 - Contact Person and Phone Number .............................................. ... I.......... 5
2.4 - Project Location...................................................................................... 5
2.5 - Project Sponsor's Name and Address.......................................................... 5
2.6 - General Plan Land Use Designation.......................................................:.... 6
2.7 - Zoning District .... :................................................................................... 6
2.8 - Project Description.................................................................................. 6
2.9 - Project Objectives...................................................................................13
2.10 - Surrounding Land Uses...........................................................................14
2.11 - Environmental Setting.............................................................................14
2.12 - Required City Approvals..........................................................................14
2.13 - Other Public Agencies Whose Approval Is Required,,....................................15
2.14 - Use of 2007 General Plan Program EIR......................................................15
3 Determination....................................................................................................31
3.1 - Environmental Factors Potentially Affected.................................................31
3.2 - Determination.........................................................................................31
4 Evaluation of Environmental Impacts.................................................................33
4.1 - Aesthetics.............................................................................................33
4.2 - Air Quality.............................................................................................37
4.3 - Biological Resources...............................................................................45
4.4 Cultural Resources..................................................................................47
4.5 - Geology and Soils...................................................................................49
4.6 - Greenhouse Gas Emissions......................................................................53
4.7 - Hazards and Hazardous Materials..............................................................56
4.8 - Hydrology and Water Quality....................................................................59
4.9 - Land Use and Planning............................................................................65
4.10 - Mineral Resources..................................................................................67
4.11 - Noise....................................................................................................68
4.12 - Population and Housing...........................................................................72
4.13 - Public Services.......................................................................................74
4.14 - Recreation.............................................................................................76
4.15 - Transportation and Traffic ........................................................................77
4.16 - Utilities and Service Systems...................................................................80
4.17 - Mandatory Findings of Significa.nce............................................................83
4.18 - Summary of Mitigation Measures..............................................................85
5 References 87
5.1 - List of Preparers.......................................................... :.................... ...... 87
5.2 - References ............................................ :............................................... 87
Affordable Housing Development at 4675 52nd Drive, Development Agreement, General Plan and
Zoning Code Amendments I
Table of Contents
List of Exhibits
Exhibit 1: Affordable Project (4675 52nd Drive) Site Map.........................................17
Exhibit 2: Regional Context and Vicinity Map........................................................19
Exhibit 3: Site Plan - Proposed Affordable Housing Project at 4675 52nd Drive .......... 21
Exhibit 4: Floor Plans - Proposed Affordable Housing Project at 4675 52nd Drive ........23
Exhibit 5: Rendering - Proposed Affordable Housing Project at 4675 52nd Drive .........25
Exhibit 6: Proposed General Plan Land Use Map ................. .............................27
Exhibit 7: Proposed Zoning Map..........................................................................29
List of Tables
Table 4.3-1
South Coast Air Basin Attainment Status - South Los Angeles County ...39
Table 4.3-2
Air Quality Model Construction Schedule .................. :
40
Table 4.3-3
.........................
Unmitigated Maximum Daily Construction Emissions (Ibs/day)..............40
Table 4.3-4
Long -Term Daily Emissions (Ibs/day)................................................41
Table 4.3-5
Long -Term Daily Emissions (Ibs/day)..........._....................................42
Table 4.3-6
Results of Non -Cancer Impacts........................................................42
Table 4.3-7
Candidate Sites
Table 4.3-8
.............................................................................43
Long -Term Dally Emissions (Ibs/day)................................................43
Table 4.3-9
Long -Term Daily Emissions (Ibs/day) - Results of Non -Cancer Impact ....
43
Table 4.7-10
Greenhouse Gas Emissions Inventory
........................... :....................
54
Appendices
A: Air Quality Analysis Worksheets
B: Health Risk Assessment
C: Noise Study
D: Traffic Study
Initial Study
I Introduction
The City of Vernon (Lead Agency) solicited proposals from qualified and experienced developers
for the development of rental housing on a lot presently owned by the City. The site Is
approximately 2.06 acres and is located at 4675 52nd Drive in the southeast.area of Vernon. The
Vernon City Council recently adopted several good -governance reform measures, Including a
commitment to at least double the housing stock within the City. The development of rental
housing as described herein would be key to meeting this specific reform measure.
The City of Vernon Is.a 5.2-square-mile Industrial community founded in 1905 and Is located
approximately 5 miles southeast of downtown Los Angeles, California. Over Its long history,
Vernon has been developed as an industrial community. At the turn of the 20`h century the lands
comprising Vernon consisted largely of farmlands. The presence of three major rail lines led to
influential businessmen and property owners to encourage the railroad companies to run spur
lines onto the farmlands. These rail extensions enabled the creation of an "exclusively Industrial"
city. By the 1920s, Vernon was attracting large stockyards and meatpacking facilities. In the
1930s, Vernon became the location of choice for many heavy Industrial plants. As economic
conditions changed over the decades, these large scale industrial operations have relocated out of
Southern California and Vernon attracted smaller lighter industrial facilities. The City's business -
friendly environment, low-cost utilities, and key location for trucking and rail transport continue to
position Vernon as an Ideal location for Industrial uses. The City Is fully built out; however, as
former Industrial facilities are decommissioned and eventually demolished, inflll development
opportunities arise. As Vernon has developed over the past century, the residential population of
the City slowly declined. Today, approximately 112 people reside within 31 residential units.
Vernon Is bordered by the cities of Los Angeles, Huntington Park, Maywood, Bell, and Commerce.
The City of Vernon is served by the Long Beach Freeway (1-710) which runs along the eastern
edge. Interstates 5 and 10 and State Route 60 are just to the north. Vernon Is located with easy
access to the ports of Los Angeles and Long Beach and the Los Angeles International Airport.
The City of Vernon has prepared this Initial Study and Mitigated Negative Declaration for use In
analyzing the environmental Impacts associated with the proposed development of a 45-unit
residential development at 4675 52ntl Drive, as well as a related Development Agreement (DA),
Disposition and Development Agreement (DDA), General Plan Amendments, Zoning Code
Amendments, and Zoning Map changes (collectively referred to as the "project").
1.1 - Purpose of CEQA
The body of state law known as the California Environmental Quality Act (CEQA) was originally
enacted in 1970 and has been amended a number of times since then. The legislative Intent of
this law is established in Section 21000 et seq. of the California Public Resources Code, as
follows:
The Legislature finds and declares as follows:
a) The maintenance of a quality environment for the people of this state now and In the
future Is a matter of statewide concern.
b) It Is necessary to provide a high -quality environment that at all times Is healthful and
pleasing to the senses and Intellect of man.
Affordable Housing Development at 4675 52nd Drive, Development Agreement, General Plan and
Zoning Code Amendments 1
2 Introduction
c) There Is a need to understand the relationship between the maintenance of high -
quality ecological systems and the general welfare of the people of the state, including
their enjoyment of the natural resources of the state.
d) The capacity of the environment is limited, and It is the Intent of the Legislature that
the government of the state take Immediate steps to identify any critical thresholds for
the health and safety of the people of the state and take all coordinated actions
necessary to prevent such thresholds being reached.
e) Every citizen has a responsibility to contribute to the preservation and enhancement of
the environment.
f) The Interrelationship of policies and practices in the management of natural resources
and waste disposal requires systematic and concerted efforts by public and private
interests to enhance environmental quality and to control environmental pollution.
g) It is the intent of the Legislature that all agencies of the state. government which
regulate activities of private individuals, corporations, and public agencies which are
found to affect the quality of the environment, shall regulate such activities so that
major consideration is given to preventing environmental damage, while providing a
decent home and satisfying living environment for every Californian.
The Legislature further finds and declares that It is the policy of the State to:
a) Develop and maintain a high -quality environment now and in the future, and take all
action necessary to protect, rehabilitate, and enhance the environmental quality of the
state.
b) Take all action necessary to provide the people of this state with clean air and water,
enjoyment of aesthetic, natural, scenic, and historic environmental qualities, and
freedom from excessive noise.
c) Prevent the elimination of fish or wildlife species due to man's activities, insure that
fish and wildlife populations do not drop below self-perpetuating levels, and preserve
for future generations representations of all plant and animal communities and
examples of the major periods of California history.
d) Ensure that the long-term protection of the environment, consistent with the provision
of a decent home and suitable living environment for every Californian, shall be the
guiding criterion In public decisions.
e) Create and maintain conditions under which man and nature can exist in productive
harmony to fulfill the social and economic requirements of present and future
generations.
f) Require governmental agencies at all levels to develop standards and procedures
necessary to protect environmental quality.
g) Require governmental agencies at all levels to consider qualitative factors as well as
economic and technical factors and long-term benefits and costs, in addition to short-
term benefits and costs and to consider alternatives to proposed actions affecting the
environment.
A concise statement of legislative policy, with respect to public agency consideration of projects
for some form of approval, is found In Section 21002 of the Public Resources Code, quoted below:
The Legislature finds and declares that It is the policy of the state that public agencies should
not approve projects as proposed If there are feasible alternatives or feasible mitigation
measures available which would substantially lessen the significant environmental effects of
such projects, and that the procedures required by this division are intended to assist public
agencies In systematically identifying both the significant effects of proposed projects and the
feasible alternatives or feasible mitlgatlon measures which will avoid or substantially lessen
such significant effects. The Legislature further finds and declares that in the event specific
Initial Study
2 Project Description
economic, social, or other conditions make infeasible such project alternatives or such
mitigation measures, Individual projects may be approved in spite of one or more significant
effects thereof.
1.2 Public Comments
Written comments from all agencies and Individuals are Invited regarding the Information
contained In this Initial Study/Mitigated Negative Declaration. Such comments should explain any
perceived deficiencies In the assessment of Impacts, Identify the information that is purportedly
lacking in the Initial Study or indicate where the Information may be found.
Public comments are due January 28, 2013 and are to be submitted to:
S. Kevin Wilson, Director of Community Services and Water
City of Vernon
4305 Santa Fe Avenue
Vernon, CA 90058
(323)583-8811.
kwilson@cl.vernon.ca.us
All comments will be considered by the City of Vernon prior to adoption of this Mitigated Negative
Declaration.
1.3 Availability of Materials
All materials related to the preparation of this Initial Study/Mitigated Negative Declaration are
available for public review. To request an appointment to review these materials, please contact:
S. Kevin Wilson, Director of Community Services and Water
City of Vernon
4305 Santa Fe Avenue
Vernon, CA 90058
(323)583-8811
Affordable Housing Development at 4675 52nd Drive, Development Agreement, General Plan and
Zoning Code Amendments 3
2 Introduction
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4 Initial Study
2 Project Description
2.1 - Project Title
45-Unit Affordable Housing Development at 4675 52nd Drive, Development Agreement,
Disposition and Development Agreement, General Plan Amendments, and Zoning Ordinance and
Map Amendments
2.2 - Lead Agency Name and Address
City of Vernon
4305 Santa Fe Avenue
Vernon, CA 90058
2.3 - Contact Person and Phone Number
S. Kevin Wilson, Director of Community Services and Water
(323)583-8811
2.4 - Project Location
The proposed affordable housing project site Is located at 4675 52nd Drive (APN 6314-002-900).
This site fronts on 52"d Drive only. It is bounded by industrial uses to the east, residential uses
across the street to the south, and vacant properties to the west and north (See Exhibit 1, Site
Location). The proposed development and disposition agreement applies to this site as well.
The portion of the project dealing with the associated General Plan and Zoning Ordinance
amendments applies to all parcels within the City of Vernon and the Clty's sphere of influence.
Vernon Is located In the central portion of Los Angeles County, directly south of downtown Los
Angeles. Vernon Is adjacent to the cities of Los Angeles, Huntington Park, Maywood, Bell, and
Commerce. The City's planning area encompasses approximately 5.2 square miles. Exhibit 2
(Regional Location and Vicinity Map) Illustrates Vernon's location within Los Angeles County and
Its local context.
The proposed Zoning Map amendments apply to APNs 6314-002-900 (housing overlay site) and
6302-009-039 (emergency shelter overlay site).
2.5 - Project Sponsor's Name and Address
45.-Unit Residential Project and associated Development Agreement (DA) and Dispositlon•and
Development Agreement (DDA)
City of Vernon and Meta Housing Corporation
4305 Santa Fe Avenue 1640 S. Sepulveda Blvd. Suite 425
Vernon, CA 90058 Los Angeles, CA 90025
Affordable Housing Development at 4675 52nd Drive, Development Agreement, General Plan and
Zoning Code Amendments 5
2 Project Description
General Plan and Zoning Ordinance and Map Amendments
City of Vernon
4305 Santa Fe Avenue
Vernon, CA 90058
2.6 - General Plan Land Use Designation
Industrial with various overlays (see Exhibit 6)
2.7 - Zoning District
Industrial with various overlays (see Exhibit 7)
2.8 - Project Description
The proposed project consists of:
• A proposed 45-unit affordable housing development at 4675 52nd Drive;
• A proposed Development Agreement (DA) and Disposition and Development Agreement
(DDA) relating to the housing development; and
• General Plan and Zoning Code and Map Amendments required to facilitate this
development as follows:
• Update to the Land Use Element to revise existing land -use policy (which discouraged
new housing) and to include two new Overlays: Housing and Emergency Shelter.
• Housing Element update (2014-2021) to comply with State Housing Element law
regarding timely updates and to Include information on potential housing sites for
consistency with the Land Use Element. The Housing Element Identifies two sites where
residential housing could be permitted and one site where an emergency shelter could
be permitted.
• Revisions to the Zoning Ordinance to create implementing zoning overlays for new
General Plan land use designation overlays and/or policies: Housing and Emergency
Shelter.
• Amendment to the Zoning Map to apply the Housing and Emergency Shelter Overlays
to specific properties.
Each of these components is discussed In detail below. For the purposes of this Initial
Study/Mitigated Negative Declaration, the potential housing project at 4675 52nd Drive, required
entitlements, and all related General Plan and Zoning amendments are collectively referred to as
"the project."
Proposed Residential Project at 4675 52nd Drive
To Institute Improved governance practices that include expanding the voting population In
Vernon, the City has identified a site at 4675 52nd Drive as appropriate for new housing
6 Initial Study
2 Project Description
development. The parcel Is owned by the City of Vernon. To meet agreed -upon deadlines (with
the State legislature) for achieving new housing development In Vernon, the City issued a
Request for Proposals on April 19, 2012 for housing development on this 2.06-acre
site. Proposals were received In July 2012, all of which proposed exclusively residential use
yielding between 31 and 61 units.
All development proposals were considered. The proposal from Meta Housing Corporation. was
selected as most appropriate; thus, this development proposal provides the framework for this
environmental analysis. The proposal would provide for 45 units, consistent with City policy
direction for this site. This component of the project would Include project entitlements consisting
of a Development Agreement, as required pursuant to proposed Zoning Ordinance regulations for
the new Housing Overlay Zone.
The proposed rental housing development would Include nine one -bedroom units, 22 two -
bedroom units, and 14 three -bedroom units. At least 22 units would be affordable to lower -
income households. Additional Improvements onsite would Include a community building, an office
for property managers and social service providers, laundry room, computer lab, tot lot, and
onslte parking, for residents. New driveways, curbs, gutters, sidewalks, street trees, and street
lights and associated landscaping would also be provided, The project would be gated.
The project design utilizes a traditional housing form with pitched roofs, stone veneer, and stucco.
The buildings would be combined Into small groups to fit Into the adjacent residential
neighborhood (in the City of Maywood). A paseo would connect the individual units and buildings
with parking areas and common areas. The buildings are proposed to be arranged around a
central courtyard common open space, Buildings would be two stories in height. Parking would be
located along the east and west property lines. The parking areas would provide buffers from the
adjacent Industrial uses. The project site context Is Illustrated In Exhibit 1. Exhibits 3, 4, and 5
provide graphic representations of site plans, floor plans for units, and example architectural
features.
The project is expected to obtain LEED (Leadership In Energy and Environmental Design)
certification, at least at the Silver level. Associated with this level of sustalnability, the project will
meet an energy savings of minimum 17.5% against Title-24 - 2008 under the performance -based
compliance path. It Is expected that the project would meet significantly higher energy savings as
determined by the Energy Cost Budget method specified by the U.S. Green Building Council in the
LEED for Homes, Mld-Rise V3.0 rating system. These energy -related features would be
Incorporated In the design: 1) Lighting to meet or exceed current California Title-24
requirements; 2) HVAC system efficiency to . meet or exceed current California Title-24
requirements; 3) appliances selected to be Energy Star whenever an Energy Star alternative Is
available; 4) solar hot water system Incorporated to meet a minimum of 40% of the water
heating loads of the project; and 5) building features selected with ease and effectiveness of
maintainability In mind. This would be addressed by incorporating design features Into the project
that are based on proven technology. The project Is also design to comply with relevant standards
referenced by the applicable. LEED rating system, Including ASHRAE Standards 55, ASHRAE
Standard 62.2, and ASHRAE Standard 62.1. The project would include use low -flow and low -flush
plumbing fixtures. The goal is to decrease water usage by a minimum of 40%, excluding
landscaping.
Upon project construction completion, onsite services -to residents are planned with the Intention
of helping tenants maintain stability and prevent eviction, build life skills, Increase income and
assets, increase health and well-being, and improve the educational success of their children, The
proposed project Includes up to 4,500 square feet of physical space for service amenities. All
services would be provided on site.
Affordable Housing Development at 4675 52nd Drive, Development Agreement, General Plan and
Zoning Code Amendments 7
2 Project Description
All previous buildings on the site have been demolished and removed; the site Is currently vacant.
The grounds are predominantly paved with a crushed rock base, The northeasterly 17 feet of the
property are subject to an easement for a rail spur track and utility purposes. In the past, the
property has been used for a number of Industrial uses, with the most recent being an appliance
manufacturing facility.
The topography of the site slopes slightly towards the southwest, and surrounding properties are
of a similar elevation. There are no onsite drainage improvements. Groundwater'has not been
encountered in borings drilled at the site at a depth of 60 feet below surface grade. However,
groundwater has been encountered as shallow as 27 to 30 feet below ground surface In the
vicinity, which was described as .perched (located above the low permeability unit located
approximately 30 feet below ground surface).
Project construction Is anticipated to begin in December 2013, with completion In May of 2015..
Construction will require the Import of new clean fill dirt to replace contaminated soils that have
been removed. (For purposes of the air quality analysis, earthmoving was assumed to Include
export and Import of approximately 3,321 cubic yards of fill, assuming approximately one foot of
fill across the site; precise earthmoving estimates were not available at the time of this writing.)
Additional construction activities Include installation of a vapor barrier below each structure,
Installation of a venting system, building construction, landscaping, paving, and Infrastructure
Improvements in the form of curb and gutter, sidewalks, and street trees.
To facilitate this housing development, the site would be designated with the Housing Overlay
District in both the General Plan and the Zoning Ordinance (see discussion below regarding
General Plan and Zoning Amendments). Also, a Development Agreement (DA) has been prepared
to establish the parameters for development. No permitted activities or approved actions will
occur related to any potential residential development on this site until and If General Plan and
Zoning Ordinance amendments are completed, the DA has been approved, and this CEQA review
process has been completed.
Development Agreement (DA) and Disposition and Development
Agreement (DDA)
Per the requirements of the proposed amended Zoning Ordinance, a Development Agreement
(DA) will be established as the entitlement mechanism for housing within the Housing Overlay
district. Meta Housing has prepared a DA that defines the use regulations and development and
performance standards applicable to the propose housing development at 4675 52"d Drive. A
copy of the DA is on file with the City and largely refers to and reflects the project site plan
Illustrated in Exhibit 1.
To facilitate the cooperation between the City and the developer of the proposed 45-unit
affordable housing project, a Disposition and Development Agreement (DDA) has been proposed
by and between the City of Vernon and the developer. This DDA will incorporate the following or
similar provisions, which are still being negotiated:
1. Conveyance of Land. City will agree to ground Lease the Site, for an annual rent equal to
the residual rental value of the Site (as determined by Keyser Marston economic analysis),
to a development entity formed by Meta for the development and operation of an
affordable housing project on the Site (the "Project"). The term of the ground lease would
be 65 years.
Initial Study
2 Project Description
a. The Ground Lease will, among other things, include each of the following terms:
(1) The Ground Lease will provide that City will not obtain any loans secured by the
Site unless such loans have been previously approved, in writing, by the Project
Developer.
(11) The Ground Lease will provide that City will own fee title to the land comprising the
Site, and the Project Developer will own fee title to all Improvements constructed or
otherwise located on the Site.
(Ili)The Ground Lease will include reasonable mortgagee protection provisions as
required by the Project Developer's lenders.
(Iv)Pursuant to the terms of the Ground Lease, City, as landlord, will agree to provide
notice of any defaults by the Project Developer under the Ground Lease to the Project
Developer's limited partners and lenders (if required), and allow any such parties the
right to cure a default by the Project Developer under the Ground Lease.
(v) The Ground Lease will permit the Project Developer to encumber its leasehold
interest In the Site to secure loans deemed necessary or desirable by the Project
Developer which are reasonably acceptable to City. The City will not be required to
subordinate Its fee title in the Site to any construction or permanent loans obtained by
Project Developer.
(vl)The Ground Lease will be In accordance with the requirements of Government Code
Section 37380(b)(1), which provides that "a city may lease property owned or held or
controlled by it, or any of Its departments or boards for a period exceeding 55 years
but not exceeding 99 years, if all of the following conditions are met: (1) The lease
shall be subject to periodic review by the city and shall take into consideration the then
current market conditions. The local legislative body may, prior to final execution of the
lease, establish the lease provisions which will periodically be reviewed, and determine
when those provisions are to be reviewed." '
b. Meta or Its affiliate will form a limited partnership or other entity for the Project (the
"Project Developer"), The Project Developer entity will Include, as the managing
general partner, Western Community Housing, Inc. (or a limited liability company
wholly owned by Western Community Housing, Inc. or another nonprofit corporation
highly experienced in the development and operation of affordable housing which Is
acceptable to the City) ("Development Partner").
c. City will be responsible for creation of a legal parcel for the Site.
City will provide Meta with copies of all environmental reports and other Information
regarding the physical condition of the Site which Is in City's possession. Meta will
have access to the Site prior to closing to conduct environmental Inspections and other
due diligence. Upon commencement of the ground lease of the Site to the Project
Developer, the Project Developer will be responsible for all environmental remedlatlon
of the Site at its expense.
e. Closing for the commencement of the ground lease of the Site will occur when the
following conditions have been satisfied: Meta approval of Site condition, closing of
construction financing, receipt of commitments for required permanent financing,
receipt of all required land use entitlements, approval of construction plans by the City,
Affordable Housing Development at 4675 52nd Drive, Development Agreement, General Plan and
Zoning Code Amendments 9
2 Project Description
building and grading permits for the Project are ready for issuance, execution and
deposit of all closing documents, required insurance policies have been obtained, title
Insurance has been obtained, required bonds have been secured, and other reasonable
and customary conditions of closing have been satisfied.
2. Project Schedule. The Agreement will contain a detailed schedule of milestones for due
diligence activities and approvals; application for and obtaining entitlements; preparation,
submission and City approval of plans; application for and obtaining financing; satisfaction
of conditions to closing; closing; commencement of construction; and completion of
construction.
3. Construction. The Agreement will require that the Project be constructed In accordance
with the development standards set forth in a Development Agreement between the City
and Meta or the Project Developer adopted pursuant to Government Code Section 65864.
The Project will include approximately 9 one bedroom apartment units, 22 two bedroom
apartment units, and 14 three bedroom apartment units, a community building, an office
for Site managers and social service providers, laundry room, computer lab, tot lot, not
less than 74 onslte parking spaces, driveways, curbs, gutters, sidewalks, street trees,
street lights and associated landscaping. The Project will be gated. Three of the
apartment units (one one -bedroom unit, one two -bedroom unit and one three -bedroom
unit) will be accessible in accordance with ADA standards, and all of the ground floor level
apartment units will be adaptable to ADA accessibility standards. The Project will obtain
LEED Silver certification. Developer will be responsible for Importing new clean fill dirt,
Installation of a vapor barrier below each structure, and Installation of a venting system.
The Project Developer will comply with state prevailing wage and apprenticeship
requirements In the construction of the Project.
4. Financing. The parties acknowledge that Low Income Housing Tax Credits and other
sources of financial assistance will be necessary to make the Project economically feasible.
The Project Developer will be required to seek reasonably available funding sources for the
construction of the Project. .
a. The Agreement will include a financing plan for the Project. The Project Developer will
apply for and seek to obtain the financing sources contained in the financing plan.
b. 9% Low Income Housing Tax Credits are contemplated for the Project. Meta will apply
for an allocation of 9% tax credits In the first California Tax Credit Allocation
Committee ("CTCAC") allocation round of 2011 If unsuccessful, Meta will apply for an
allocation of 9% tax credits in the second allocation round of 2013, If unsuccessful In
the first and second allocation rounds of 2013, City will have the right to terminate the
Agreement in Its sole discretion; provided that the City may elect In Its sole'discretion
to authorize Developer to make one or two applications for 9% tax credits in 2014.
c. As appropriate, the financing plan may provide for the Project Developer to seek and
apply for conventional construction and permanent loans, AHP loans, loans or other
financial assistance from the County of Los Angeles Community Development
Commission, and/or other state and federal sources of affordable housing assistance.
d. The parties do not contemplate that City will make any loans or grants to the Project.
e. Meta will retain any developer fee payable in accordance with the terms of the tax
credit financing. To the extent necessary to make the Project financially feasible, Meta
may be required to defer a portion of the developer fee for the Project.
Income and Affordability Requirements. The Project will be subject to affordability
requirements restricting apartment units to Income limits and affordable rents.
10 Initial Study
2 Project Description
a. 2 apartment units will be restricted to extremely low income households, 14 apartment
units will be restricted to very low Income households, and 6 apartment units will be
restricted to lower Income households, for a total of 22 "Affordable Units." Rents for
the Affordable Units will be restricted to the maximum rents permitted by Low Income
Housing Tax Credit requirements and/or applicable funding sources.
b. The Project will be subject to other regulatory requirements related to financing which
Is actually obtained for the Project, which may Include a CTCAC regulatory agreement
and regulatory agreements related to other public financing obtained for the Project.
c. Affordability and other ongoing requirements will be set forth in a Regulatory
Agreement to be recorded as an encumbrance to the Site. The City will reasonably
consider subordination of the Regulatory Agreement to the liens recorded for the
benefit of Project Developer's conventional lenders.
6. Site Management. The Project Developer will be required to retain a Site management
firm to manage the Project.
a. City will have approval rights over the identity of the Site. manager, and any changes
to the Identity of the Site manager.
b. The Agreement will contain a detailed Site management plan which will set forth
procedures for operation of the Project, including procedures for tenant selection, an
eviction policy, staffing schedules, house rules, security plan, and a social service plan.
The Site management plan will Include a tenant selection process, which will provide a
method of soliciting tenant applications, initial screening of tenant applicants, and
random selection of pre-screened applicants for Initial tenant selection and ongoing
vacancies.
c. If the Site manager is not properly managing the Project In accordance with the Site
management plan, City will have the right to require the Project Developer to replace
the Site management company or to require the Site management company to change
the employees managing the Project.
7. Maintenance Requirements. The Project will be subject to maintenance requirements for
exterior improvements and landscaping. The Project will maintain a capital replacement
reserve account in the amount of [$250] per unit per month [plus CPT or other Inflationary
Index] which may be satisfied by capital reserve requirements of financing which has been
obtained for the Project.
8. Remedies.
a. City will have the right to terminate the Agreement prior to completion of the Project In
the event Meta and/or Project Developer falls to perform any obligation of the
Agreement, subject to notice and cure rights, Including the failure to meet certain
milestones In the schedule, or Meta and/or Project Developer becomes Insolvent or
bankrupt, makes an assignment for the benefit of creditors, Is subject to receivership,
or similar circumstances.
b. City, subject to a reasonable notice and cure period, will have the right to terminate
the ground lease and reacquire possession of the Site for reconveyance to another
developer If construction of the Project has not commenced In accordance with the
Agreement schedule, or if construction Is suspended after commencement.
c. City will require Project Developer to obtain payment and performance bonds, provide
a letter of credit, or other security for the construction of the Project reasonably
acceptable to the City.
Affordable Housing Development at 4675 52nd Drive, Development Agreement, General Plan and
Zoning Code Amendments 11
2 Project Description
Update to General Plan Elements
To allow the project to move forward, amendments to the General Plan Land Use and Housing
Elements will be required. Also, the City will amend the General Plan to reflect current State law
as described below.
Amendment to the Land Use Element
Two new overlay districts are proposed to be added to the Land Use Element: the Housing
Overlay and the Emergency Shelter Overlay. Each of these overlay districts apply to specific sites
In the City that have been identified as most suitable for these uses (see Exhibit 6). Pursuant to
proposed revised land use policy, the Housing Overlay would permit up to an additional 60 units
In the City of Vernon.
Housing Overlay District
As part of the project, the proposed amendment to the Land Use Element states that the
Housing Overlay District may be applicable only to sites that have been specifically Identified
by the City and determined to be the best locations for housing, given surrounding uses,
proximity to services and amenities, and distance from safety hazards. Residential uses are
permitted in this district only pursuant to the terms of a Development Agreement, given the
unique safety constraints in Vernon.
Emergency Shelter Overlay District
Pursuant to SB2, codified In Government Code Sections 65582, 65583, and 65589,Se, the City
is required to accommodate emergency shelters by right In at least one zone. To Implement
this law, the City proposes to establish the Emergency Shelter Overlay District, which will
apply only to sites that have been specifically Identified by the City and determined to be
appropriate locations for emergency shelters.
Housing Element
Exhibit 2 shows the regional and local context of the City of Vernon. The Vernon 2014-2021
Housing Element meets the very specific requirements of State law regarding the content of
housing elements (Government Code, Section 65580 et seq.). State law requires that the
Housing Element be updated at least every eight years, on a timeline consistent with the Regional
Transportation Plan, unless extended by the legislature. Article 10.6, Section 65580-65589.8,
Chapter 3 of Division 1 of Title 7 of the Government Code sets forth the legal requirements for a
housing element, and encourages the provision of affordable and decent housing In suitable living
environments for all communities to meet statewide goals. The 2014-2021 Housing Element
update is a policy document that outlines the Clty's current and projected future housing needs
(as identified by the State Housing and Community Development Department, or HCD) and the
Southern California Association of Governments (SLAG), and the City's goals, policies, and
programs to address those Identified needs. Specifically, the element details:
• Population characteristics and trends
• Employment characteristics
• The types of households in Vernon
• Special needs populations
• Housing characteristics and trends
Constraints on the development of new housing
• Housing resources (available vacant and underutilized sites, financial resources)
• How the City will work to.meet the Regional Housing Needs Assessment (RHNA) allocation
assigned by SCAG and otherwise achieve housing goals
12 Initial Study
2 Project Description
Given Vernon's status as an industrial city, the Housing Element has, in the past, promulgated the
policy that no new housing will be constructed In Vernon due to the safety risks posed by the
multitude of Industries operating there, including many that Involve the use, transport, and
production of hazardous wastes. The proposed 2014-20214 Housing Element revises that policy
and identifies two potential sites for housing development that have been deemed most suitable.
One of these sites (4675 52"d Drive) is also designated with a Housing Overlay in the Land Use
Element. The Housing Element also addresses new State laws, including SB 2 (codified as
Government Code Section 65583[a][4]), which requires jurisdictions to Identify a zone In which to
permit emergency (homeless) shelters by right. The Housing Element Identifies an area
designated with an Emergency Shelter Overlay in the General Plan and Zoning Ordinance.
Additional updates Include new U.S. Census Information and Information to comply with SIB 812
related to persons with developmental disabilities. The State Department of Housing and
Community Development (HCD) has reviewed the draft element to determine whether It meets
the requirements of State law, and has determined that the Element is compliant.
Update to Zoning Ordinance and Zoning Map
The City has drafted revisions to the Zoning Ordinance to achieve consistency with proposed Land
Use Element Overlay Districts and the goals, policies, and Implementation measures specified in
the General Plan. These revisions include a new Housing Overlay District and Emergency Shelter
Overlay District (see Exhibit 4) and related use and development standards, as well as required
findings for these new overlays. Additionally, a new Procedures section has been created to
establish the Development Agreement process as the method for allowing new housing
development. Further, the Amendment incorporates multiple new definitions related to these
amendments.
The Zoning Map is proposed to be amended to Identify locations for the Housing and Emergency
Shelter Overlay districts. The Housing Overlay District Is proposed to apply to one vacant parcel
located on the east side of the City (4675 52"d Drive). The Emergency Shelter Overlay District Is
proposed to apply to a single vacant parcel located in the northwest corner of the City (see
Exhibit 7).
2.9 - Project Objectives
This project Is being pursued to Implement good governance reform measures adopted by the
Vernon City Council to at least double the housing stock within the City. To achieve this goal, In
addition to consideration of the proposed 45-unit affordable housing development, the City is
considering the DA and DDA specific to the 4675 52"d Drive site, the Land Use and Housing
Element amendments, and the amendments to the City's General Plan and Zoning Ordinance and
Map to facilitate and allow the development, to ensure consistency with State law, and to provide
policy direction for additional housing sites.
Affordable Housing Development at 4675 52nd Drive, Development Agreement, General Plan and
Zoning Code Amendments 13
2 Project Description
2.10 — Surrounding Land Uses
4675 52nd Drive
The property at 4675 52" Drive Is bordered by an existing Industrial facility to the east,
residential uses to the south (in the City of Maywood), and a vacant City -owned parcel to the
west. The northern border Includes a railroad spur track, a vacant parcel, and the Los Angeles
River beyond.
General Plan and Zoning Ordinance/Map Amendments
The project, as It pertains to the Housing Element, applies to all parcels within the City of Vernon
and Its sphere of Influence. Vernon is adjacent to the cities of Los Angeles, Huntington Park,
Maywood, Bell, and Commerce. Surrounding uses in these cities Include residential, commercial,
and industrial.
With regard to proposed General Plan land use changes and related consistency Zoning Map
changes, the two new General Plan Overlay Districts will apply to only one parcel each. The
Housing Overlay site Is at 4675 52nd Drive. The Emergency Shelter Overlay District is located near
the intersection of Alameda Street and E. 25`^ Street, near the Alameda Corridor freight rail line.
The site is currently vacant. Surrounding uses Include residential, public utility (Alameda
Corridor), and wholesale commercial uses.
2.11 - Environmental. Setting
The City of Vernon Is located in the central portion of Los Angeles County, directly southeast of
downtown Los Angeles. Vernon Is adjacent to the cities of Los Angeles, Huntington Park,
Maywood, Bell, and Commerce. Vernon is connected to the regional rail lines via the Alameda
Corridor, which Is the primary connection between the ports of Los Angeles and Long Beach and
the rail yards located in Vernon, Commerce, and downtown Los Angeles. A portion of the Hobart
Yard, an intermodal facility where large shipping containers are transferred from railroad cars to
trucks and vice versa, Is also located In Vernon.
The corporate limits of the City of Vernon. encompass approximately 5.2 square miles, extending
generally from Alameda Street and the Alameda Corridor on the west to the I-710 freeway to the
east, and the cities of Maywood and Huntington Park on the south and the cities of Los Angeles
and Commerce to the north. A portion of unincorporated Los Angeles County Is located in the
planning area that Includes primarily industrial uses and portions of the Los Angeles River. Lands
within Vernon largely have been developed with Industrial uses since Incorporation In 1905. Close
to 50,000 employees commute into Vernon daily to work in the 1,200 manufacturing,
warehousing, industrial, and transportation -related businesses. As of 2010, Vernon had only 31
residences and a population of 112 persons.
Z12 - Required City Approvals
Approval of a Development Agreement to allow for construction of a 45-unit affordable
housing project at 4675 52nd Drive, with the Development Agreement describing how the
property can be developed
A Disposition and Development Agreement with Meta Housing Corporation regarding the
development of the 45-unit residential project
14 Initial Study
2 Project Description
A General Plan Amendment that Incorporates the Housing Element, revised General Plan
Land Use Map and two new overlays, and related policy revisions to support new housing
development
A Zoning Ordinance Amendment to create and Implement the Housing Overlay and the
Emergency Shelter Overlay, as well as other focused amendments related to DA
administration and definitions to Implement the amendment
A Zoning Map Amendment to apply the Housing Overlay and Emergency Shelter Overlay to
the Zoning Map
2.13 - Other Public Agencies Whose Approval Is Required
The California Department of Housing and Community Development has reviewed the Housing
Element for compliance with State law, and has Indicated that the draft Housing Element meets
complies with State Housing Element Law (Article 10.6 of the Government Code).
2.14 - Use of 2007 General Plan. Program EIR
In November of 2007, the City of Vernon certified a Program EIR for comprehensive updates of
the General Plan and Zoning Ordinance (State Clearinghouse No. 2007061031). Pursuant to
Section 15153.c of the CEQA Guidelines, the analysis In this Initial Study refers to and tiers upon
the analysis and conclusions contained in that Program EIR.
Affordable Housing Development at 4675 52nd Drive, Development Agreement, General Plan and
Zoning Code Amendments 15
2 Project Description
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16 Initial Study
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20 Initial Study
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3 Determination
3.1 - Environmental Factors Potentially Affected
The environmental factors checked below would be potentially affected by this project, involving
at least one Impact that Is a Potentially Significant Impact, as defined by the checklist discussion
on the following pages.
❑
Aesthetics
❑
Agriculture Resources
❑
Air Quality
❑
Biological Resources
❑
Cultural Resources
❑
Geology /Soils
❑
Greenhouse Gas
Emissions
❑
Hazards & Hazardous
Materials
❑
Hydrology / Water
Quality
❑
Land Use / Planning
❑
Mineral Resources
❑
Noise
❑
Population / Housing
❑
Public Services
❑
Recreation
❑
Transportation/Traffic
❑
Utilities / Service
Systems
❑
Mandatory Findings
of Significance
3.2 - Determination
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 in 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. A SUPPLEMENTAL ENVIRONMENTAL
IMPACT REPORT Is required, but it must analyze only the effects that remain to be
addressed.
I find that although the proposed project could have a significant effect on the
❑
environment, because all potentially significant effects (a) have been analyzed
adequately In an earlier EIR or NEGATIVE DECLARATION pursuant to applicable
standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or
NEGATIVE DECLARATION, includingrevisions or mitigation measures.that are Imposed
upon the proposed project, nothing further Is required.
January 7. 2013
Laura Stetson for S. Kevin Wilson, Director of Community Date
Services and Water.
Affordable Housing. Development at 4675 52nd Drive, Development Agreement, General Plan and
Zoning Code Amendments 31
3 Determination
- This Page Intentionally Left Blank -
32 Initial Study
4 Evaluation of Environmental Impacts
4.1 - Aesthetics
Would the project:
Potentially Less Than Less Than
Significant Significant with Significant NO
Impact Mitigation Im act - Impact
P Incorporation p
a) Have a substantial adverse
effect on a scenic vista?
❑
❑
❑
b) Substantially damage scenic
resources, Including, but not
limited to, trees, rock
outcroppings, and historic
❑
❑
❑
buildings within view from a
state scenic highway?
c) Substantially degrade the
existing visual character or
.
quality of the site and its
❑
❑
❑
surroundings?
d) Create a new source of
substantial light or glare which
would adversely affect day or
❑
❑
❑
nighttime views in the area?
a-d) No Impact.
4675 52nd Drive Development. DA, and DDA
With regard to the proposed development at 4675 52nd Drive, surrounding land uses to the west,
east, and north consist of industrial businesses. Residential uses (single- and multi -family) are
located across the street to the south In the City of Maywood. Proposed development at this site
would be two to three stories In height, with a graduating height which Increases from the street
edge towards the back of the property. Given the Industrial natural of other existing land uses In
the area, a proposed housing development on this site of relatively consistent scale with nearby
residential uses would be consistent with the aesthetic condition at nearby residential uses
relative to scale.
The development proposal alms to provide clear pedestrian orientation toward the 52nd Drive
boundary, with ground -floor entrances and limited parking and driveway Interruptions. The
development project as proposed would be compatible with existing conditions relative to
.adjacent residential uses, and no scenic vistas would be Impacted. The development proposal
Illustrates landscaping, building articulation, and varied architectural materials. The proposed
design would complement buildings on surrounding properties and provide open space amenities
In the form of courtyards and child play areas.
Affordable Housing Development at 4675 52nd Drive, Development Agreement, General Plan and
Zoning Code Amendments 33
4 Evaluation of Environmental Impacts
The project site is in a developed urban area that is currently well Illuminated. Sources of
illumination include freestanding streetlights, fight fixtures on buildings, pole -mounted lights, and
vehicle headlights. The project will be required to adhere to existing development standards to
regulate light and glare, which would also be reviewed during the discretionary review process for
the development project. The proposed development project would have no adverse aesthetic
impacts.
General Plan and Zonina Code/Mao Amendments
Potential Impacts to scenic vistas within the City of Vernon were previously analyzed In the
Vernon General Plan and Zoning Ordinance EIR. The analysis concluded that no Impact would
result since no scenic vistas, scenic resources, or state scenic highways are located In the City. In
addition to land use changes proposed In the General Plan, the project Includes. revisions to the
Zoning Ordinance to Introduce development standards concerning lots sizes, building Intensity,
setbacks, and building height limitations for the proposed new zoning district overlays. These
standards are intended to provide for quality design of proposed development, as well as ensure
compatibility with existing surrounding development. The project does not propose any changes
to the Zoning Ordinance which would remove or revise existing development standards to reduce
light and glare impacts. No Impact would occur.
34 Initial Study
4 .Evaluation of Environmental Impacts
4.2 - Agriculture and Forest Resources
Would the project:
Potentially Less Than Less Than No
Significant Significant Significant Impact
Impact with Impact
Mitigation
Incorporation
a) Convert Prime Farmland, Unique
Farmland, or Farmland of Statewide
Importance (Farmland), as shown on
the maps prepared pursuant to the
❑
❑
r
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
ElEl
El
section 4526), or timberland zoned
Timberland Production (as defined by
Government Code section 51104 (g))?
d) Result In loss of forest land or
conversion of forest land to non -forest
❑
❑
❑
�J
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 or conversion of forest
land to non -forest use?
a-b) No Impact. .
4675 52nd Drive Development. DA, and DDA
General Plan and Zonlna Ordinance/Map Amendments
The City of Vernon Is an urbanized city, fully built out, and comprised of virtually all Industrial
uses, with a few commercial and residential uses scattered throughout the City. Based upon a
review of maps prepared pursuant to the Farmland Mapping and Monitoring Program (FMMP) of
the California Resources Agency, the project study area does not contain any land designated as
"Prime Farmland," "Unique Farmland," or "Farmland of Statewide Importance."' As such, no
' California Department of Conservation. Farmland Mapping and Monitoring Program, 2008.The City of
Vernon is indicated within "Area Not Mapped" In 2010 maps of Los Angeles County.
Affordable Housing Development at 4675 52nd Drive, Development Agreement, General Plan and
Zoning Code Amendments 35
4 Evaluation of Environmental Impacts
Impact would occur. No Williamson Act contracts are active for any property within Vernon.2 All
properties within Vernon are zoned. Industrial; certain properties have additional overlay districts
applied. Neither the Industrial zone nor any overlays are intended for agricultural uses. No
Impact would occur.
c-d) No Impact.
4675 52"d Drive Develooment. DA. and DDA
General Plan and Zonino Ordinance/Mao Amendments
No timberland exists within the planning area. This condition precludes the possibility of conflicts
with forest land zoning or loss of forest land as a result of implementation. Therefore, no Impacts
would result from the project.
e) No Impact.
4675 52"d Drive Development. DA. and DIDA
General Plan and Zoning Ordinance/Mao Amendments
Given the existing Industrial and built -out nature of Vernon, the project would not result In any
conversion of farmland or forestland to another use. Therefore, no impacts would result from the
project.
Z California Department of Conservation. Williamson Act Program, 2007.
36 Initial Study
4 Evaluation of Environmental Impacts
4.2 - Air Quality
Where available, the significance criteria established by the applicable air quality
management or air pollution control district may be relied upon to make the following
determinations. Would the project:
Potentially Less Than Less Than No
Significant Significant Significant Impact
Impact with Mitigation Impact
Incorporation
a), Conflict with or obstruct
Implementation of the applicable
El
El
El
air quality plan?
b) Violate any air quality standard or
contribute substantially to an
existing or projected air quality
❑
❑
�i
❑
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
❑
El
El
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?
a) Less than Significant Impact.
4675 52nd Drive Development. DA. and DDA
General Plan and Zonino Ordlnance/Mao Amendments
A significant impact could occur If the proposed project conflicts with or obstructs implementation
of the South Coast Air Basin 2007 Air Quality Management Plan (AQMP). Conflicts and
obstructions that hinder Implementation of the AQMP can delay efforts to meet attainment
deadlines for criteria pollutants and maintaining existing compliance with applicable air quality
standards. Pursuant to the methodology provided In Chapter 12 of the 1993 SCAQMD CEQA Air
Quality Handbook, consistency with the South Coast Air Basin 2007 AQMP is affirmed when a
project: 1) does not Increase the frequency or severity of an air quality standards violation or
Affordable Housing Development at 4675 52nd Drive, Development Agreement, General Plan and
Zoning Code Amendments 37
4 Evaluation of Environmental Impacts
cause a new violation and 2) is consistent with the growth assumptions In the AQMp.3
Consistency review is presented below.
(1) The only construction associated with the project is the proposed development at 4675
52nd Drive development (and associated DA and DDA). Neither the General Plan nor Zoning
Ordinance Amendments directly Involve construction and thus are not considered as par of
this threshold consideration. Construction of the housing development would result In short-
term construction and long-term pollutant emissions that are less than the CEQA significance
emissions thresholds established by the SCAQMD, as demonstrated In Section 4.3 of this
report; therefore, the project would not result in an Increase in the frequency or severity of
any air quality standards violation and would not cause a new air quality standard violation.
(2) The CEQA Air Quality Handbook Indicates that consistency with AQMP growth assumptions
must be analyzed for new or amended General Plan elements, Specific Plans, and significant
projects. Significant projects include airports, electrical generating facilities, petroleum and
gas refineries, designation of oil drilling districts, water ports, solid waste disposal sites, and
off -shore drilling facilities. The project Includes a General Plan amendment to update the
Housing Element and Land Use Element and therefore further consistency analysis Is required.
The land use policies of the Housing Element will be implemented through a proposed Housing
Overlay and Emergency -Shelter Overlay that will permit up to 60 residential dwelling units in
the City, and a potential emergency shelter.
The 2007 AQMP applies to the entire South Coast Air Basin. The long-term emissions Inventory
for the basin was modeled from the growth projections utilized in the 2004 Regional
Transportation Plan (RTP) prepared by the Southern California Association of Governments
(SCAG).4 RTP growth projections are developed utilizing a comprehensive analysis of fertility,
mortality, migration, labor force, housing units, and local pollcies such as land use plans.
Regional growth forecasts for the RTP were updated in 2012 for the 2012 RTP. Growth
projections for the 2012 RTP predict no population growth In Vernon since previous land use
policies discouraged any new housing in the City.s The proposed amendments to the General
Plan and Housing Element support a population growth of an estimated 216 persons, based on
the allowable number of units in the Housing Overlay and existing household size reported by the
2010 Census for the City. While this Increase would exceed the regional projections for the City of
Vernon, the projected long-term growth In the City is a small fraction of growth when compared
to the region at large and within the entire South Coast Air Basin (where regional growth Is
anticipated for Los Angeles County to Increase by 626,000 persons by 2020 and the 216 person
population growth in Vernon would represent only 0.03% of that growth). Therefore, population
growth supported by the project does not significantly conflict with growth forecasts developed for
the RTP, and Impacts would be less than significant.
Based on the consistency analysis presented above, the proposed project will not conflict with the
AQMP; no Impact will occur.
South Coast Air Quality Management District. CEQA Air Quality Handbook. 1993
4 South Coast Air Quality Management District, 2007 Air Quality Management Plan Final Program
Environmental Impact report. June 2007
5 Southern California Association of Governments. Adopted 2012 RTP Growth Forecast.
<http://www.scag.ca.gov/forecast/index.htm> [December 6, 2012)
38 Initial Study
4 Evaluation of Environmental Impacts
b) Less than Significant Impact.
46.75 52nd Drive Development. DA. and DDA
General Plan and Zoning Ordinance/Map Amendments
A project may have a significant impact if project related emissions would exceed federal, state,
or regional standards or thresholds, or if project -related emissions would substantially contribute
to existing or project air quality violations. The proposed project is located within the South
Coast Air Basin, where efforts to attain state and federal air quality standards are governed by
the South Coast Air Quality Management District (SCAQMD). Both the State of California and the
federal government have established health -based ambient air quality standards (AAQS) .for
seven air pollutants (known as criteria pollutants). These pollutants Include ozone (03), carbon
monoxide (CO), nitrogen dioxide (NOA sulfur dioxide (S02), inhalable particulate matter with a
diameter of 10 microns or less (PMio), fine particulate matter with a diameter of 2.5 microns or
less (PM1,5), and lead (Pb). The state has also established AAQS for additional pollutants. The
AAQS are designed to protect the health and welfare of the populace within a reasonable margin
of safety. Where the state and federal standards differ, California AAQS are more stringent than
the national AAQS.
Air pollution levels are measured at monitoring stations located throughout the air basin. Areas
that are In nonattainment with respect to federal or state AAQS are required to prepare plans and
implement measures that will bring the region Into attainment. Table 43-1 (South Coast Air
Basin Attainment Status - South Los Angeles County) summarizes the attainment status In the
project area for the criteria pollutants. Discussion of potential Impacts related to short-term
construction impacts and long-term area source and operational Impacts are presented below.
(The emissions thresholds are stated in the detailed air quality analysis in Appendix A.)
Table 4.3-1
South Coast Air Basin Attainment Status - South Los Angeles County
03 (1-hr)
N/A
Nonattainment
03 (8-hr)
Nonattainment
Nonattainment
PM10
Nonattainment
Nonattainment
PM2•5
Nonattainment
Nonattainment
CO
Attainment
Attainment
NO2
Attainment
Nonattainment
S02
Attainment
Attainment
Pb
Nonattainment
Nonattainment
Sources: CARE 2011, U.S. EPA 2012
Construction Emissions
The California Emissions Estimator Model (CaIEEMod) version 2011.1.1 was utilized to estimate
emissions from the proposed construction activities associated with a potential 60 dwelling units,
as would be permitted under the proposed new Housing Overlay (see Appendix A, Air Quality
Modeling Data). Specific construction activities proposed development at 4675 52Id Drive, where
known, were Incorporated into the analysis. CaIEEMod default construction phase lengths were
utilized, with the exception of site preparation, which was Increased from five to 20 days to reflect
potential site cleanup required, as summarized in Table 4.3-2.
Affordable Housing Development at 4675 52nd Drive, Development Agreement, General Plan and
Zoning Code Amendments 39
4 Evaluation of Environmental Impacts
Table 4.3-2
Air Quality Model Construction Schedule
Site Preparation
12/2/2013
12/27/2013
20
Grading
12/28/2013
1/8/2014
8
Building Construction
1/9/2014
11/26/2014
230
Paving
12/1/2014
12/24/2014
18
Architectural Coating
1/5/2015
1/28/2015
18
Total
294
Source: Hogle-Ireland 2012
The maximum (summer or winter) results of the analysis are summarized in Table 4.3-3
(Unmitigated Maximum Daily Construction Emissions). The model Indicates that no criteria
pollutants' would exceed the daily emissions thresholds established by SCAQMD; therefore,
construction Impacts would be less than significant.
Table 4.3-3
Unmitigated Maximum Daily Construction Emissions (lbs/day)
2013
6.92
55.45
32.45
0.05
22.04
12.65
2014
4.11
30.86
21.22
0.04
8.42
4.98
2015
26.37
1.76
1.76
0.00
0.27
0.15
SCAQMD Threshold
75
100
550.
150
150
55
Potential Impact?
No
No
No.
No
No
No
Source: mogle-Ireland 2u12
Note: Volatile organic compounds are measured as reactive organic compounds.
Operational Emissions
Long-term criteria air pollutant emissions will result from the operation of the residential
development. Long-term emissions are categorized as area source emissions, energy demand
emissions, and operational emissions. Operational emissions will result from automobile and
other vehicle sources associated with daily trips to and from the residential development.
CaIEEMod model was utilized to estimate mobile source emissions. Area source emissions are the
combination of many small emission sources that Include use of outdoor landscape maintenance
equipment, use of consumer products such as cleaning products, and periodic repainting of the
proposed structure. Energy demand emissions result from use of electricity and natural gas.
Emissions from area sources were estimated using CalEEMod program default values for area and
energy demand emissions. Operational emissions are summarized in Table 4.3-4 (Long -Term
Dally Emissions). Long-term emissions will not exceed the daily thresholds established by
SCAQMD; Impacts will be less than significant.
40 Initial Study
4 Evaluation of Environmental Impacts
Table 4.3-4
Long -Term Daily Emissions (lbs/day)
Summer
Area Sources
7.86
0.35
24.94
0.05
3.20
3.20
EnergyDemand
0.04
1 0.31
1 0.13
0.00
0.03
0.03
Mobile Sources
1.97
1 4.55
1 19.18
1 0.04
4.26
0.26
Summer Total
9.87
5.21
44.25
0.09
7.49
3.49
Winter
Area Sources
7.86
0.35
24.94
0.05
3.20
3.20
Energy Demand
0.04
0.31
0.13
0.00
0.03
0.03
Mobile Sources
2.07
4.91
18.69
0.04
4.26
0.26
Winter Total
9.97
5.57
43.76
0.09
7.49
3.49
Threshold
' 55
55
550
150
150
55
Potential Impact?
No
No
No
No
No
No
Source: Hogle Ireland 2012
Note: Volatile organic compounds are measured as reactive organic compounds.
c) Less than Significant Impact.
4675 52nd Drive Development. DA. and DDA
General Plan and Zoning Ordinance/Mao Amendments
The projects allowed by establishment of the Housing and Emergency Shelter Overlay zones
would result in no more than 60 dwelling units and a very limited number of emergency shelters.
Cumulative short-term, constructlon-related emissions and long-term, operational emissions
would fall below the threshold levels since these projects are very limited in scope and result In
minimal pollutant emissions, as Illustrated in Table 4.3-4. Also, because these residential uses
would replace or be built In ileu of Industrial businesses that have been assumed In the AQMP,
and given that Industrial uses have a greater potential to emit higher pollutant levels that
residential uses, the proposed project would potentially reduce cumulative pollutant loads within
the South Coast Air Basin. Impacts will be less than significant.
d) Less Than Significant Impact With Mitigation Incorporation.
Sensitive receptors are those segments of the population that are most susceptible to poor air
quality such as children, the elderly, the sick, and athletes who perform outdoors. Land uses
associated with sensitive receptors Include residences, schools, playgrounds, childcare centers,
outdoor athletic facilities, long-term health care facilities, rehabilitation centers, convalescent
centers, and retirement homes.
4675 52nd Drive Development. DA. and DOA
A Health Risk Assessment (HRA) was prepared by PCR Services Corporation to assess health risks
from airborne contaminants and potential Impacts associated with establishing the Housing and
Emergency Shelter Overlays and any resultant residential projects. A complete copy of the study
Is Included in the Appendix. In sum, the analysis found:
The HRA Identified sources of toxic air contaminants (TACs) within 1/4 mile of each housing site
(including 4675 52nd Drive) using the SCAQMD Facility Information Detail (FIND) database,
aerial photo search, and field surveys performed by PCR. Large sources of TACs outside of
the 1/4 mile radius were also Included such as the BNSF/UP rall yard, the Alameda Corridor and
the I-710 freeway. Results of the analysis indicate that residents at the proposed housing
sites will be exposed to cancer risk levels below the SCAQMD cancer burden threshold of 0.5
persons likely to develop cancer,
Affordable Housing Development at 4675 52nd Drive, Development Agreement; General Plan and
Zoning Code Amendments 41
4 Evaluation of Environmental Impacts
However, due to the proximity to the I-710 freeway, Alameda Corridor and the BNSF/UP rail
yards, It is recommended that residential uses Install enhanced filtration systems and
transitional housing or homeless shelters Include Inoperable windows in addition to filtration
systems into building design to reduce exposure.
Concerning the site at 4675 52nd Drive, the HRA identified the following incremental cancer risk
based on toxic air contaminants Impacted the site.
Table 4.3-5
Long -Term Daily Emissions (lbs/day)
Incremental Cancer Risk
Receptor I (increase in chance of I Incremental Cancer Burden"
Candidate Site 2 (4675
Candidate Site 2 (4675
one
Assumes airett exposure tno air nitration systems In place)
Based on a population of 100 people at each site.
Source: PCR Service Corporation, 2012.
The report further found the following non -cancer Impacts.
Table 4.3-6
Results of Non -Cancer Impacts
•t
'i.'F1y1tI11C.'e F{ 1�
,rWL�U ..Z�WYy:a` 115h
Candidate Site 2 (4675
52"d Drive
1 0.003
0.03
Source: PCR Service Corporation, 2012.
Impacts are less than significant.
General Plan and Zoning Ordlnance/Mao Amendments
The findings in the Health Risk Assessment prepared by PCR referenced above concerning 4675
52nd Drive are similar to those Identified for the other two potential housing sites defined in the
proposed Housing Element. In reviewing the Housing Element, the Assessment Identified three
potential housing sites (Candidate Site 2 Is 4675 52nd Drive). These sites are:
42 Initial Study
4 Evaluation of Environmental Impacts
Table 4.3-7
Candidate Sites
S'fte
d4�asriblatare�
No.
Address
$ize scree
Oihrnenihi
1
4459 E. 52" .Drive
0.52
Publically owned
Residential
Vernon CA 90040
2
4675 E. 52.d Drive
2.06
Privately owned
Residential
Vernon CA 90040
3
25th Street
1.61
Publically owned
Emergency shelter
Vernon CA 90058
Source: Hogle-Ireland Inc. 2012
None of the potential uses on these sites would create new sources of hazardous emissions.
However, each, If developed, would be in the vicinity of such emissions, specifically created by
the nearby rail yards, as well as the proximity of the local freeways. The impact caused the rail
yards Is shown in the following tables.
Table 4.3-8
Long -Term Daily Emissions (Ibs/day)
Receptor
Incremental Cancer Risk
(increase in chance of
contracting cancer)
Incremental Cancer Burden"
an'cer IZl+skwvith8ut-BN5F 11�+S.Raii
Vshrtl, .
Candidate Site 1
SO in one million
0.001
Candidate Site 2
26 in one million
0.003
Candidate Site 3
690 in one million
0.07
canCpr RiS ' :i flthIlINSF 040"Atill
d
Candidate Site 1
210 in one million
0.02
Candidate Site 2
226 In one million
0.02
Candidate Site 3
715 In one million
0.07
° Assumes direct exposure (no air filtration systems In place)
Based on a population of 100 people at each site.
Source: PCR Service Corporatlon, 2012.
Table 4.3-9
Long -Term Daily Emissions (Ibs/day)
Results of Non -Cancer Impact
i�+i
, +�};j}':5'.a.4ii'.
Candidate Site 1
0.003
0.03
Candidate Site 2
O.OD3
0.03
Candidate Site 3
0.001
0.02
Source: PCR Service Corporation, 2012.
While none of these sites create emissions that will have an Impact on sensitive receptors and
also, while none of the surrounding generators of emissions create a potentially significant Impact
on these sites, the HRA recommends the following mitigation measures to minimize the impact of
diesel emissions on potential residents.
Affordable Housing Development at 4675 52nd Drive, Development Agreement, General Plan and
Zoning Code Amendments 43
4 Evaluation of Environmental Impacts
MITIGATION MEASURE 4.3-1
All housing sites shall include air filtration systems designed to have a Minimum Efficiency
Reporting Value (MERV) of 13 as indicated by the American Society of Heating Refrigerating
and Air Conditioning Engineers (ASHRAE) Standard 52.2. The air handling systems shall be
maintained on a regular basis per manufacturer's recommendations by a qualified technician
employed or contracted by the project proponent or successor. Operation and maintenance of
the system shall ensure that it performs at or above the minimum reporting value.
MITIGATION MEASURE 4.3-2
Any development within the Emergency Shelter Overlay zone shall be designed with sealed
Inoperable windows combined with HVAC systems specified In Mitigation Measure 4.3-1.
e) No Impact.
4675 52nd Drive Development. DA. and DIDA
General Plan and Zonlno Ordinance/Mao Amendments
According to the CEQA Air Quality Handbook, land uses associated with odor complaints Include
agricultural operations, wastewater treatment plants, landfills, and certain industrial operations
(such as manufacturing uses that produce chemicals, paper, etc.). Odors are typically associated
with Industrial projects Involving the use of chemicals, solvents, petroleum products, and other
strong -smelling elements used In manufacturing processes, as well as sewage treatment facilities
and landfills. The proposed project does not include any of the above noted uses or process; no
impact will occur.
44 Initial Study
4.3 - Biological Resources
Would the project:
4 Evaluation of Environmental Impacts
Potentially Less Than
Significant Significant
Impact with Mitigation
Incorporation
Less Than No
Significant Impact
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
El
❑
❑
In local or regional plans, policies,
or regulations, or by the California
Department of Fish and Game or
U.S. Fish and Wildlife Service?
b) Have a substantial adverse effect
on any riparian habitat or other
sensitive natural community
Identified in local or regional
plans, policies, regulations, or by
❑
❑
❑
the California Department of Fish
and Game or US 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
❑
❑
El
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?
Affordable Housing Development at 4675 52nd Drive, Development Agreement, General Plan and
Zoning Code Amendments 45
4 Evaluation of Environmental Impacts
f) Conflict with the provisions of an
adopted Habitat Conservation
Plan, Natural Community
Conservation Plan, or other ❑ ❑ ❑ Se
approved local, regional, or state
habitat conservation plan?
a-f) No Impact.
4675 52nd Drive Development DA and DDA
General Plan and Zonino Ordinance/Map Amendments
As Indicated in the Initial Study completed for the 2007 Vernon General Plan and Zoning
Ordinance Program EIR, Vernon Is a fully built -out community, and no native habitat remains.
Given the Industrial nature of the majority of the City, no unique biological resources or habitat
conservation areas are located within the planning area. No 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 Game or U.S. Fish and Wildlife Service, are known to exist
within the Planning Area, According to the federal National Wetlands Inventory, the project
site does not contain any wetlands and the proposed project would not disturb any offsite
wetlands.6 .The Los Angeles River, where it runs through Vernon, is concrete lined and does
not function as riparian habitat. The City of Vernon does not have any adopted tree
preservation ordinance or other policies protecting biological resources. Vernon does not
contain any Habitat Conservation Plan 7, Natural Community Conservation Plana, or other
approved local, regional, or state habitat conservation plan. No impact would occur.
6 United States Fish and Wildlife Service. National Wetlands Inventory.
<http://I07.20.228.18/Wetlands/WetlandsMapper.html#> [Accessed August 16, 2012)
7 United States Fish and Wildlife Service. Conservation Plans and Agreements Database.
<http://ecos.fws,gov/conserv_plans/public.jsp> [Accessed August 16, 2012]
6 California Department of Fish and Game. California Natural Community Conservation Planning.
<http://www.dfg.ca.gov/habcon/nccp/> [Accessed August 16, 2012]
46 Initial Study
4.4 - Cultural Resources
Would the project:
4 Evaluation of Environmental Impacts
Potentially Less Than
Significant Significant
Impact with Mitigation
Incorporation
Less Than No
Significant Impact
Impact
a) Cause a substantial adverse change
In the significance of a historical
El❑
❑
resource as defined In 15064.5?
b) Cause a substantial adverse change
In the significance of an
archaeological resource pursuant to
❑
❑
❑
15064.5?
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
❑
❑
El
cemeteries?
a-b) Less than Significant Impact.
4675 52nd Drive Develooment. DA. and DDA
No buildings are located at 4675 52nd Drive housing site. Given that the site was previously
developed and graded for past developments, any burled archaeological resources would have
already been uncovered or destroyed at the time of Initial development of the site. Impacts
related to historical and archaeological resources for the Project would be similar to those
identified In the 2007 General Plan and Zoning Ordinance Program EIR; impacts would be less
than significant.
General Plan and Zoning Ordinance/Man Amendments
As Indicated In the Initial Study associated with the 2007 Vernon General Plan and Zoning
Ordinance Program EIR, Vernon is largely built out and does not contain any known archaeological.
resources. Industrial uses have been the predominant land use in the City since the early 1900s.
Vernon contains many Industrial buildings that house diverse industries, some of which also
display architecture of distinct periods and styles, as Indicated in the General Plan Resources
Element.
Adoption of the project will not result In any action that will directly cause the elimination or
alteration of any building that may have historic significance. The General Plane Resources
Element contains policies that work to protect potentially historic buildings and sites; the focused
update would not revise or remove any of these policies.
Affordable Housing Development at 4675 52nd Drive, Development Agreement, General Plan and
Zoning Code Amendments 47
4 Evaluation of Environmental Impacts
c-d) No Impact.
4675 52nd Drive Development DA and DDA
The project site at 4675 52nd Drive was developed in the past, but It is vacant now because all
buildings have been demolished. No paleontological resources or human remains or cemeteries
are anticipated to be disturbed by the proposed project. Any buried paleontological resources or
human remains likely would have been uncovered or destroyed at that time of initial development
of the site. In the unlikely event that paleontological resources or human remains are uncovered,
existing regulatory procedures pursuant to Section 7050.5 of the California Health and Safety
Code and Sections 5097.94 and 5097.98 of the Public Resources Code would be required, and
Impacts to resources and/or human remains would be avoided. No Impact will occur with
application of these existing regulations.
General Plan and Zonlna Ordlnance/Mao Amendments
Given the highly built out and Industrial character of Vernon, no buried paleontological resources
or human remains or cemeteries are anticipated to be disturbed by the proposed project.
Existing Jaw (Section 7050.5 of the California Health and Safety Code and Sections 5097.94 and
5097.98 of the Public Resources Code) requires the protection and proper treatment of any
prehistoric or historic artifacts or human remains encountered during excavation activities.
Implementation of General Plan and Zoning Ordinance policy and standards and application of
existing law on an individual -project basis will allow any potential paleontological resources or
human remains uncovered to be properly treated.
Impacts of the project would be similar to those identified in the 2007 General Plan and Zoning
Ordinance Program EIR; no Impact would occur.
48 Initial Study
4.5.- Geology and Soils
Would the project:
4 Evaluation of Environmental Impacts
Potentially Less Than
Significant Significant
Impact with Mitigation
Incorporation
Less Than No
Significant Impact
Impact
a) Expose people or.structures to
potential 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 Alqulst-Priolo Earthquake
Fault Zoning Map Issued by the
State Geologist for the area or
El
El
Elbased
on other substantial evidence
of a known fault? Refer to Division
of Mines and Geology Special
Publication 42.
11) Strong seismic ground shaking?
❑
❑
❑
III) Selsmic-related ground failure,
Including liquefaction?
❑
❑
❑
Iv) Landslides?
13
El
b) Result in substantial soil erosion or
the loss of topsoil?
❑
❑
❑
c) Be located on a geologic unit or soil
that is unstable, or that would
become unstable as a result of the
project, and potentially result in on-
❑
❑
El
off -site landslide, lateral
spreading, subsidence, liquefaction
or collapse?
d) Be located on expansive soil, as
defined in Table 18-1-B of the
Uniform Building Code (1997),
El
creating substantial risks to life or
property?
Affordable Housing Development at 4675 52nd Drive, Development Agreement, General Plan and
Zoning Code Amendments 49
4 Evaluation of Environmental Impacts
e) Have soils Incapable of adequately
supporting the use of septic tanks
or alternative waste water disposal
systems where sewers are not ❑ ❑ ❑
available for the disposal of waste
water?
a.l) Less than Significant Impact.
4675 52nd Drive Development DA and DIDA
General Plan and Zoning Ordinance/Map Amendments
No portion of Vernon Is traversed by a known fault, as delineated on the Alqulst-Priolo Earthquake
Fault Zoning Map.9 As concluded In the 2007 Vernon General Plan. and Zoning Ordinance Program
EIR, the potential for surface fault rupture Is considered to be low. Impacts of the project would
be similar to those identified in the prior Program EIR and would be less than significant,
a.il) Less than Significant Impact.
4675 52nd Drive Development DA and DDA
General Plan and Zonlno Ordinance/MaD Amendments
As noted above In a.i), the California Department of Conservation reports no known faults In
Vernon. However, the proposed project and all future development proposed pursuant to General
Plan land use policy and Zoning Ordinance standards will be subject to ground shaking Impacts
should a major earthquake occur in the future In the surrounding seismically active Southern
California region. The Safety Element of the General Plan indicates that the Las Ciengas Fault
runs along the northeast boundary of the City. Furthermore, blind thrust faults may be located In
the vicinity. Blind thrust faults lack superficial ground features normally associated with thrust
faults that have recently experienced seismic activity. Potential impacts Include Injury or loss of
life and property damage.
Buildings and structures proposed pursuant to the General Plan, and Zoning Ordinance will be
subject to the seismic design criteria of the California Building Code (CBC) and any project -
specific design requirements. Adherence to these requirements will reduce the potential of the
building from collapsing during an earthquake, thereby minimizing Injury and loss of life.
Although structures may be damaged during earthquakes, adherence to seismic design
requirements will minimize damage to property and structures because the structure would be
designed not to collapse. The CBC is Intended to provide minimum requirements to prevent
major structural failure and loss of life. Adherence to existing regulations will reduce the risk of
loss, Injury, and death; Impacts of the project would be less than significant.
9 California State Department of Conservation. California Geological Survey, Alqulst-Prlolo Earthquake Fault
Zone Maps, Los Angeles Quadrangle, January 1, 1977. Other portions of the city not mapped.
50 Initial Study
4 Evaluation of Environmental Impacts
a.11l) Less than Significant Impact.
4675 52nd Drive Development. DA. and DDA
General Plan and Zonina Ordinance/Map Amendments
The 2007 General Plan and Zoning Ordinance Program EIR indicates that portions of the south
and eastern sectors of the City are susceptible to liquefaction. '0, " However, all development
occurring pursuant to the updated General Plan and Zoning Ordinance will be constructed In
compliance with the CBC, and will incorporate all seismic safety features as required. New
structures will incorporate Improved seismic safety features and thus, a beneficial effect of
improving seismic safety may result. The City enforces stringent safety criteria for new
construction, including slte-specific soils Investigation and the use Of engineering techniques
specific to each site that overcomes any potential geotechnical constraints. The proposed project
would not modify any of these existing standards and regulations, and impacts of the project
would be less than significant.
a.iv) No Impact.
The proposed residential project at 4675 52nd Drive would be constructed on a flat site with no
potential for landslides.
General Plan and Zoning Ordinance/Mao Amendments
The City of Vernon is virtually flat. No portion of the planning area Is indicated to be within a
State of California Seismic Hazard Zone landslide zone of required investigations.12,13 Impacts of
the project would be similar to those Identified in the 2007 General Plan and Zoning Ordinance
Program EIR; no impact would occur.
b) Less than Significant Impact.
4675 52nd Drive Development DA and DDA
Future housing construction on this site Is subject to SCAQMD Rule 403 and the erosion control
requirements of the CBC to prevent wind-blown and stormwater- related erosion. Rule 403 will
minimize wind-blown erosion by requiring stabilization of disturbed soils during construction
activities through measures as such daily watering. Required erosion control plans will ensure
that measures are implemented at project sites to prevent or .minimize erosion due to rain,
ensuring that downstream water bodies are protected from sedimentation. Projects will continue
to be subject to standard erosion control and engineering techniques set forth in the Municipal
Code, Including National Pollution Discharge Elimination System (NPDES) requirements. Impacts
of the project would be less than significant.
to California Resources Agency, Department of Conservation. State of California Seismic Hazard Zones,
South Gate Quadrangle. March 25, 1999.
11 California Resources Agency, Department of Conservation. State of California Seismic Hazard Zones, Los
Angeles Quadrangle. March 25, 1999.
12 California Resources Agency, Department of Conservation. State of California Seismic Hazard Zones,
South Gate Quadrangle. March 25, 1999.
13 California Resources Agency, Department of Conservation. State of California Seismic Hazard Zones, Los
Angeles Quadrangle. March 25, 1999.
Affordable Housing Development at 4675 52nd Drive, Development Agreement, General Plan and
Zoning Code Amendments 51
4 Evaluation of Environmental Impacts
General Plan and Zonino Ordinance/Mao Amendments
The proposed amendments do not Involve any construction activity. Thus, no erosion would
occur. No Impact would result.
c-d) Less than Significant Impact.
4675 52"d Drive Develooment. DA. and DDA
With regard to development at 4675 52"d Drive, a project -specific geotechnical Investigation
would be required, consistent with standard City procedures. The recommendations of the
geotechnical report will be implemented during site preparation and grading. The CBC requires
special design considerations for foundations of structures built on soils with expansion indices
greater than 20. The CBC also Includes a requirement that any City -approved recommendations
contained in the soil report be made conditions of the building permit. Compliance with existing
CBC regulations would limit hazard Impacts arising from unstable soils to less than significant.
Impacts related to on- or off -site landslide, lateral spreading, subsidence, liquefaction, collapse,
or expansive soils would be less than significant with implementation of the proposed
geotechnical recommendations.
General Plan and Zonina Ordinance/Map Amendments
The proposed amendments do not involve any construction activity. .Thus, no erosion would
occur. No impact would result.
e) No Impact.
4675 52"d Drive Development, DA, and DDA
General Plan and Zonina Ordinance/Map Amendments
New development would be required to connect to public sewer service pursuant to City policies.
No impact would occur.
52 Initial Study
4.6 - Greenhouse Gas Emissions
Potentially
Significant
Impact
4 Evaluation of Environmental Impacts
Less Than
Significant
with Mitigation
Incorporation
Less Than No
Significant Impact
Impact
a) Generate greenhouse gas
emissions, either directly or
indirectly, that may have a
❑
❑
❑
significant Impact on the
environment?
b) Conflict with an applicable plan,
policy or regulation adopted for the
purpose of reducing the emissions
❑
❑
❑
of greenhouse gases?
a) Less Than Significant Impact.
4675 52"d Drive Development. DA. and DDA
General Plan and Zonlno Ordinance/Map Amendments
Climate change is the distinct change in measures of climate for a long period of time.'^ Climate
change is the result of numerous, cumulative sources of greenhouse gas emissions all over the
world. Natural changes in climate can be caused by Indirect processes such as changes In the
Earth's orbit around the Sun or direct changes within the climate system Itself (i.e, changes In
ocean circulation). Human activities can affect the atmosphere through emissions of greenhouse
gases (GHG) and changes to the planet's surface. 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.
Greenhouse gases differ from other emissions in that they contribute to the "greenhouse effect."
The greenhouse effect 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-radlate It in
all directions. This process is essential to supporting life on Earth. because it warms the planet by
approximately 600 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. Greenhouse gases occur naturally and from human
activities. Greenhouse gases produced by human activities Include carbon dioxide (COO,
methane (CH4), nitrous oxide (N2O), hydrofluorocarbons (HFCs), perfluorocarbons (PFCs), and,
sulfur hexafluorlde (SF6). Since 1750, It Is estimated that the concentrations of carbon dioxide,
methane, and nitrous oxide.in the atmosphere have Increased over 36 percent, 148 percent, and
18 percent, respectively, primarily due to human activity. Emissions of greenhouse gases affect
the atmosphere directly by changing Its chemical composition while changes to the land surface
14 United States Environmental Protection Agency. Frequently Asked Questions About Global Warming and
Climate Change. Back to Basics. April 2009.
Affordable Housing Development at 4675 52nd Drive, Development Agreement, General Plan and
Zoning Code Amendments 53
4 Evaluation of Environmental Impacts
Indirectly affect the atmosphere by changing the way the Earth .absorbs gases from the
atmosphere.
GHG emissions for the project were quantified utilizing the California Emissions Estimator Model
(CalEEMod) version 2011.1.1 to determine If the project could have a cumulatively considerable
impact related to greenhouse gas emissions (see Appendix A, Air Quality Modeling Data), and
summarized in Table 4.7-1. The emissions inventory accounts for GHG emissions from
construction activities and operational activities.
Operation emissions associated with the proposed project would include GHG emissions from
moblle sources (transportation), energy, water use and treatment, waste disposal, and area
sources. GHG emissions from electricity use are Indirect GHG emissions from the energy
(purchased energy) that is produced offsite. Area sources are owned or controlled by the project
(e.g., natural gas combustion, boilers, and furnaces) and produced onsite. Construction activities
are short term and cease to emit greenhouse gases upon completion, unlike operational
emissions that are continuous year after year until operation of the use ceases. Because of this
difference, SCAQMD recommends amortizing construction emissions over a 30-year operational
lifetime. The amortization normalizes construction emissions so that they, can be grouped with
operational emissions in order to generate a precise project -based GHG inventory.
Table 4.7-10
Greenhouse Gas Emissions Inventory
g a a'"w
, •O. �yT c��y„ , t��r, 1'.71 yY�,�3 lirFk�<�Ym�. ,'t ¢vy� �iii-, R, S,y, .'RiY• 4�ri`�w�9GYF�"Ye• u;,- $a$ :�
Construction
2013
55.67
1 0.01
1 0.00
55.79
2014
369.28
0.04
0.00
370.03
2015
2.24
0.00
0.00
2.25
Total
427.19
0.05
0.00
428.07
30-Year Amortization
_67perational
14.24
.002
0.00
14.27
Area
44.61
0.02
-0.00
45.32
Energy
155.65
0.00
0.00
156.43
Mobile
528.26
0.02
0.00
528.71
Solid Waste
5.60
0.33
0.00
12.56
Water and Wastewater
34.08
0.12
0.00
37.64
Total
768.20
0.49
0.00
780.66
Total Construction + Operational
782.44
0.49
0.00
794.93
Pro osed SCA MD Screening Threshold
3,000
Exceeds Screeninq Threshold? I
I
I
No
bource: nogie-ireiana, zuiz
* MTCO2E/YR
Note: Slight variations may occur due to rounding. Construction emissions amortized over 30 years.
A numerical threshold for determining the significance of greenhouse gas emissions In the South
Coast Air Basin (Basin) has not officially been adopted by the SCAQMD. As an Interim threshold
based on guidance provided In the CAPCOA CEQA and Climate Change white paper, a non -zero
threshold based on Approach 2 of the handbook will be used.1s This Is a generally accepted
approach to Identifying thresholds. Threshold 2.5 (Unit -Based Thresholds Based on Market
Capture) establishes a numerical threshold based on capture of approximately 90 percent of
15 California Air Pollution Control Officers Association. CEQA and Climate Change. January 2008
54 Initial Study
4 Evaluation of Environmental Impacts
emissions from future development.16 The latest threshold developed by SCAQMD using this
method Is 3,000 metric tons carbon dioxide equivalent (MTCOZE) per year for residential and
commercial projects.17 This threshold Is based on the review of 711 CEQA projects.
Greenhouse gas emissions associated with the proposed project would not exceed the 3,000
MTCO2E threshold; therefore, impacts would be less than significant.
b) No Impact.
4675 52nd Drive Development. DA. and DDA
General Plan and Zoning Ordinance/Map Amendments
Vernon has adopted the 2010 edition of the California Building Code (Title 24), including the
California Green Building Standards Code, which was adopted in part to address the directives of
AB 32 (the Global Warming Solutions Act of 2006) to Improve energy efficiency. The project
would be subject to the California Green Building Standards Code, which requires new buildings to
reduce water. consumption, employ building commissioning to Increase building system
efficiencies for large buildings, divert construction waste from landfills, and install low pollutant -
emitting finish materials. The project does not include any feature (i.e., substantially alter energy
demands) that would interfere with implementation of these State and City codes and plans. The
City of Vernon does not have any additional plans, policies, standards, or regulations related to
climate change and GHG emissions. Also, no other government -adopted plans or regulatory
programs in effect at this time have established a specific performance standard to reduce GHG
emissions from a single building project. No impact would occur.
16 The California Air Pollution Control Officers Association has developed unit thresholds for residential and
commercial developments in order to capture approximately 90 percent of future development. According to
the CAPCOA, as cited on page 46 of CEQA and Climate Change, "the objective was to set the unit thresholds
low enough to capture a substantial fraction of future housing and commercial developments that will be
constructed to accommodate future statewide population and job growth, while setting the unit thresholds
high enough to exclude small development projects that will contribute a relatively small fraction of the
cumulative statewide GHG emissions."
17 South Coast Air Quality Management District. CEQA Significance Thresholds Working Group. Meeting #
15, Main Presentation. September 28, 2010.
Affordable Housing Development at 4675 52nd Drive, Development Agreement, General Plan and
Zoning Code Amendments 55
4 Evaluation of Environmental Impacts
4.7 - Hazards and Hazardous Materials
Potentially Less Than.
Significant Significant
Impact with Mitigation
Incorporation
Less Than No
Significant Impact
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 one -quarter mile of an
existing or proposed school?
d) Be located on a site which is
Included on a list of hazardous
materials sites compiled pursuant
to Government Code Section
❑
❑
❑
65962.5 and, as a result, would It
G�1
create a significant hazard to the
public or the environment?
e) For a project located within an
airport land use plan or, where
such a plan has not been adopted,
within two miles of a public airport
or public. use airport, would the
❑
❑
❑
Rr
project result In a safety hazard for
people residing or working In. the
project area?
f) For a project within the vicinity of a
private airstrip, would the project
result in a safety hazard for people
❑
❑
❑
residing or working In the project
6+'
area?
g) Impair . Implementation of or
physically Interfere with an adopted
emergency response plan or
❑
❑
❑
emergency evacuation plan?
56
Initial Study
4 Evaluation of Environmental Impacts
Potentially Less Than
Significant Significant
Impact with Mitigation
Incorporation
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-c) No Impact
Less Than No
Significant Impact
Impact
4675 52nd Drive Development. DA. and DDA
General Plan and Zonina Ordinance/Mao Amendment
None of the proposed actions included in the project will add to or increase the transport of
hazardous materials within the City of Vernon on arterials, local streets, or by rail. No Impact will
result.
d) No Impact.
4675 52nd Drive Development, DA, and DDA
General Plan and Zonina Ordinance/Mao Amendment
Several sites within Vernon are included on the Department of Toxic Substances Control
Hazardous Waste and Substance List (Cortese List of hazardous materials sites). Redevelopment
of industrial sites has the potential to result In discovery of contaminated soils and other
hazardous materials. However, only three sites are Identified in the Housing Element as potential
housing sites, one of which Is 4675 52nd Drive. None of these sites are on the Cortese List. No
other potential development sites In the City are Identified as part of the project. No impact
would occur.
e-f) No Impact.
4675 52nd Drive Development. DA. and DDA
General Plan and Zonina Ordinance/Map Amendment
No airport land use plan applies within the planning area. The nearest airport is Compton Airport,
located approximately eight miles to the south. No changes associated with the project would
Impact air traffic. No adverse Impacts associated with airport operations would result.
g) No Impact.
4675 52nd Drive Development. DA. and DDA
General Plan and Zonina Ordinance/Map Amendment
The project proposes no changes to the City's Standardized Emergency Management System
(SEMS) Multi -Hazard Functional Plan (MHFP), and thus would not impair Implementation of the
SEMS or MHFP. Proposed development would be subject to review by the City of Vernon Police
and Fire Departments for compliance with emergency response standards and adopted
emergency response plans. No Impact would result.
Affordable Housing Development at 4675 52nd Drive, Development Agreement, General Plan and
Zoning Code Amendments 57
4 Evaluation of Environmental Impacts
h) No Impact
4675 52nd Drive Development DA and DDA
General Plan and Zoning Ordinance/Mao Amendment
The City of Vernon is a fully built -out community and does not contain nor Is adjacent to any
wildlands. Impacts would be similar to those Identified in the 2007 General Plan and Zoning
Ordinance Program EIR; no impact would occur.
SS Initial Study
4 Evaluation of Environmental Impacts
4.8 - Hydrology and Water Quality
Potentially Less Than Less Then No
Significant Significant Significant Impact
Impact with Mitigation Impact
Incorporation
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 of the
local groundwater table level (e.g.,
❑
❑
❑
the production rate of pre-existing
nearby wells would drop to a level
which would not support existing
land uses or planned uses for which
permits have been granted)?
c) Substantially alter the existing
drainage pattern of the site or area,
including through the alteration of
the course of a stream or river, In a
El
❑
❑
manner which would result in
E+7
substantial erosion or siltation on -
or off -site?
d) Substantially alter the existing
drainage pattern of the site or area,
Including through the alteration of
the course of a stream or river, or
substantially Increase the rate or
❑
❑
❑
amount of surface runoff in a
manner which would result In
flooding on- or off -site?
e) Create or contribute runoff water
which would exceed the capacity of
existing or planned stormwater
drainage systems or provide
❑
❑
❑Ee
substantial additional sources of
polluted runoff?
f) Otherwise substantially degrade
water quality?
❑
❑
❑
g) Place housing within a 100-year
flood hazard area as mapped on a
federal Flood Hazard Boundary or
❑
❑
❑
Flood Insurance Rate Map or other
Ee
flood hazard delineation map?
Affordable Housing Development at 4675 52nd Drive, Development Agreement, General Plan and
Zoning Code Amendments 59
4 Evaluation of Environmental Impacts
Potentially Less Than
Significant Significant
Impact with Mitigation
Incorporation
Less Than No
Significant Impact
Impact .
h) Place within a 100-year flood
hazard area structures which would
Impede or redirect flood flows?
El❑
El
1) Expose people or structures to a
significant risk of loss, injury or
death involving flooding, including
❑
❑
❑
flooding as a result of the failure of
a levee or dam?
j) Inundation by seiche, tsunami, or
mudflow?
❑
❑
❑
a) Less than Significant.
4675 52nd Drive Developmenr no and DOA
As. concluded In Initial Study prepared for the 2007 General Plan and Zoning Ordinance Program
EIR, implementation of existing regulations and General Plan policies would ensure that water
quality standards and waste discharge requirements are not violated.
As a co-permittee under Los Angeles County's MS4 National Pollutant Discharge Elimination
System (NPDES) permit, the City is required to implement all pertinent regulations of the
program to control pollution discharges from new development. These regulations reduce
pollutant loading through the implementation of Best Management Practices (BMPs) and other
control measures that minimize or eliminate pollutants from urban runoff, thereby protecting
downstream water resources. BMPs implemented to address commercial pollutant sources
generally involve maintenance of storm drain facilities, parking lots, vegetated areas, and
educational programs. 'Violations of water quality standards due to urban runoff can be prevented
through the continued implementation of existing regional water quality regulations. The
proposed project, Including revisions to the General Plan and Zoning Ordinance, would not
Interfere with the Implementation of NPDES water quality regulations and standards.
The proposed residential development project at 4675 52nd Drive would disturb approximately
2.06 acres of land and therefore would be subject to NPDES permit requirements during
construction activities, In addition to standard NPDES operational requirements. The proposed
project will require submittal of a Storm Water Pollution Prevention Plan (SWPPP), which will
include BMPs to protect water quality during construction activities. As required by existing
regulations, the City will require BMPs as listed In the California Stormwater Quality Association's
California Storm Water Best Management Practice Handbooks. These measures, which include
resident/owner education, activity restrictions, parking lot sweeping, basin Inspection,
landscaping, roof runoff controls, efficient Irrigation, slope and channel protection, storm drain
signage, trash racks, and trash storage areas, and site blolnfiltretion or blofiltration will reduce
pollutants In storm water runoff and reduce non -storm water discharges to the City's stormwater
drainage through controlling the discharge of pollutants. Operational BMPs will be Identified In a
Stormwater Runoff Management Plan that will be submitted to the City for review and approval.
Impacts related to violation of water quality standards would be less than significant with
Implementation of these existing regulations.
60 Initial Study
4 Evaluation of Environmental Impacts
General Plan and Zonino /Mao Amendment
The proposed amendments do not involve any construction activity. No Impact would result.
b) Less than Significant Impact.
4675 52nd Drive Develooment. DA. and DID
The project site at 4675 52nd Drive is served by Maywood Mutual Water Company Number 3. As
of August 2012, Maywood Mutual Water Company Number 3 had an adjudicated supply of 1,400
acre-feet and a demand of approximately 1,350 acre-feet, with a residual supply of at least 50
acre-feet of water.18 This would be more than ample to accommodate the proposed development
at 4675 52nd Drive. Impacts would be less than significant.
General Plan and Zoning Ordinance/Mao Amendment
Water service for Vernon is provided by three service providers: City of Vernon Water
Department, California Water Service Company (Cal Water) - East Los Angeles District, and
Maywood Mutual Water Company Number 3. Some of the water supplied within the planning
area comes from groundwater wells. The General Plan Amendment and Zoning Map propose
changes in the land use designation of specific parcels (with introduction of two new General Plan
overlay districts, expansion of another overlay district, and three new Zoning Overlay Districts as
Illustrated In Exhibits 2 and 3); allowance of new uses could result In an increase in development
Intensity.
However, the proposed allowed new uses would likely use substantially less water than industrial
uses, which are, In general, considered to be high-intenslty water users. Based on water demand
factors provided in the 2010 Urban Water Management Plan for Cal Water's East Los Angeles
District, the year 2015 projected water demand at a metered service of.a multifamily residential
development is 2.8 acre-feet/year. The projected demand for the average metered Industrial
user is 20.9 acre-feet/year.19 Given that proposed residential uses and commercial uses will In
general consume far less water annually that the average Industrial use (approximately 2.9 acre-
feet/year and 1.0 acre-feet per/year, respectively), Impact of the land use changes will be less
than significant.
c) Less than Significant Impact.
4675 52"d Drive Development. DA. and DOA
A significant Impact would occur If the proposed project substantially altered the drainage pattern
of an existing stream or river so that erosion or siltation would result. No natural, non -concrete
lined rivers traverse the City of.Vernon. The Los Angeles River is,a significant water feature;
however, It Is fully concrete lined and Its course would not be altered In any way via the project.
The project Involves no changes to this flood control channel.
With regard to 4675 52"d Drive In particular, no substantial grading Is proposed to the relatively
flat site; thus, drainage patterns would not be disrupted. Erosion and siltation reduction measures
would be required. At the completion of construction, the project would consist .of Impervious
surfaces and landscaped areas, and would therefore notbe prone to substantial erosion. Impacts
would be less than significant.
18 Telephone communication with Bob Roth, City of Maywood Municipal Water District 3 engineer, August 30,
2012.
19 California Water Service Company, 2010 Urban Water Management Plan - East Los Angeles District.
Table 3.3-3: Projected 2015 Water Deliveries.
Affordable Housing Development at 4675 52nd Drive, Development Agreement, General Plan and
Zoning Code Amendments 61
4 Evaluation of Environmental Impacts
General Plan and Zonino Ordinance/Mao Amendment
With regard to future development project proposed pursuant to Land Use and Housing Element
policy, Site drainage plans are required by the City of Vernon and would be reviewed by the City.
Erosion and siltation reduction measures would be required during construction consistent with an
approved Stormwater Pollution Preventlon Plan (SWPPP) to demonstrate compliance with the
City's NPDES permit.
d-e) Less than Significant Impact.
4675 52nd Drive Development. DA. and DDA
General Plan and Zoning Ordinance/Map Amendment
As discussed in Section 4.9.c above, the proposed project would not result in an alteration of the
drainage pattern or increase in flows that would result in flooding on or off site because the City
of Vernon Is fully developed with buildings, pavement, and other impervious surfaces. Any new
development would be required to comply with NPDES regulations. The existing storm drain
system Is adequate to accommodate stormwater runoff. Impacts would be less than significant.
f) Less Than Significant with Mitigation Incorporation.
4675 52nd Drive Development. DA. and DDA
InSeptember, 2011, a Phase 1 and Phase 2 Environmental Assessment was made for an
approximate 10.5 acre site (referred to in the assessment as the "District Boulevard" site). This
site Incorporated the property at 4675 52nd Drive. The assessment was performed by Hazardous
management Consulting (HMQ as part of the due diligence on behalf of a potential purchaser of
the site.
The following were the conclusions reached in the report:
Elevated concentrations of chlorinated solvent (namely TCE and PCE) were detected in soil
gas beneath the Site exceeding the CHHSL value. YCE was mostly detected in the west -
central portion of the Site, although lesser concentrations were also noted along the
eastern edge of the Site. PCE was detected above CHHSL values throughout the southern
portion of the Site. No detectable to low concentrations of TCE or PCE were detected In
the northern portion of the Site. The area of the elevated VOCs appears to be In an area
that has not been previously Investigated. The extent of the release has not been defined
in soil or soil gas and It Is not known If this release poses a risk to groundwater.
A preliminary screening evaluation using conservative default values was conducted to
assess whether a possible Indoor vapor Intrusion Issue is present. Using the Johnson and
EWittinger Model, an estimated risk of Increased cancer to site occupants of 3.25 X 10""
and an HI of 2.95 was calculated. Based on the results of the vapor intrusion evaluation,
remediatlon Is warranted to reduce potential human vapor Intrusion to acceptable levels.
This could Include active remediation such as a vapor extraction system or Installation of a
vapor barrier under the future building contemplated In this area along with a deed
restriction.
Elevated concentrations of metals, namely antimony, arsenic, barium, cadmium, cobalt,
lead and nickel were reported In the soil sample collected at 5 feet bgs In soil boring SB-3.
Based on this information, these spolls should be considered a threat to human health. If
excavated, these materials might be considered a hazardous material, based on the
elevated concentrations of barium ad lead detected (i.e., exceeding TTLC waste criteria
value). The vertical and lateral extent of these materials has not been fully assessed.
62. Initial Study
4 Evaluation of Environmental Impacts
The Assessment Identifies the following mitigation measures appropriate to address Impacts of
the project on the environment:
MITIGATION MEASURE 4.9-1
Prior to issuance of grading and building permits, the vertical and lateral extent of the metal -
impacted spoil noted in boring SB-3 will be fully characterized. If found to be limited In
extent, these materials will be removed by excavation prior to or during grading activities.
MITIGATION MEASURE 4.9-2
Prior to Issuance of grading and building permits, a Soils Management Plan will be prepared.
During construction, such Soils Management Plan will be Implemented to help manage
unknown environmental concerns that might be encountered during building activities.
General. Plan and Zoning Ordinance/Mao Amendment
All future development projects pursuant to General Plan and Zoning Ordinance policy will be
required to comply with water quality requirements of the U.S. EPA, Los Angeles RWQCB, and the
City of Vernon. Compliance with existing requirements would reduce water quality Impacts to a
less -than -significant level. Impacts would be less than significant.
g-h) Less than Significant Impact.
4675 52nd Drive Development. DA. and DDA
General Plan and Zoning Ordinance/Mao Amendment
As Indicated in the General Plan Safety Element, no portion of the planning area lies within a 100-
year flood zone. A very small portion of the City in the southeastern corner Is identified by FEMA
to be within a 500-year flood zone; this area does Include the Housing Overlay and proposed
development at 4675 52nd Drive. Since no areas of the City are located within a 100-year flood
zone, impacts associated with the project related to housing or flood hazard area structures would
be less than significant. Impacts would be less than significant.
1) Less than Significant Impact.
4675 52nd Drive Development. DA. and DOA
General Plan and Zoning Ordinance/Map Amendment
As Indicated In the General Plan Safety Element, nearly all of Vernon lies within the potential
Inundation areas for Hansen Dam and/or Sepulveda Dam, which are located more than 20 miles
northwest of the City. In the unlikely event that a catastrophic earthquake causes the collapse of
either of these dams, water and debris would flow to and then generally along the Los Angeles
River In a fairly narrow stream before spreading out over a swath of the coastal plain several
miles wide, Including Vernon. In this case, the flow would take 8 to 19 hours to reach the City. As
such, risk to human life Is minimal as the long delay should give ample time for emergency
responders to respond. Procedures are outlined In the City's SEMS Multi -Hazard Functional Plan
(MHFP). Impacts would be less than significant.
Affordable Housing Development at 4675 52nd Drive, Development Agreement, General Plan and
Zoning Code Amendments 63
4 Evaluation of Environmental Impacts
j) No Impact.
4675 52"" Drive Development. DA. and DDA
General Plan and Zoning Ordinance/Mao Amendment
The City of Vernon Iles approximately 12 miles from the Pacific Ocean and therefore is not subject
to tsunamis. No large water bodies exist in the City that would present. selche hazards.
Topography in the City Is virtually flat. No natural features exist that would create mudflows.
Impacts would be less than significant.
64 Initial Study
4.9 - Land Use and Planning
Would the project:
4 Evaluation of Environmental Impacts
Potentially Less Than Less Than No
Significant Significant Significant Impact
Impact with Impact
Mitigation
Incorporation
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 any applicable habitat
conservation plan or natural
❑
❑
❑
community conservation plan?
a) No Impact.
4675 52nd Drive Development. DA. and DIDA
The site Is surrounded by residential uses to the south (in the City of Maywood) and Industrial
uses to the north. Given that the site Is located at Vernon's south border, the proposed project
will not divide an established industrial community. The project does not propose construction of
any roadway, flood control channel, or other structure that would physically divide any portion of
the community. No impact would occur.
General Plan and Zoning Ordinance/Mao Amendments
The proposed project would not physically divide an established community. Citywide, the
General Plan and Zoning Ordinance updates will continue to allow the recycling of established
Industrial uses to new industrial uses and commercial uses.. The Housing Element also Identifies
two sites where housing could be considered, and one site which couldaccommodate a potential
emergency shelter. At a single site at 4975 52nd Drive, residential uses will be permitted via the
proposed Housing Overlay, pursuant to the proposed General Plan and Zoning maps, At the
northwest corner of the City, the Emergency Shelter Overlay will apply to a single property.
b) Less than Significant Impact.
4675 52nd Drive Development. DA. and DDA
General Plan and Zonina Ordinance/Mao Amendments
The proposed project Involves focused updates of the General Plan and Zoning Ordinance, with
these objectives: 1) allow for a limited number of new housing units pursuant to the City's good
governance Initiative, and 2) provide clarifications In the Zoning Ordinance text. The Intent of the
simultaneous General Plan and Zoning Ordinance updates Is to provide for consistency between
Affordable Housing Development at 4675 52nd Drive, Development Agreement, General Plan and
Zoning Code Amendments 65
4 Evaluation of Environmental Impacts
the two documents. No other agency has jurisdiction over land use issues In Vernon. Impacts
would be less than significant.
c) No Impact.
4675 52"d Drive Development. DA and DIDA
General Plan and Zonina Ordinance/Map Amendment
As discussed In Response 4.4.f above, the planning area is not part of any habitat conservation
plan, natural community conservation plan, or other approved local, regional, or state habitat
conservation plan. As such, no impact will occur.
66 Initial Study
4.10 - Mineral Resources
Would the project:
4 Evaluation of Environmental Impacts
Potentially Less Than
Significant Significant
Impact with Mitigation
Incorporation
Less Than No
Significant Impact
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 an a local
❑
❑
❑
general plan, specific plan or other
land use plan?
a-b) No Impact.
4675 52nd Drive Development DA and DDA
General Plan and Zonino Ordinance/Mao Amendments
The City is a fully urbanized area with predominantly Industrial uses. The City's General Plan does
not Identify any locally Important mineral resources, and there are no mining operations within
the City or Its Immediate vicinity. Development pursuant to the proposed project will not result In
the loss of a known mineral resource. No Impact will result.
Affordable Housing Development at 4675 52nd Drive, Development Agreement, General Plan and
Zoning Code Amendments 67
4 Evaluation of Environmental Impacts
4.11 - Noise
Would the project result in:
Potentially Less Than
Significant Significant
Impact with Mitigation
Incorporation
Less Than No
Significant Impact
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 in the project
vicinity above levels existing
❑
❑
❑
without the project?
d) A substantial temporary or periodic
increase in ambient noise levels In
the project vicinity above levels
❑
❑
❑
existing without the project?
e) For a project located within an
airport land use plan or, where
such a plan has not been adopted,
within two miles of a public airport
or public use airport, would the
❑
❑
❑
�.
project expose people residing or
working In the project area to
excessive noise levels?
f) For a project within the vicinity of a
private airstrip, would the project
expose people residing or working
❑
In the project area to excessive
�i
noise levels?
68 Initial Study
4 Evaluation of Environmental Impacts
a-b) Less Than Significant Impact with Mitigation Incorporation
4675 52"d Drive Development. DA. and DDA
General Plan and Zonina Ordinance/Mao Amendments
A noise study was prepared to assess the potential impacts associated with establishing
residential uses on the sites with the proposed Housing and Emergency Shelter Overlays.20 A
complete copy of the study is contained in the Appendix. Refer to the noise study for details.
The study is summarized here.
Sources of noise in the City Include transportation noise sources (roadways and railroads), non -
transportation noise sources (public, industrial and commercial land uses), temporary noise
sources (construction and special events), and nuisance noise sources (barking dogs,
unmaintalned air conditioning units, loud music, power tools, etc.). A noise survey was conducted
In , September 2012 to assess the noise environment at each of the proposed housing sites.
Measurements were obtained at all areas proposed for the Housing and Emergency Shelter
Overlays, as well as a site Identified In the Housing Element that could be considered In the future
for housing development.
Existing Conditions
The ambient noise level at 4675 52nd Drive was 61.5 dBA Leq and reached a maximum of 73.2
dBA Lmax. This site is exposed to traffic noise from E. 52nd Street, District Boulevard, Cudahy
Avenue, and Atlantic Boulevard. There Is a rail transfer yard approximately 400 feet northwest of
the site. Stationary noise from a union/event hall, an elementary school, and several retail shops
Is also present at the site.
The ambient noise level at potential future housing site was 50.9 dBA Leq and reached a
maximum of 66.7 dBA Lmax. This parcel is exposed to traffic noise from E 52nd Drive and District
Boulevard. A rail spur also runs Immediately adjacent to the parcel's northern boundary, and
there is a transfer yard approximately 500 feet northeast. Stationary noise from an upholstery
supply store as well as from several chemical product retailers Is also present at the site.
At.the site proposed for the Emergency Shelter Overlay, the ambient noise level at the northwest
parcel was 69.5 dBA Leq and reached a maximum of 81.9 dBA Lmax. This parcel Is exposed to
traffic noise from Alameda Street, E. 25th Street, and E. 27th Street. The parcel is also adjacent
to the Alameda Corridor, which runs 50 to 150 feet from the edge of the parcel and transitions
from aboveground to a 33 foot deep trench. This 20 mile freight rail "expressway" connects the
national rail system near downtown Los Angeles to the ports of Los Angeles and Long Beach,
running parallel to Alameda Street. A rail spur also runs Immediately adjacent to the parcel's
northern boundary, and there is a transfer yard approximately 500 feet northeast. Stationary
noise from food distribution, apparel manufacturing, and an auto body shop Is also present at the
site.
Future Conditions and Impact
The City of Vernon considers multifamily residential uses to be "normally compatible" with
outdoor noise levels up to 75 dBA CNEL. Future noise levels associated with road and rail
segments adjacent 4675 521d Drive and the future housing site are not expected to exceed this
standard.
20 Clty of Vernon General Plan Update, Housing Inventory Noise Technical Report, Kunzman Associates,
November 25, 2012.
Affordable Housing Development at 4675 52nd Drive, Development Agreement, General Plan and
Zoning Code Amendments 69
4 Evaluation of Environmental Impacts
General Plan Action N3, which Implements provisions of the California Noise Insulation Standards
(Title 24), specifies that Indoor noise levels for multifamily residential living spaces shall not
exceed 45 dBA CNEL. Since normal residential construction typically provides 15-20 dBA of
exterior to Interior noise reduction, additional architectural treatments to further reduce the
transmission of noise should be incorporated into projects In noise environments that exceed 60
dBA CNEL. Proposed housing at 4675 52nd Drive would be exposed to exterior noise levels up to
70 dBA CNEL. At the future housing site, exterior noise levels could exceed 60 dBA CNEL.
Mitigation Is available to reduce this Impact to a less than significant level.
For the purpose of the noise analysis, an emergency shelter Is considered a multifamily use of
property. Future noise levels associated with road and rail segments adjacent to the Emergency
Shelter Overlay District) are expected the 75 dBA CNEL standard. However, noise levels will only
exceed 75 dBA at a small portion of the site adjacent to the Alameda Corridor rail line. Mitigation
is available to reduce this impact to a less than significant level.
The following mitigation measures are required:
MITIGATION MEASURE 4.12-1
The proposed housing development at 4675 52nd Drive shall Include Insulation, double -paned
windows, construction materials, and similar features/measures capable of achieving interior
noise levels of 45 dBA CNEL. Such compliance shall be verified by a qualified acoustical
technician or engineer to the satisfaction of the City.
MITIGATION MEASURE 4.12-2
Barriers will be provided to maintain exterior noise levels that are below 75 dBA CNEL at all
outdoor use areas associated with the proposed residential land uses (i.e., backyards, pools,
parks, and recreation areas).
MITIGATION MEASURE 4..12-3
At the time applications are submitted for future development applications for new housing or
emergency shelters and building elevations, the City will require that noise studies be
conducted to identify project -specific impacts and mitigation measures.
c) No Impact.
4675 52nd Drive Development. DA. and DDA
The proposed project consists of development of 45 housing units. Housing does not Involve any
activity that generates loud noise levels. Noises associated with day-to-day activities are subject
to compliance with the City of Vernon Noise Ordinance. No Impacts would result.
General Plan and Zoning Ordinance/Map Amendments
Adoption of the Amendments does allow for establishment of any use that would generate
excessive noise levels. No Impacts would result.
70 Initial Study
4 Evaluation of Environmental Impacts
d) Less Than Significant Impact
4675 52nd Drive Development. DA. and DDA
The proposed project consists of development of 45 housing units. During the construction
period, construction activity would produce noise from equipment. This construction noise has
the potential to impact adjacent residences to the Immediate south in the City of Maywood.
However, the developer will be required to comply with the City of Vernon Noise Ordinance.
Compliance with existing construction noise control regulations and limits on the hours of
construction activity would reduce impacts to a less than significant level.
General Plan and Zonino Ordinance/Map Amendments
Adoption of the Amendments does allow for establishment of any use that would generate
excessive short-term noise levels. No impacts would result.
e-f) No Impact.
4675 52nd Drive Development. DA. and DDA
General Plan and Zoning Ordinance/Map Amendments
As Indicated in the Initial Study completed for the 2007 General Plan and Zoning Ordinance
Program EIR, no part of Vernon Is located within an area covered by an airport land use plan, and
no part of the City Is located within the vicinity of a private airstrip. The nearest airport is in
Compton, approximately eight miles to the south. Thus, adoption and implementation of the
Project will not result In airport noise Impacts on people residing or working within the Planning
Area.
Affordable Housing Development at 4675 52nd Drive, Development Agreement, General Plan and
Zoning Code Amendments . 71
4 Evaluation of Environmental Impacts
4.12 - Population and Housing
Would the project:
Potentially Less Than
Significant Significant
Impact with Mitigation
Incorporation
Less Than No
Significant Impact
Impact
a) Induce substantial population
growth in an area, either directly
(for example, by proposing new
homes and businesses) or indirectly
❑
❑
Rr
❑
(for example, through extension of
roads or other Infrastructure)?
b) Displace substantial numbers of
existing housing, necessitating the
construction of replacement
❑
❑
❑
housing elsewhere?
c) Displace substantial numbers of
people, necessitating the
construction of replacement
❑
❑
❑
housing elsewhere?
a) Less than Significant Impact.
4675 52nd Drive Development. DA. and DDA
General Plan and Zonina Ordinance/Map Amendments
The proposed General Plan Amendment Includes goals, policies, and implementation programs
that will allow for very limited housing development at specific locations. While the City has had a
long-standing policy to prohibit any new residential uses due to extensive industrial operations
throughout Vernon; the City's good governance Initiative and the Regional Housing Needs
Allocation of two units have led the City to propose two overlay zones that will allow limited
housing. Between 20 and 61 new units could be accommodated, as well as an emergency shelter.
The emergency (homeless) shelter would not house permanent residents.
With Implementation of this policy, the Vernon Planning Area has the potential to accommodate a
population of approximately 328 residents21 at build out; this represents almost a tripling of the
current estimated population of 112 (2010 Census). This level of growth has not yet been
accounted for in regional planning documents, as the City's good governance Initiative and efforts
to Increase the voting populace In Vernon are recent changes. These changes will be reflected in
future regional planning documents. Thus, while the potential tripling of the local population may
seem significant in percentage terms, the actual population Increase In real numbers is small. The
potential Increase is directly responsive to the City's good governance policy to Increase the local
populace and foster fair voting procedures. Also, In terms of secondary Impacts associated with
21 This population projection assumes 60 units, pursuant to proposed land use policy, and extrapolates
based on existing (2010) household size, which is estimated at 3.6 persons per household.
72 Initial Study
4 Evaluation of Environmental Impacts
the anticipated population Increase, the analysis in this Initial Study indicates that the new
housing and residents will not create significant environmental impacts.
b-c) No Impact.
4675 52"0 Drive Development. DA. and DDA
General Plan and Zoning Ordinance/Map Amendments
The recycling of uses permitted by land use policy would not remove any existing housing. The
City owns virtually all of the existing housing in Vernon and has indicated Its intention to retain
the units. The Housing Element includes policies that provide for the retention of the existing 31
housing units In the City that are economically and physically sound. Proposed development at
2675 52nd Drive would take place on an existing vacant parcel and would not displace housing or
people. Implementation of the Project would not displace substantial numbers of existing housing
or people. Impacts would be less than significant.
Affordable Housing Development at 4675 52nd Drive, Development Agreement, General Plan and
Zoning Code Amendments 73
4 Evaluation of Environmental Impacts
4.13 - Public Services
Would the project result in substantial adverse physical impacts associated with the
provision of new or physically altered governmental facilities, need for new or physically
altered governmental facilities, the construction of which could cause significant
environmental Impacts, In order to maintain acceptable service ratios, response times or
other performance objectives for any of the public services:
Potentially Less Than Less Than No
Significant Significant Significant Impact
Impact with Mitigation Impact
Incorporation
a) Fire protection?
❑
O
b) Police protection?
❑
0
c) Schools?
❑
0
d) Parks?
0
O
e) Other public facilities?
❑
a-b) Less than Significant Impact.
4675 52nd Drive Development. DA. and DOA
The proposed 45-unit housing development could potentially Increase the calls for fire and police
services to the project site, particularly since the site Is currently vacant. As part of the project
review process, both the Fire and Police Departments will review the application and site plan to
ensure protective features are Incorporated. In particular, the proposed new zoning regulations
require that Community Policing Through Environmental Design (CPTED) principles be
incorporated.
Vernon maintains Its own Fire and Police Departments, and as part of the budgeting process each
year provides funding to ensure that services adequately meet any changing needs In the City.
Therefore, the potential demand for fire and police services will continue to be reviewed annually.
Through existing practices and procedures, the City will be able to meet and maintain acceptable
service ratios. Impacts would be less than significant.
General Plan and Zoning Ordinance/Map Amendments
The General Plan and Zoning Ordinance Amendments will allow for a very limited level of new
housing development. As a general practice, City staff examines each development application to
determine site-speclflc fire protection and other safety needs. Through existing practices and
procedures, the City will be able to meet and maintain acceptable service ratios. Impacts would
be less than significant.
74 Initial Study
4 Evaluation of Environmental Impacts
c) Less than Significant Impact.
4675 52nd Drive Development. DA. and DDA
General Plan and Zonina Ordinance/Mao Amendments
The only school located in Vernon Is Vernon City Elementary School. Maywood Elementary School
Is located close by in the City of Maywood. Both schools are located within the Los Angeles
Unified School District. Proposed residential development completed pursuant to General Plan and
Zoning Ordinance policy would be limited to the Housing Overlay (limited to potential housing
sites Identified In the Housing Element and consistent with Land Use policy). The proposed
residential project would result In Incremental population growth and potential associated growth
in students within the Los Angeles Unified School District. In accordance with the California
Government Code Section 65996, standard school facility impact fees will be paid to offset any
Incremental Impacts of the proposed project. With the payment of the fee, which are used to fund
new school facilities, Impacts to school facilities would be less than significant. Given the limited
scale of the proposed residential land use changes and the required payment of school Impact
fees, Impacts would be less than significant.
d-e) Less than Significant Impact.
4675 52nd Drive Development. DA. and DDA
General Plan and Zoning Ordinance/Map Amendments
The proposed project would Introduce a new Housing Overlay in the General Plan and Zoning
Ordinance. The overlay would allow for a limited number of new housing units (maximum of 60
potential units total). The proposed residential project at 4675 52nd Drive would result in
population growth that would incrementally Impact recreation facilities, given the potential 45
new housing units that could be supported on the site. Each of the proposed development
schemes the City has received provides for on-slte open space areas for use by future residents.
No other park/open spaces exist In Vernon. As such, it can be assumed that existing parks In
neighboring jurisdictions would potentially be utilized by the proposed project's residents.
The project, through new land use policies and the potential development at 4675 52nd Drive,
would Incrementally Increase the local population and therefore potentially Impact surrounding
local and regional parks. However, given the project scale and limited allowance for new
residential units in the City, and further provided that the City will require on -site open space for
any new housing projects, the project does not necessitate the construction of new parks, and
impact would be less than -significant.
Impacts to any other public facilities, such as libraries, would similarly be less than significant
since the limited Increase In population is not of a size that would required the expansion of
existing or construction of new public facilities.
Affordable Housing Development at 4675 52nd Drive, Development Agreement, General Plan and
Zoning Code Amendments 75
4 Evaluation of Environmental Impacts
4.14 - Recreation
Potentially Less Than
Significant Significant
Impact with Mitigation
Incorporation
Less Than No
Significant Impact
Impact
a) Would the project increase the use
of existing neighborhood and
regional parks or other recreational
facilities such that substantial
❑
❑
❑
physical deterioration of the facility
would occur or be accelerated?
b) Does the project Include
recreational facilities or require the
construction or expansion of
recreational facilities which might
❑
❑
❑
have an adverse physical effect on
the environment?
a) Less than Significant Impact.
4675 52"d Drive Development. DA. and DDA
General Plan and Zonino Ordinance/Mao Amendments
Refer to the discussion in Section 4.14.d above.
b) Less Than Significant Impact.
467552nd Drive Development. DA. and DDA
General Plan and Zonina Ordinance/Map Amendments
The project, through new land use policies and the potential development at 4675 52"d Drive,
would Incrementally Increase the local population and therefore potentially Impact surrounding
and regional parks. However, given the project scale and limited allowance for new residential
units in the City, and further provided that the City will require on -site open space for any new
housing projects, the project does not necessitate the construction of new parks. Any expansion
or new construction of recreation facilities would be subject to Its own environmental review
pursuant to CEQA. Impacts would be less than significant.
76 Initial Study
4.15 - Transportation and Traffic
Would the project:
4 Evaluation of Environmental. Impacts
Potentially Less Than
Significant Significant
Impact with Mitigation
Incorporation
Less Than No
Significant Impact
Impact
a) Conflict with an applicable plan,
ordinance or policy establishing
measures of effectiveness for the
performance of the circulation
system, taking Into account all
modes of transportation including
mass transit and non -motorized
❑
❑
❑
travel and relevant components of
the circulation system, including
but not limited to intersections,
streets, highways and freeways,
pedestrian and bicycle paths, and
mass transit?
b) Conflict with an applicable
congestion management program,
Including, but not limited to level of
service standards and travel
demand measures, or other
❑
❑
❑
standards established by the county
congestion management agency for
designated roads or highways?
c) Result in a change In air traffic
patterns, including either an
Increase In traffic levels or a change
❑
❑
❑
In location that results In
substantial safety risks?
d) Substantially increase hazards due
to a design feature (e.g., sharp
curves or dangerous Intersections)
❑
❑
❑
or Incompatible uses (e.g., farm
equipment)?
e) Result In Inadequate emergency
access?
O
El
❑
Affordable Housing Development at 4675 52nd Drive, Development Agreement, General. Plan and
Zoning Code Amendments 77
4 Evaluation of Environmental Impacts
f) Conflict with adopted policies,
plans, or programs regarding public
transit, bicycle, or pedestrian
facilities, or otherwise decrease the ❑ ❑ ❑
performance or safety of such
facilities?
a-b) No Impact.
4675 52nd Drive Development. DA. and DOA
General Plan and Zonina Ordinance/Map Amendments
The 2007 General Plan and Zoning Ordinance Program EIR Identified Impacts on traffic on local
surface streets and freeways as significant and unavoidable at the program and cumulative levels.
Mitigation was Included to reduce Impacts, including: 1) conducting a study to determine if an
Automated Traffic Surveillance and Control System (ATSAC) would be a beneficial and cost-
effective method for the City to operate and maintain; 2) coordination with local jurisdictions, rail
companies, and Metropolitan Transportation Authority regarding transportation Improvements; 3)
coordination with Caltrans and other local government associations regarding I-710 freeway
improvements; 4) Soto Street widening and right-of-way dedications to meet Circulation and
Infrastructure Element goals; and 5) capacity enhancements at Santa Fe Avenue and 38tn Street.
However, full Implementation of these measures would be contingent upon actions by outside
agencies or funding that has not yet been secured; as such, impacts were found to be significant
and unavoidable.
The proposed project permits housing at 4675 52nd Drive, accommodates emergency housing
within the Emergency Housing Overlay, and permits housing at Identified sites In the Housing
Element (as shown In Exhibits 2, 3, and 4). In December, 2012, an updated traffic Impact
analysis was prepared by Kunzman Associates, Inc. A complete copy of the report is included In
the Appendix. The analysis Identified no direct Impact from these project components.
c) No Impact.
4675 52nd Drive Development. DA. and DDA
General Plan and Zoning Ordinance/Mao Amendments
No airport land use plan applies to any area of Vernon. The nearest airport Is Compton Airport,
which Is located approximately eight miles to the south. Implementation of the Proposed Update
would have no effect on air traffic patterns at Compton Airport. No impact would occur.
d) No Impact.
4675 52nd Drive Development. DA. and DDA
General Plan and Zonina Ordinance/Mao Amendments
The project does not propose any changes to the General Plan Circulation and Infrastructure
Element. The existing Zoning Ordinance includes planning and project design standards Intended
to address such issues as traffic hazards for Individual development proposals. The project
Includes additional language to ensure truck maneuvering does not occur near driveways to limit
potential traffic hazards. Minor edits to the Zoning Ordinance would Increase traffic safety in the
vicinity of development sites. No Impact would result.
78 Initial Study
4 Evaluation of Environmental Impacts
e) Less Than Significant Impact.
4675 52"d Drive Development. DA. and DDA
Project access will be via 52"d Drive, as shown on the project site plan and enforced via the
Development Agreement. Through review of the project site plan, the City has confirmed that
turning radii for emergency vehicles accessing the site are adequate to serve the use. Therefore,
the project would have less than significant Impacts on the provision of adequate emergency
access.
General Plan and Zonino Ordinance/Map Amendments
As indicated in d) above, no changes are proposed to the Circulation and Infrastructure
Elements, and revisions to the Zoning Ordinance regarding parking and loading are intended to
enhance traffic safety and emergency access.
f) No Impact.
4675 52"d Drive Development. DA. and DDA
General Plan and Zonino Ordinance/Mao Amendments
The project does not include any proposed revisions to the Circulation and Infrastructure
Elements.
Affordable Housing Development at 4675 52nd Drive, Development Agreement, General Plan and
Zoning Code Amendments 79
4 Evaluation of Environmental Impacts
4.16 - Utilities and Service Systems
Would the project:
Potentially Less Than
Significant Significant
Impact with
Mitigation
Incorporation
Less Than No
Significant Impact
Impact
a) Exceed wastewater treatment
requirements of the applicable
Regional Water Quality Control
❑
❑
❑
Board?
b) Require or result in the construction
of new water or wastewater
treatment facilities or expansion of
existing facilities, the construction
❑
❑
❑
of which could cause significant
environmental effects?
c) Require or result In the construction
of new storm water drainage
facilities or expansion of existing
facilities, the construction of which
❑
❑
❑
could cause significant
environmental effects?
d) Have sufficient water supplies
available to serve the project from
existing entitlements and
El
El
El
resources, or are new or expanded
entitlements needed?
e) Result In a determination by the
wastewater treatment provider
which serves or may serve the
project that It has adequate
❑
❑
❑
capacity to serve the project's
projected demand In addition to the
provider's existing commitments?
f) Be served by a landfill with
-F
sufficient permitted capacity to
accommodate the project's solid
El❑
❑
waste disposal needs?
g) Comply with federal, state, and
local statutes and regulations
❑
❑
❑
related to solid waste?
so Initial Study
4 Evaluation of Environmental Impacts
a) No Impact.
4675 52nd Drive Development. DA. and DDA
The project would involve replacing a vacant lot (formerly occupied by an Industrial user) with a
45-unit residential development. The proposed residential units will discharge common
wastewater from lavatory and kitchen activities. Such discharges would not require upgrades or
new technology to be installed at the wastewater treatment facility to ensure continued
compliance with wastewater discharge requirements.
General Plan and Zoning Ordinance/Map Amendments
All new development associated with these amendments would consist of residential
development, which does not have any unique wastewater treatment needs.
b,c,e) Less than Significant Impact.
4675 52nd Drive Development. DA. and DDA
General Plan and Zonlna Ordinance/Map Amendment.
New development pursuant to General Plan land use policy would result In a very limited level of
new residential development at very specific locations. Water and wastewater Infrastructure Is
well in place in Vernon to serve much more Intensive Industrial uses. Any localized Improvements
to downsize lateral lines for residential connections will be constructed within existing rights -of -
way. Impact would be less than significant.
d) Less than Significant Impact.
4675 52nd Drive Development. DA. and DDA
The project site at 4675 52nd Drive is served by Maywood Mutual Water Company Number 3. As
of August 20.12, Maywood Mutual Water Company Number 3 had an adjudicated supply of 1,400
acre-feet, and a demand of approximately 1,350 acre-feet, with a residual supply of at least 50
acre-feet of water.22 This would be more than ample to accommodate the proposed development
at 4675 52nd Drive, given the water usage estimates described In the paragraph below.
General Plan and Zonina Ordinance/Mao Amendments
Three water agencies supply water to properties in Vernon: the City of Vernon Water Department,
California Water Service Company (Cal Water) - East Los Angeles District, and Maywood Mutual
Water Company Number 3. Industrial businesses will continue to be the preponderant water users
In Vernon, consistent with current land use policy. However, proposed General Plan land use
policy changes would allow for some conversion of Industrial to residential uses, including the
proposed multifamily residential development at 4675 52nd Drive. Based on water demand
factors provided In the 2010 Urban Water Management Plan for Cal Water's East Los Angeles
District, the year 2015 projected water demand at a metered service of a multifamily residential
development Is 2.8 acre-feet/year. The projected demand for the average metered industrial
user Is 20.9 acre-feet/year.23 As Indicated in 4.9b) above, given that a residential use will
consume far less water annually that the average industrial use, Impact of the land use changes
will be less than significant.
22 Telephone communication with Bob Roth, City of Maywood Municipal Water District 3 engineer, August 30,
2012.
23 California Water Service Company, 2010 Urban Water Management Plan - East Los Angeles District.
Table 3.3-3: Projected 2015 Water Deliveries.
Affordable Housing Development at 4675 52nd Drive, Development Agreement, General Plan and
Zoning Code Amendments 81
4 Evaluation of Environmental Impacts
f-g) Less than Significant Impact.
4675 52"d Drive Development. DA. and DDA
General Plan and Zonlno Ordinance/Mao Amendments
All new residential development built pursuant to General Plan policy and the Zoning Ordinance
will be required to comply with established federal, state, and local statutes and regulations
related to the disposal of solid waste. Residential solid waste does not require any unusual
collection or disposal methods, and can be handled by contracted waste haulers. With regard to
waste volume, the residential use at 4675 52"d Drive would generate substantially less annual
volume than permitted Industrial uses, based on generation factors published by the California
Department of Resources Recycling and Recovery (CalRecycie).24 Impacts would be less than
significant.
24 htto://www.calrecycle.ca.aov/wastecharlwasteaenrates/. Accessed January 3, 2013.
82 Initial Study
4 Evaluation of Environmental Impacts
4.17 - Mandatory Findings of Significance
Potentially Less Than Less Than No
Significant Significant Significant Impact
Impact with Impact
Mitigation
Incorporation
a) Does the project have the potential
to degrade the quality of the
environment, substantially reduce
the habitat of a fish or wildlife
species, cause a fish or wildlife
population to, drop below self-
sustaining levels, threaten to
eliminate a plant or animal
❑
❑
❑
community, reduce the number or
restrict the range of a rare or
endangered plant or animal or
eliminate Important examples of
the major periods of California
history or prehistory?
b) Does the project have Impacts that
are individually limited, but
❑
❑
❑
cumulatively considerable?
c) Does the project have
environmental effects which will
cause substantial adverse effects
El
El
on human beings, either directly or
Indirectly?
a) No Impact.
4675 52nd Drive Development. DA, and DID
As discussed In Section 4.4, Biological Resources and Section 4.5, Cultural Resources, the project
does not have the potential to substantially reduce the habitat of a fish or wildlife species, cause a
fish or wildlife population to drop below self-sustaining levels, eliminate a plant or animal
community, reduce the number or restrict the range of a rare or endangered plant or animal, or
eliminate Important examples of the major periods of California history or prehistory. Impacts
would be less than significant.
b) Less Than Significant Impact.
4675 52nd Drive Development. Dk and DDA
General Plan and Zoning Ordinance/Map Amendments
Significant .cumulative growth Impacts relative to air quality, greenhouse gas emissions, nolse,
and transportation are not anticipated due to Implementation of the General Plan Amendments,
Zoning Map and Zoning Ordinance revisions, or the proposed residential project at 4675 52nd
Affordable Housing Development at 4675 52nd Drive, Development Agreement, General Plan and
Zoning Code Amendments 83
4 Evaluation of Environmental Impacts
Drive. There are no changes which could result in an Increase In development Intensity and
resulting Increase In air quality Impacts, greenhouse gas emissions, the exposure of persons to
hazards and hazardous materials, the exposure of persons to noise, and transportation system
Impacts.
c) Less Then Significant with Mitigation Incorporation
4675 52ntl Drive Development DA and DDA
General Plan and Zonina Ordinance/Map Amendments
As discussed in Section 4.3 Air Quality, Section 4.9 Hydrology and Water Quality, and Section
4.12 Noise, mitigation measures are Identified to reduce Impacts below levels of significance.
84 Initial Study
4 Evaluation of Environmental Impacts
4.18 - Summary of Mitigation Measures
AIR QUALITY
MITIGATION MEASURE 4.3-1
All housing sites shall Include air filtration systems designed to have a Minimum Efficiency
Reporting Value (MERV) of 13 as Indicated by the American Society of Heating Refrigerating
and Air Conditioning Engineers (ASHRAE) Standard 52.2. The air handling systems shall be
maintained on a regular basis per.manufacturer's recommendations by a qualified technician
employed or contracted by the project proponent or successor. Operation and maintenance of
the system shall ensure that it performs at or above the minimum reporting value.
MITIGATION MEASURE 4.3-2
Any development within the Emergency Shelter Overlay zone shall be designed with sealed
Inoperable windows combined with HVAC systems specified in Mitigation Measure 4.3-1.
HYDROLOGY AND WATER QUALITY
MITIGATION MEASURE 4.9-1
Prior to Issuance of grading and building permits, the vertical and lateral extent of the metal -
impacted spoil noted in boring SB-3 will be fully characterized. If found to be limited In
extent, these materials will be removed by excavation prior to or during grading activities.
MITIGATION MEASURE 4.9-2
Prior to Issuance of grading and building permits, a Soils Management Plan will be prepared.
During construction, such Soils Management Plan will be implemented to help manage
unknown environmental concerns that might be encountered during building activities.
NOISE
MITIGATION MEASURE 4.12-1
The proposed housing development at 4675 52nd Drive shall Include insulation, double -paned
windows, construction materials, and similar features/measures capable of achieving Interior
noise levels of 45 dBA CNEL. Such compliance shall be verified by a qualified acoustical
technician or engineer to the satisfaction of the City.
MITIGATION MEASURE 4.12-2
Barriers will be provided to maintain exterior noise levels that are below 75 dBA CNEL at all
outdoor use areas associated with the proposed residential land uses (i.e., backyards, pools,
parks, and recreation areas):
Affordable Housing Development at 4675 52nd Drive, Development Agreement, General Plan and
Zoning Code Amendments 85
4 Evaluation of Environmental Impacts
MITIGATION MEASURE 4.I2-3
At the time applications are submitted for future development applications for new housing or
emergency shelters and building elevations, the City will require that noise studies be
conducted to identify project -specific Impacts and mitigation measures.
B6 Initial Study
5 References
5.1 - List of Preparers
City of Vernon (Lead Agency)
Department of Community Services & Water
4305 Santa Fe Avenue
Vernon, CA 90058
Contact: S. Kevin Wilson, Director of Community Services and Water
Hogle-Ireland (Environmental Analysis)
630 N. Rosemead Blvd., Suite 150
Pasadena, CA 91107
• Laura Stetson, AICP, Senior Vice President
• Richard Zimmer, Principal
• Genevieve Sharrow, Associate Project Manager II
5.2 - References
California Air Pollution Control Officers Association. CEQA and Climate Change. January
2008.
California State Department of Conservation. California Geological Survey, Alquist-Priolo
Earthquake Fault Zone Maps. Los Angeles Quadrangle.
California Department of Conservation. Farmland Mapping and Monitoring Program, 2008.
California Department of Conservation. Williamson Act Program, 2007.
California Department of Fish and Game. California Natural Community Conservation
Planning.
California Resources Agency, Department of Conservation. State of California Seismic Hazard
Zones, South Gate Quadrangle.
California Resources Agency, Department of Conservation. State of California Seismic Hazard
Zones, Los Angeles Quadrangle.
California Resources Agency, Department of Conservation. State of California Seismic Hazard
Zones, South Gate Quadrangle.
California Resources Agency, Department of Conservation. State of California Seismic Hazard
Zones, Los Angeles Quadrangle.
California Water Service Company. 2010 Urban Water Management Plan - East Los Angeles
District. Table 3.3-3: Projected 2015 Water Deliveries.
Affordable Housing Development at 4675 52nd Drive, Development Agreement, General Plan and
Zoning Code Amendments 87
5 References
California Water Service Company, 2010 Urban Water Management Plan - East Los Angeles
District. Table 3.3-3: Projected 2015 Water Deliveries.
City of Vernon General Plan, Updated 2008.
City of Vernon Zoning Ordinance, Updated 2008.
City of Vernon General Plan Update, Housing Inventory Noise Technical Report, Kunzman
Associates, November 25, 2012.
Draft Phase I/Phase II Environmental Site Assessment, District Boulevard Site. Hazard
Management Consulting, Inc. September 2011.
Final Program Environmental Impact Report for City of Vernon General Plan Update and
Zoning Ordinance Revision, November. 2007.
Focused Refined Health Risk Assessment of potential housing sites in Vernon, California. PCR
Services Corporation. October 2012.
Southern California Association of Governments. Adopted 2012 RTP Growth Forecast.
South Coast Air Quality Management District. CEQA Air Quality Handbook, 1993
South Coast Air Quality Management District. 2007 Air Quality Management Plan Final
Program Environmental Impact Report, June 2007.
South Coast Air Quality Management District. CEQA Significance Thresholds Working Group.
Meeting # 15, Main Presentation. September 28, 2010.
Telephone communication with Bob Roth, City of Maywood Municipal Water District 3
engineer, August 30, 2012.
Traffic Impact Analysis by Kunzman Associates, Inc.; December 2012.
United States Fish and Wildlife Service. National Wetlands Inventory.
United States Fish and Wildlife Service. Conservation Plans and Agreements Database.
. United States Environmental Protection Agency. Frequently Asked Questions About Global
Warming and Climate Change. Back to Basics. April 2009.
88 Initial Study